Don Kanare - Realtor / E-Pro - Your Incline Village, NV Real Estate Agent - www.InsideIncline.com
Lakeshore Realty - 954 Lakeshore Blvd. - Incline Village, NV 89451 - 775-831-7000 / 775-831-6777 (fax)

Incline Village MLS Blog - Incline Village Property for Sale and MLS Daily New Listings Updates

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February 15, 2008
It was rather windy and choppy up at Lake Tahoe today and the Incline Village real estate market is pretty much the same way on this chilly Thursday evening.  We've got two new listings, one price reduction and one property going into escrow on the MLS today.

The home for sale that went into escrow is the tastefully remodeled property located at 1079 Flume.  Priced at just a hair under $1 million, this low elevation three bedroom, two bath property in the Mill Creek subdivision is one of the more attractive values within walking distance of Lakeshore.  

Our only price change today is a very necessary $30,000 reduction for the cute little refurbished home at 502 Jensen Circle.  Now priced at $699,000 and with over 1700 ft.² of living space, I anticipate this property will start to get a few closer looks.

Both of the new listings today offer you some type of a Lake view.  The recently remodeled home at 538 Dale Drive is back on the market with a new agent and a new asking price of $1,595,000.  I was in this property several times while the contractor had the place ripped apart doing the major remodel.  Now that the work is finished, I will have to take another spin through to see the end result.  If you like skateboarding, you'll love this driveway!

The other new listing on the Incline Village MLS today is for a remodeled home at 889 Tyner.  With an asking price of $1,279,000, this three bedroom, two bath, 2088 ft.² home comes with a filtered Lake view and a three car attached garage.  Located in the upper nosebleed section of Tyner Way, I'm going to try to preview this property sometime over the weekend.  Let me know if you would like to see more pictures and I'll make sure to bring along the camera.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on February 14, 2008

February 12 - 14, 2008
It's a little bit difficult to decipher the action on the Incline Village real estate scene today.  We have one price reduction for the condo at 41 Northwood Estates and it appears that a free standing condo in Incline Creek Estates went into escrow today.  The confusion stems from the fact that the status change showing a contingent sale appears in both the new listing and status change categories.  For now, I'll give Ryan the benefit of the doubt and assume that his listing in ICE got an accepted offer.  Sorry that I don't have more news for you, maybe everyone is taking a breather to prepare for Valentine's Day. 

We've got 4 aces today greeting us on the Incline Village real estate market.  One in each category across the board so let's get started with the property that closed escrow at 1357 Carinthia.  This is a perfect example of a property selling for exactly fair market value after coming on at an asking price that in my opinion was clearly just testing the waters.  The final sale price of $450,000 which is equal to the final asking price is dead on in my opinion for this tastefully remodeled three bedroom, two bath, 1200 ft.² chalet without a garage.  It's pretty hard to get over $400 per square foot in upper Tyrolian Village if you don't have a garage, even if you do have a nice Mountain View.

The property that went into escrow today is the Super Deal Alert that was given a very high profile here just a few days ago at #49 McCloud.  The offer is under what we call a Reserve Clause, which means that the buyer has to remove the contingency on the sale of their property prior to consummating the purchase of #49.  So, if any of you are still interested in this short sale opportunity, please contact me and we'll see if we can write an offer that is not contingent on the sale of any property.  All cash is preferred for these types of situations if you really want to get the lender to make any kind of a concession.

With only one rather unexciting price change on the Incline Village MLS, that leaves us with one new listing to peruse.  Oddly enough, the new listing is a slightly larger version of the property that closed escrow today.  1390 Tirol Drive comes with an asking price of $679,000 to go along with 1616 ft.², three bedrooms, 2.5 baths and again, no garage.  The chalet has been partially updated and I would love to see some interior pictures so I can give you a better analysis. 

I don't generally recommend that people come up during holiday periods since it tends to be rather crowded, but this Presidents' Day weekend I am making an exception.  It could be some of the most spectacular weather that we experience anytime in the early spring.  With the excellent snowpack to go along with this gorgeous weather, the skiing conditions and the scenery will both be woderful.  If you have the luxury of taking time off during the week, then a journey up on Friday or next Tuesday should still provide you with the same incredible weather and ski conditions.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on February 11, 2008

February 11, 2008
I awoke to blue skies and sunshine up here in Incline Village this morning.  Quite a change from one week ago when it was a raging blizzard outside.  Looking past the remaining giant piles of snow I was able to find one new listing and 4 price changes on the Incline Village real estate market today.

The new listing greets me with both anticipation and trepidation as I am trying to understand the price tag of $1,795,000. The house located at 964 - 4th Green changed hands a little the less than two years ago at $1,550,000.  With three bedrooms, three baths, a four car attached garage and over 200 feet of frontage on the Championship Golf Course this one really piques my interest.  So, I'm curious to see if the buyer got a fabulous deal at that time or if they have done something with the interior.

I don't generally discuss price increases and today is not going to be an exception.  So let's move right along and see what else the MLS has for us. The biggest move of the day is the $235,000 redeployment for the home at 746 Mays Blvd..  Now priced at $1,550,000, this five bedroom, 4.5 bath, 4360 ft.² home with a three-car attached garage situated on a .443 acre lot is now very reasonably priced.  Anyone looking for a spacious low elevation home within walking distance of the Village Shopping Center and Burnt Cedar Beach will want to put this one on their short list.

Last up on the Incline Village real estate news today is another price slashing for the mixed-use property mentioned here just a few days ago.  #3 at 120 Country Club Mall got a $25,000 haircut and is now fetching an asking price of $525,000.  This front-row, mixed-use condo is right on Country Club Drive and directly across the street from the Hyatt Hotel and Casino.  Something tells me the seller is getting seriously motivated having cut the price $75,000 in the past week.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on February 11, 2008

February 9 - 10, 2008   (There was no activity on Sunday, the update below is from Saturday)
We have some wildly diverse offerings for you on today's Incline Village real estate update.  With two new listings, two price reductions, one property closing escrow and prices ranging from $373,000 to over $2 million there is pretty much something for everyone.

The condo that closed escrow today is #21 High Sierra at the very reasonable price of $373,000.  This formerly three bedroom but now two bedroom, 2.5 bath, 1368 ft.² property with a one car garage is located at 861 Southwood Blvd within walking distance of the beach, Raley's shopping center and the Village Shopping Center.  This will likely be one of the few properties under $400,000 with a garage that you'll find if you're shopping for Incline Village real estate.

The price reductions take precedence over the new listings today as we are seeing a couple of big moves for two completely different Lakeview properties.  If you're looking for a contemporary home that is over 4000 ft.² and don't mind dropping in a bundle of cash to update the place, then the spectacular piece of architecture at 898 Tyner Way might be just for you.  I am glad to see the seller has finally priced this property where I felt it should have been a year ago as the new asking price is $1,995,000.  The recent drop of $355,000 shows me the seller is now very serious about wanting to get an offer for this panoramic Lakeview home in Incline Village. 

On a completely different note, down near the water in Crystal Bay located at 485 Gonowabie is a panoramic Lakeview home with a more rustic and mountain feel.  You'll find just under 3200 ft.² of living space that is situated on a .174 acre lot and divided into three bedrooms, 2.5 baths and views everywhere you turn.  Approved plans for a garage, elevator and studio come along with the new asking price of $1,750,000. 

One of our new listings today is a repeat and the other one is a rather intriguing little number at 941 Miners Ridge.  Quite possibly in the nicest setting among all the condos for sale in Incline Village under $500,000, this three-bedroom, 2.5 bath, 1750 ft.² property sits next to a creek and Forest Service land.  This property is being offered furnished at the $499,000 asking price.  With easy access to Country Club Drive and the Mt. Rose Highway, I think this property will get a lot of interest when it hits our weekly MLS tour.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on February 9, 2008

February 8, 2008
It was a rather frenetic day for a Friday in the middle of February for the Incline Village real estate market.  Although three of the four new listings are repeats, we have two price reductions, two properties going into escrow and one transaction closing escrow to contemplate on this beautiful sunny day on the North Shore of Lake Tahoe.

Before we dive into the real estate update I have to tell you that I may have finally found a decent pair of slalom skis after many years of searching.  I was able to squeeze in six runs and 9000 vertical on three different pairs of skis during a brief hour on the slopes this morning.  Weighing only 140 pounds or so, makes it really hard to bend the ski properly unless you're either being incredibly aggressive on very steep pitches, or flying down the mountain at a very high rate of speed while being incredibly aggressive.  The Blizzard Titanium skis I tried on today are unlike anything that I have ever experienced.  And those of you who ski in mogul fields and / or on slopes over 40° know just how important it is to have something very responsive under your feet.  It's probably a good thing that I forgot my helmet today or I might have gotten a little carried away, or been carried away for that matter...

Onto the big news of the day, that would be the Super Deal Alert that you read about above.  I was rather amazed to see the house at 219 Robin sell at the full price asking price of $819,000 and with the listing agent getting both sides of the deal...

The two properties that went into escrow today include the house that I raved about one month ago located at 581 Chico Court.  Priced at only $699,000 this spacious 2538 ft.² home makes up in location and privacy what it lacks in curb appeal.  The new buyer has got themselves a great piece of property in my opinion, and with some interior work this could really be quite a place.  #213 Mountain Shadows received an accepted offer today.  Priced at $419,000 this traditional for the complex three bedroom, 2.5 bath condo in Incline Village has been upgraded to gas heat and a gas fireplace which is a rarity.

The other price reduction today is for #43 Third Creek.  I'm glad to see the seller is moving in the right direction with the new asking price of $725,000.

Our only actual new listing today is for the tastefully updated one bedroom condo at #29 McCloud.  The pictures really do justice to this very nicely furnished 803 square foot unit on the Village Boulevard side of the complex.  Priced at $465,000 this is right in line with recent sales for similarly appointed condos in the McCloud complex.

I'm questioning the integrity of the Incline Village MLS archives when 2 of the 4 new listings today show no history and we all know they are repeats that were on the market for quite some time.  Some agents have been gaming the system by not using the auto-population feature when entering a new listing in the MLS.  I don't know if that is the case this time so I won't make any accusations.   So, here is what you as a buyer or seller need to know.

The auto-pop feature inserts important data such as square footage, assessors parcel number and other critical pieces of information about each property into the listing.  Some agents know that there is a flaw in the way our MLS software functions and by manually overriding the system and not using the auto-pop feature the history for the property will seemingly disappear.  I certainly hope that is not the case with two of today's purported new listings.  I keep track of all the new listings on this web site and I also know various ways to search expired and withdrawn listings to find the old MLS records for any particular property.  

If someone is trying to game the system, they're going to have a pretty hard time putting it past me.  But not every agent is aware of this flaw with how the Incline Village MLS works.  The newer agents can be easily fooled into thinking a home or condo for sale in Incline Village really is a new listing, when the property has been on and off the market several times already.  My broker is the newly elected chairman of our local MLS committee and I will certainly have to bring this and other related incidents to his attention for further investigation.

February 6 - 7, 2008
There is just one tiny bit of news for you on today's real estate commentary for Incline Village.  #33 Coeur-du-Lac was reduced from $649,000 down to $624,900.  This is a three bedroom, two bath, 1200 ft.² condo located one block from the beach.  The property has been refurbished and the interior is actually one of the nicer ones in the complex.  It looks like the seller is getting motivated since they originally came on at $679,000 back in May 2007.  It's getting difficult to find a quality three bedroom condo within walking distance of the beach in this price range, so you low elevation shoppers may want to take a look at this one.  The update from Wednesday is below.

It was a beautiful sunny day in Incline Village and the real estate update brings us three new listings, two price reductions, one property going into escrow and one home closing escrow.  I think the buyer of the property that closed escrow today located at 806 Toni Ct got themselves a very fair deal with the final sale price of $890,000.  This works out to $481 per square foot for this tastefully remodeled home with a partial Lakeview.

The condo at #55 Tahoe Racquet Club with the recently reduced asking price of $349,000 got an accepted offer today.  I had a feeling this property would not be on the market too long after the recent price reduction.  

Checking out the new listings on the Incline Village MLS today, the most intriguing one is for the single family residence located at 678 - 14th Green.  Priced at $1,395,000, this 2500 ft.² home has been tastefully remodeled and has a nice mountain feel.  With three bedrooms, three full baths, a two-car attached garage and a lot that is just under one half acre I anticipate there will be a great deal of interest in this property.

We have two big price reductions on the Incline Village real estate market today.  The beautifully remodeled home at 981 Mica Ct was reduced $300,000 down to the very reasonable price of $2,195,000.  This could very well be the next home in this price range to sell.  It is absolutely gorgeous from top to bottom, super high quality materials were used throughout and it even has a reasonably nice Lake view.

The spectacular home for sale in Incline Village at 469 Fairview Blvd. is now arguably the best value in a Lakeview Lodge style home.  Today's price reduction of $500,000 brings this gorgeous showplace down to $4,495,000.  With just under 8000 ft.² of living space and a panoramic Lake view, this home features five bedrooms, seven full baths, two half baths a three-car attached garage and virtually every interior feature you could possibly imagine.  This home was designed by Doug Eddy and those of you familiar with his work know that he does only the highest quality architecture and construction.  If you are shopping in this price range I would be hard-pressed to show you a better value among all of the properties for sale in Incline Village and Crystal Bay.

The winner of yesterday's price reduction primary is the mixed-use property at 120 Country Club Drive.  I would like to thank everyone who took the time to cast their votes.

Since the only activity on the Incline Village real estate scene on this Super Tuesday is 4 price reductions, I will leave it up to you, the general public to vote on the winning candidate today.  My personal favorite among the price reductions is #3 at 120 Country Club Drive.  Send me an e-mail with a vote for your favorite among the price reductions of the day and I'll tally up the results for tomorrow's column. 

Address:                            Old Price                   New Price

928 Wendy Ln                     $435K                      $420K

120 CC Drive                       $590K                      $550K

172 Tramway Rd                  $649K                      $599K

1043 Tomahawk                   $665K                     $650K

February 2 - 5, 2008
I don't have a lot to offer you for Sunday and Monday on the Incline Village real estate update.  There was no activity on Sunday and Monday brings us one new listing and one property going into escrow.  I would love to tell you something about the new listing, but with only one picture I will have to defer with the details.  Let's just say that the asking price of $675,000 for the house at 420 Winding Way appears rather reasonable on face value.  With three bedrooms, 3.5 baths, a two-car attached garage, a lot just under one half acre and 1691 square feet of living space this low elevation property is on my preview list once there are more pictures of the interior.  The commentary from Saturday is below.

The really big news on the Incline Village real estate market today is that of the three new listings, two of them just happen to be mine.  I am very pleased to point you to the top of this page where you'll find links to the web pages that I built for a great condo at #74 McCloud and beautifully remodeled home at 868 Donna Drive.  There are links to the virtual tours for both properties right at the top of each of their respective web pages.

#74 McCloud is a two bedroom, two bath, 1089 ft.² property located one block from Incline Beach.  Priced at only $575,000, this is the only condo of its type in the complex currently for sale on the Village Boulevard side.  The master bedroom and bath have been freshly painted, there is hard wood flooring in the entryway, and the setting when you walk out the French doors onto the deck is one of the nicest you'll find in the complex.

The home for sale at 868 Donna Drive is a total remodel with high quality finishes from top to bottom.  From the stone tile entry to the hardwood floors, slab granite and stainless steel appliances in the kitchen, gas log fireplace, open beam Cathedral ceilings, remodeled baths, the list goes on and on.  The asking price of $855,000 reflects both the quality of the workmanship and the fact that you also get a two-car attached garage to go with this home situated on over one third of an acre.  Located just one block from Village Blvd. and within walking distance to The Raley's Shopping Center, this is a little gem.

Since the other new listing on the Incline Village MLS was a repeat, we can skip ahead to the property that closed escrow today.  #52 Mountain Shadows which was one of the very rare REOs that we see in Incline Village or Crystal Bay, sold at the eminently reasonable price of $380,000.  This 1360 ft.² unit which had been chopped up into four small bedrooms and 2.5 baths has been tastefully remodeled but did have some flaws.  The deck sits next to the parking lot and you have to go down steps to get to the front door, which can be a bit tricky in the wintertime.  The staircase runs up through the middle of the living room splitting the living and dining areas, which is rather unusual.  I think the buyer got a good deal on the property based on the quality of the remodel and the final sale price.  I would anticipate we will see units of this square footage in Mountain Shadows selling in the $370,000-$450,000 price range depending on the location, view, ease of access and most importantly quality of the interior (i.e. has it been remodeled and how nicely).

Checking out the price reductions among the properties for sale in Incline Village the only one that really catches my eye is the big move of $151,000 for the freestanding condo located at 1314 St. Gallen Ct.  In my opinion the original asking price of $1,299,000 was clearly way too high, but the new price makes this a veritable bargain.  You're not going to find 2800 ft.² with a one car attached garage to go along with spectacular mountain views in a four-bedroom 3.5 bath property anywhere else in town.  With a beautiful kitchen that includes slab granite and tasteful furnishings included in the sale price, the new asking price of $999,000 makes this a great value.  Located Close to the Diamond Peak Ski Area, I can't show you a better value in Upper Tyrolian Village at the present time.

February 1, 2008
The storms cleared over Incline Village and our real estate market today brings us three properties going into escrow, one price reduction and three new listings (two of which are repeats).  Having three properties get accepted offers on a Friday in January is either an anomaly or a sign that buyers are still voting with their dollars that Incline Village real estate is a good investment.  I would like to think the former is the case especially since 89 Mountain Shadows is one of those properties that went into escrow today and my gut feeling tells me the final sale price will not be a giveaway.  My guess is that a sharp investor realized what a great value this is at $449,000, especially when compared to everything else in the complex and the other condos in town in that price range.  

The other properties for sale in Incline Village that got accepted offers are at opposite ends of the spectrum.  The cute little one bedroom in Forest Pines priced at $385,000 and the lakefront condo at 15 Crystal Bay Cove with an asking price of $2,225,000 both went under contract.  Lakefront properties continue to show strength especially if they have covered parking and the truly panoramic lakeview.

The only actual new listing on the Incline Village MLS today is for #143 Third Creek which is a two bedroom, two bath, 1500 plus square-foot unit in a beautiful location backing up to the creek itself.  The asking price of $689,000 reflects the great location on the gated side of this community.   

On Saturday I will have the opportunity to preview the Lakeview home at 571 Dale Drive.  This is the home that I wrote about a few days ago which came on the market at $1,595,000.  I will be shooting pictures of the property and hopefully will get some shots of the Lakeview before the next storm rolls in.  Please contact me via e-mail or phone if you would like to see pictures of the property or get a more detailed description once I get a look at the interior.  

I am working on a prospective new listing that is very close to Lakeshore Drive.  Please send me an e-mail if you would like to learn the inside scoop about this elegant property in Incline Village.  Anticipated asking price is in the $1.6 to $1.7 million range. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on February 1, 2008

January 29 - 31, 2008
It's another stormy day in the Sierras, but that didn't scare buyers of Incline Village real estate as we had 2 properties go into escrow, 1 price alteration (5K for #41 Northwood Estates, now down to 397K), and 2 new listings, both repeats. Both of the properties for sale that went into escrow were good values.  The often mentioned free standing condo at 1144 Altdorf Terrace got an accepted offer as did the cute house at 919 Michael Ct.  

Those of you who may have tried to reach me today probably got voice mail as I went snow shoeing at the Sky Tavern Ski Area along the Mt. Rose Hwy.  The evening brought a joyous event at the annual Wine and Ski Expo at the Atlantis Hotel in Reno. It was a great event and a wonderful end to a stormy day on the east side of the Sierras.

Wednesday brings us just one new low end condo listing for our Incline Village real estate update.  Since I'm down in Reno for 2 days and the new listing doesn't really get my blood flowing, I'll postpone the link until I return to Incline on Friday.  The powder skiing at Mt. Rose was fabulous today!  With the 2 major lifts closed on Tuesday due to the high winds and stormy conditions, the snowfall and wind filled in all the tracks from Monday's skiers.  It was fresh powder in the trees and in the Chutes.  It felt really good to point 'em downhill at 40 degrees plus and float through the light dry snow which is so unusual for Tahoe.

It was another day of frenetic activity on the Incline Village real estate market with five new listings, five Price alterations and one property closing escrow.  Our sold property today is the magnificent freestanding condo located at 888 Lake Country.  The final sale price of $1,275,000 is right in line with market conditions based upon the 2750 square foot, three bedroom, 3.5 bath floor plan.

The big news concerning the new listings on the Incline Village MLS today can be found above under the Super Deal Alerts.  Jumping ahead to the price reductions the only one that really catches my eye is the big slash down to $1,250,000 for the home located at 507 Lodgepole.  If you are looking for a spacious 3100 plus square foot home near Burnt Cedar Beach with excellent vacation rental potential this one is definitely worth a look.

TWO SUPER DEAL ALERTS - JANUARY 29, 2008 - 4:00 PM

I don't think there has ever been a day when I have put two super deal alerts on this web site for properties on the Incline Village real estate market.  So, I am going out on a limb since I have not seen the interior of either property, but the price points and locations make them look quite special on paper.  First up is a price break under the $300,000 mark for a two-bedroom condo at #37 Woodstock.  Clearly the seller is super motivated and I anticipate this property will be snapped up very quickly.

The Lakeview home which has been partially remodeled at 571 Dale Drive came on the market today just under $1.6 million.  My impression is that there is absolutely nothing on the market at the present time in the way of a Lakeview property that can compete with this home in the Ponderosa / Lower Tyner subdivisions of Incline Village.  
Click here for the MLS information.  The earliest anyone can see this property is February 2nd, so contact me if you're interested as it could very well get sold to a sharp buyer over the Super Bowl Weekend while most folks are glued to their TV sets.

January 28, 2008
We have a full plate of activity on the Incline Village real estate market today.  Our MLS update brings us 2 new listings, three price reductions and one property going into escrow.  I hope all of you will forgive me if I don't respond to your e-mails or phone calls quickly this week.  I have been waiting 11 months for great powder skiing and it has finally arrived.  After the drought like season we had last year, it's a blessing to have all of this fresh snow.  So, thank you for your patience and I will try to respond to all of your inquiries as quickly as possible.

Checking out the new listings today we have a repeat at #55 Tahoe Racquet Club but at a new and much lower price.  Making a big break on the downside for condos in this complex, this unit is now a veritable bargain at only $349,000.  This is the traditional three bedroom, two bath, two-story condo that is split into upper and lower units.  Normally, these properties will bring in gross rents of approximately $1500 or more per month.  It's very difficult for me to show you a property in Incline Village that will give you breakeven cash flow with less than 60% down, but it looks to me like you can get breakeven with only 20% down on this unit.  The seller is extremely motivated and willing to carry some paper.  I normally don't get excited about condos in this complex but this one definitely has piqued my interest.

The other new listing on the Incline Village real estate scene today is #22 Mountain Shadows.  I would like to give you some insight but with only one interior picture and a description that screams fixer upper I am not sure if the $365,000  asking price is reasonable or not.  I think the unit in the Racquet Club pencils out much better if you're looking at the condos for sale in Incline Village at the lower end of the market.

For the high rollers in the audience, we've got two fabulous homes with very substantial price reductions today.  I doubt that I can show you a more uniquely designed and decorated home in Incline Village than the spectacular property located at 711 Birdie Way.  Now priced at $4,995,000, you'll just have to click the link above because words cannot describe this incredible property.  Getting a $200,000 adjustment on the downside today is the beautiful piece of new construction at 1349 Valais Way.  The seller is considered one of the highest quality builders in Incline Village and this five bedroom, five bath, 4523 ft.² home showcases his talents.  Now with a new asking price of $1,900,000, this is worth a look for anyone shopping in the upper Tyrolian Village neighborhood.

January 25 - 27, 2008
There was just a tiny bit of action on the Incline Village real estate market this weekend.  Only 2 price reductions to report and both are necessary if not a bit tardy.  1144 Altdorf is down to the very reasonable price of $770K, arguably one of the best lake view values under $1 mil.  Great potential as a vacation rental, with 5BRs, 2.5 baths and a spacious great room plus 2 large decks.

#15 Creekside which has been beautifully remodeled was reduced 20K to $465,000.  I think the seller is super motivated, so you low elevation 3BR buyers may wish to take a look at this one, if you can live without covered parking.

After a bit of sunshine and some early morning powder skiing it was back to the wintry weather that we've been experiencing lately on the north shore of Lake Tahoe.  If you've been shopping for real estate in Incline Village lately, then your brakes and transmission (especially 1st gear) have been getting quite a workout.  This time of year you can really appreciate why properties at low elevation sell faster and command a premium, while the high elevation homes are far less in demand.

Friday's real estate update for the Incline Village MLS brings us 2 new listings, one price reduction and 2 properties going into escrow.  I'm happy to see that 806 Toni Ct got an accepted offer, it's one of the better values on Upper Tyner at the 995K asking price.  The condo at #16 The Cedars was the other property going into contract.

I can't get excited about either of the new listings, a little condo in Southwood Shadows and in my opinion a free standing condo with a dreamland price in Upper Tyrolian Village on Zurich.  Check out the MLS info at your own risk.

The price reduction today is in the right direction, with 20K being slashed from the condo at 75 Woodstock.  Now under 400K and moving towards a saner price point, this one level 2BR, 2BA condo has the famous "private entry" (i.e. 2 front doors).  You can lock off 1BR and 1BA from the rest of the unit if you're doing vacation rentals or just have those late night arriving guests.

January 24, 2008
I don't have much to offer you with today's Incline Village real estate update as we have just one new listing and one price reduction.  The good news is that even though our new listing is a repeat for the house at 1442 Berne Ct, the price was reduced this time by $305,000.  

Now priced where it should have been the first time around at $1,595,000, this mountaintop property at the absolute highest part of upper Tyrolian Village is for the true recluse among you.  You won't find this type of 360° super panoramic view of the mountains and Lake Tahoe anywhere else.  You would also be hard pressed to find a windier place west of Mt. Washington.  Anyone looking for the totally amazing view and incredible privacy who can handle the price tag and the long drive uphill will want to check this place out.

Low elevation condo shoppers who have been keeping an eye on the Royal Pines and White Pines complexes, will want to take a closer look at #85 RP.  This beautifully remodeled end unit which was totally rebuilt in the 1990s due to a previous fire, has tastefully elegant finishes throughout.  There is even a peek of the Lake to go along with four bedrooms, 3.5 baths, a two-car attached garage plus it's fully furnished at the $598,000 asking price.  The seller is showing that they are seriously motivated because they reduced the price $50,000 in one fell swoop.  I think this property is priced pretty close to fair market value now and anyone who has been waiting for a unit in this location will want to take a look before the Presidents' Day crowds arrive in a few weeks.

January 23, 2008
It was a very chilly and slightly blustery day at Lake Tahoe as we take a look at the real estate offerings from the MLS.  I've got three aces for you today, one new listing, one price reduction and one property closing escrow.  A little condo in Pinebrook is the property that sold today.  This time of year it's a lot easier for buyers to look at condos rather than homes since they don't have to worry about the lay of the land or issues that are the responsibility of the Homeowners Association for the most part.

The big news today is the price reduction of $200,000 for the gorgeous new construction at 558 Dale Drive.  Now priced at $3.2 million this 4400 plus square foot home features four bedrooms, four full baths, two half baths, an elevator, and super high quality materials throughout.  If you love entertaining and don't care about having a level backyard to play in, you may wish to take a look at this gorgeous home.

The Incline Village real estate market brings us one new listing today in The Glen.  Priced at $1,395,000, this 2800 plus square foot freestanding condo features all of the superb architecture and construction that you would expect in a Zahler built home.  Spacious is the keyword as you have three bedrooms, 3.5 baths, a family room and high ceilings a giraffe would love.

January 22, 2008
With nearly 2 feet of light dry powder calling my name this morning, this Incline Village real estate agent decided to skip the weekly MLS tour which was mostly repeat properties.  If anyone is curious about the lakefront condo in Crystal Shores priced at $1.4 million, I will be happy to preview it for you and give you a report.  That was the only property on the tour today that held even a modicum of interest for me.

While the forces of nature continue to spin snow showers into the Lake Tahoe basin, the Incline Village real estate market was in a whirl of its own today.  The MLS brings us one new listing (which was a repeat for the triplex on Lark Court), four price changes (2 up and 2 down), one property going into escrow and 1 transaction closing escrow.  Owners of two bedroom condos in Bitterbrush may or may not be pleased to see that #80 closed escrow today at $462,000.  While this may do some damage to the comps, this was an estate sale which required court approval.

The cute little condo at 680 Titleist Drive went into escrow today.  This three-bedroom, two bath, 1548 ft.² condo without a garage is situated next to a seasonal creek and very close to the Mountain Golf Course.  Priced at $545,000, this is a good example of the little gems that are not within walking distance to the beach but still provide a good value among the properties for sale in Incline Village and Crystal Bay.

The only price change that gets my attention today is the $125,000 adjustment for the raw land at 0 Cottonwood Court.  This woodsy lot of just over one quarter acre is now priced at $475,000, and is centrally located within walking distance of the Village Shopping Center.  I am still trying to figure out the logic for the two price increases for the new construction at 918 and 920 Tyner.  When I get a handle on the situation (which may be never) I'll be sure to report back.

Anyone looking for a home with spectacular mountain views and lots of privacy may wish to contact me about 996 Tyner.  I shot pictures of the entire property which is a rather spectacular four bedroom, 3.5 bath, 3400 plus square foot home next to endless Forest Service land.  If you are shopping in the $1.5 million price range, I understand the seller is extraordinarily motivated.  This home is at the very top of Tyner Way, with a spectacular setting and very appealing architecture.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 22, 2008

January 20 - 21, 2008
Just a quick update on the Incline Village real estate market today before I go out for the late night snow removal.  It looks like Tuesday's going to be a powder day, so if you get my voicemail or I don't respond quickly to your e-mails it just means I'm up at Mount Rose making a few turns.

Our only new listing today is for a very tastefully furnished two-bedroom, 2.5 bath, 1588 ft.² condo across the street from the Hyatt at #58 Village at Incline.  Priced at $689,000 and within walking distance to everything, these properties generally do quite well as vacation rentals due to the excellent location and spacious floor plan.

The condo for sale in Incline Village that went into escrow today is #21 High Sierra.  Priced at just a smidgen under $400,000, this two-bedroom, 2.5 bath, 1368 ft.² property has a one car garage and is one of the better values in this price range.  Even though the lower end condos are showing a general lack of activity overall, there are little gems from time to time such as this particular unit that are worth a look.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 21, 2008

January 17 - 19, 2008
There was no action on the Incline Village real estate market on Sunday.  The blog entries below will provide you with my commentary on the latest happenings among the homes and condos for sale in Incline Village for the previous couple of days.  I just completed the weekly update with all the latest statistics and our overall market continues to be in a plateau with a slight bias towards the upside for most property categories

After two beautiful flights in the last 24 hours with spectacular views of the High Sierra from Mount Lassen to Yosemite, it's a little difficult to focus on anything other than the scenery.  Fortunately, I did not miss much while I was away since the two new listings from Friday on the Incline Village real estate market are both repeats.   

The only other activity in the past two days that I can report is that the Lakeview home at 789 Ida Ct closed escrow at my target price of $1,250,000.  This is a three bedroom, 2.5 bath, 2164 ft.² remodeled home with panoramic Lake view.  Situated at a relatively high elevation, this is arguably one of the better values in a panoramic Lake view property and the buyer should be thrilled with their new home in Incline Village.

It's time for one of the more seasonal winter updates with just one new listing and one property closing escrow on the Incline Village MLS today.  After the flurry of activity early in the week, it's nice to be able to catch my breath before hopping on a plane down to the Bay Area on Friday.  I personally find the best view of Interstate 80 to be from 20,000 feet rather than behind someone spewing exhaust.

The new listing on the Incline Village real estate market is a spectacular piece of new construction located at 847 Freels Peak.  Priced at $4,300,000 this is one of the more expensive homes without a Lakeview, but it is within walking distance of the beach and the Village Shopping Center.  Featuring five bedrooms, 4.5 baths, 5300 ft.², and designed by Steven Sederquist (one of the better local architects), this is a magnificent home where the pictures tell the story far better than I can.  The link below will take you to the basic MLS information, please contact me if you would like more details.

It's unlikely that I will be doing an update on Friday, so check back on Saturday for the latest commentary on the Incline Village real estate market.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 17, 2008

January 16, 2008
Before we take a look at today's Incline Village real estate update I would like to thank the readers of this column for their outpouring of support and all the letters that were sent to the editor of the Bonanza.  In today's newspaper on the editorial page, two of the letters to the editor were published and they gave a very thorough and accurate critique of the Incline Village real estate blog situation.  I greatly appreciate all of your kind thoughts and I will continue to provide you with the best commentary on the Incline Village real estate market on a daily basis.

There must be something in the air this week, because we have five more new listings today in the dead of winter to go along with one property going into escrow and one transaction in Incline Creek Estates closing escrow.  We are seeing some good values come on the market.  But, if you are going out to view the homes and condos for sale in Incline Village this time of year, you have to exercise extreme caution and/or wear your crampons.  

If you are looking to spend less than $1 million today on a property in Incline Village I don't really have anything to offer you among the new listings.  Skipping past the three repeats, we start things off with a beautifully remodeled, end unit, Lakeview condo at #116 Crystal Shores Villas.  Located in one of the premiere lakefront complexes on the North Shore of Tahoe, this 1,168 ft.² condo features two bedrooms, two baths and a panoramic Lake view.  The complex has a Marina for your boat so you can avoid the crowds at Ski Beach and Sand Harbor.  Priced at $1,465,000, my gut feeling is that I would be hard-pressed to show you a better lakefront value at the present time.  

The other new listing on the Incline Village MLS today is for the stunning home built in 2002 at 591 Pinto Court.  Priced at $4,495,000, this five bedroom, 5.5 bath, 4776 ft.² home boasts a panoramic Lakeview.  Situated on a quiet cul-de-sac, the builder spared no expense with high quality finishes for every detail.  It's your choice whether you want to get the exercise on the stairs or take the elevator, but either way this home will provide you with one of the more spectacular settings in Incline Village.

I am very happy for one of the longtime successful local agents who got an accepted offer for their personal residence today.  They have a gorgeous home on Tyner Way and I know that the new buyer will appreciate both the quality of the home and the beautiful setting.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 16, 2008

January 15, 2008
I could probably write a term paper analyzing the four new listings, three price changes, 1 property going into escrow, two deals closing escrow plus the Incline Village MLS tour today.  But I like my readers to come back and read this column more than once so I'll just hit you with the highlights and spare you all the gory details.  Over in Incline Creek Estates we had one property close escrow at just under $1,418,000 and another one of these lovely freestanding condos went into escrow today.  The chunk of land at 1 Tirol Dr which has been on and off the market for God knows how many years finally closed escrow at $499,000.  I personally think the Forest Service should have bought this land and retired it from any future development but that now seems an unlikely possibility.

There were a couple of properties on the MLS tour today that generated a bit of excitement.  Everyone loved the quality of the new construction at 970 Mica Ct and the nice Lake and mountain views.  I thought the condo at #343 Burgundy Hill had a beautiful Lake view and is arguably the best value of all of the condos currently for sale in that complex at 349K.

#34 Fairway Pines which is a two bedroom, three bath plus loft with attached garage is a bit high in my opinion at the $585,000 asking price.  The spectacular piece of new construction at 600 Tyner with over 6,300 ft.² of living space and a $4.6 million price tag may have wonderful lake views.  But, over 95% of our buyers don't need that much square footage and 99% of the remaining 5% can't afford the price.  All of the other properties for sale in Incline Village on the MLS tour today were either repeats or properties I have written about in this column recently.

We've got two very significant price reductions today on the Incline Village real estate scene.  The little duplex at 910 Harold Drive slid $70,000 and is now an eminently reasonable $525,000.  The house at 223 Robin Drive had the price whacked $84,000 and is now quite possibly the least expensive single-family home in that part of town at $695,000.

We've got three very intriguing new listings depending on your mood, plus the house that just won't go away at 579 Jackpine.  Now back in its latest iteration priced at $2,399,000 (but with half interests available) this is the most recent incarnation of the former fractional ownership property in the Ponderosa subdivision.  The other new listings on the Incline Village MLS include what could be a super bargain for the house at 659 Tyner Way, 2/10 of an acre of dirt priced at $300,000 at 384 Cottonwood Ct. and a beautifully remodeled condo at #43 White Pines.

The four-bedroom, 3.5 bath, 1752 ft.² condo with a two-car attached garage in White Pines is offered fully furnished and tastefully remodeled.  I think among the low elevation properties in this complex and the others nearby this could be one of the best values at the $639,000 asking price.

And last but not least today is the Lakeview home at 659 Tyner Way featuring three bedrooms, two baths, a two-car garage, 1976 ft.² of living space and an asking price that seems like a great value at only $775,000.  I'm planning to take my camera and shoot pictures tomorrow, so let me know if you're interested and I will e-mail you the link to the web pages that I build.  The photos on the MLS are tiny and they are not thumbnails, not sure who messed up; the agent or the photo server.  I am one of the very few real estate agents in Incline Village who has the technical skills to do their own digital photography and then build web pages.  This makes it easy for you to see the best values, without having to drive or fly here.

I was absolutely stunned to read the article about Incline Village real estate blogs on the front page of the Tahoe Bonanza Sunday and find no mention of this column.  Considering that the other bloggers who were discussed in the article are relative newcomers on the scene, it reminded me once again that the Bonanza cannot necessarily be considered the Fountain of Truth.  

Writing an article about Incline Village real estate blogs and not mentioning Inside Incline is like writing about World War II and leaving out Pearl Harbor.  I would put a link to the article on this web site, but I don't want to help my competitors in the search engines.   

I would greatly appreciate it if the readers of this column would e-mail the editor of the Bonanza and let them know about their egregious oversight.  I have worked very hard on this column every day for over 1 1/2 years and have been doing weekly market updates with statistics since 2004.  To be overlooked on the front page of the local newspaper and see credit given to people who have copied my innovative ideas is really disconcerting.  

While the other bloggers republish canned articles, talk about their shopping trips or make an attempt to copy my style, I am busy analyzing and describing the new listings and price changes everyday to keep you updated on the Incline Village real estate market.

January 14, 2008
If I did not have 3 feet of snow on the deck and the furnace going full blast I would think it was mid-summer with the bright sunshine to go along with 4 new listings and 7 price reductions today on the Incline Village real estate scene.  I have yet to figure out the logic of people doing price reductions or putting listings on the MLS on Monday, it's kind of like the herd mentality.  

Your price reduction or listing is almost guaranteed to get lost in the shuffle unless a real estate agent like myself takes the time to point it out to the general public.  That is why I generally put my listings on first thing Tuesday morning, if possible.  I can announce them right away at the MLS meeting and everyone goes back to the office after the tour and pulls it up on their computer.  It's just one more way that I help my sellers promote their properties in Incline Village, by getting out the word to all the agents as quickly as possible.

Leading off the news today is the slightly more than $150,000 price reduction for the home at 864 Lakeshore.  I am actually surprised this property is still on the market as I consider it to be in one of the nicer locations and settings at low elevation.  This 4,315 ft.² home features four bedrooms, three baths, a filtered Lake view and more than enough parking for all your friends.  Tastefully updated in 1997, you even have guest quarters with a separate entrance.  The new asking price of just under $2.5 million makes this one worth a look for anyone seeking a home on Lakeshore Drive in Incline Village.

882 Rosewood Cir. received a $70,000 reduction today and is now priced at $1,450,000.  One of the finer examples of new construction in the Incline Creek Estates development, I believe this is the first resale unit in the complex.  Also getting a nod is the $36,000 adjustment on the downside for #38 L'Ermitage.  Priced competitively with a two-bedroom McCloud condo, but with 450 more square feet and an extra half bath, this property is now on my radar screen at the new asking price of $595,000.

The eyecatcher of the day among the new listings on the Incline Village MLS is 996 Tyner Way.  Priced at $1,550,000 and built in 2006, this four bedroom, 3.5 bath, 3400 plus square foot home is situated next to Forest Service land and has nice mountain views.  I'm planning to take a run up to this property later in the week to take more pictures since I have a feeling it's pretty special on the inside.  Send me an e-mail if you would like to know more about this property.

675 Tyner gets an honorable mention coming back on the market with a new roof, new carpet and some other upgrades to go along with the always very nice Lake view at the new asking price of $1,150,00
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 14, 2008

January 12 - 13, 2008
This beautiful sunny Sunday brings us only one event on the Incline Village MLS.  The cute chalet at 1357 Carinthia that was mentioned here recently as a great value, after the most recent price reduction brought it down to $450,000, went into escrow today.  What makes this somewhat unusual is that the property is located in Upper Tyrolian Village which is arguably one of the snowiest parts of our whole community.  Even with the snow drifts several feet high from the recent storms, sharp buyers can still spot the best values in Incline Village and Crystal Bay.

The only action on the Incline Village real estate update for Saturday is the new listing at 245 McCloud.  With no interior pictures I can't comment on the asking price of $574K.  All I can tell you is that my new listing on the Village Blvd. side of the complex is in a much better location at basically the same price.  Here's the link to 74 McCloud, the master bedroom and bath are going to be repainted so the old wall paper will no longer require you to wear your sunglasses indoors.

January 11, 2008
I don't have a lot of news for you today on the Incline Village MLS update as the only action was 2 price adjustments and one of those was an increase for a recent decrease.  The Lakeview home at 568 Dale Drive was reduced $25,000 today and is now priced at $1,325,000.  Built in 1992, this property features five bedrooms, four bathrooms and over 3400 ft.² of living space on a .41 acre lot.

For the skiers and snowboarders in the audience, I was up at Mount Rose today and found the conditions completely different from earlier in the week.  The powder is gone, groomed runs are perfect for you high-speed downhill and giant slalom types and off trail it's pretty much travel at your own peril.  It looks like the weather will be warming up once we get past Saturday, and there is a very good possibility we will be doing spring skiing next week.

January 10, 2008
With a dusting of fresh snow on the streets and the sun making a late afternoon attempt to poke through the clouds I was out showing real estate in Incline Village once again today.  With four clients coming into town over the weekend the pace of activity for this agent is still nothing short of frenetic.  I'm going to take Friday morning off and do some skiing up at Mount Rose before the temperatures get above freezing and the snow starts to set up.  The Chutes are finally open and I'm not sure if the rocks are really covered; guess that's why I wear a helmet.

The Incline Village MLS brings us three new listings and 2 price reductions covering every range of the spectrum today.  Whether you want high end new construction, a Lakeview condo or a little fixer upper we've got them all for you today.  At the top of the news is the beautiful new construction at 996 Wedge Ct with an asking price of $3,750,000.  Slated to be completed in 2008, this 6185 ft.² home on a large level lot features five bedrooms, five full baths, two half baths, a three car attached garage and the latest in wireless technology.  The builder is using the finest materials throughout including hand scraped hardwood floors and beautiful open trusses to enhance the mountain feel.

At the opposite extreme of the Incline Village real estate market we have a fixer upper two bedroom, 1.5 bath, just under 1000 ft.² condo in Incline Manor priced at $315,000.  I would love to tell you more about this property since the listing agent is one of my favorite people, but with only one exterior picture I will just have to defer for the moment.

Both of the price reductions today are for widely differing condos for sale in Incline Village.  Those of you on a budget may wish to take a close look at #41 Northwood Estates.  Now reduced to $402,000, this three-bedroom, 2.5 bath, 1700+ square foot condo is located on Northwood Blvd. close to everything.  If a Lakeview is more your style, the seller of #198 Bitterbrush is showing some motivation with the $66,000 price reduction that was made today.  This is one of the nicer condos in the complex and it has a very good vacation rental history.  At this price it is definitely worth a closer look.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 10, 2008

January 9, 2008
The Incline Village MLS brings us 2 new listings (both of which are repeats) and three price reductions on this chilly Wednesday.  The headline today is the $451,000 price reduction for the gorgeous new construction at 732 Lakeshore.  Now priced at $5,499,000, this stunning 6516 ft.² home features five bedrooms, five full baths, two half baths, an elevator, hand hewn beams and high-quality materials throughout.  Stone fireplaces, radiant in-floor heat, a kitchen that is bigger than some apartments in San Francisco and a location on Lakeshore Drive within walking distance to Burnt Cedar Beach.

Dropping $100,000 today, which is an enormous percentage of the asking price, is the house located at 172 Tramway.  Built in 1964, the property is being offered at roughly lot value so it really is worth about $4.8 million less than the place on Lakeshore described above.  Priced at $649,000, this is by far the least expensive property currently for sale in the Mill Creek subdivision.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 9, 2008

January 4 - 8, 2008
Just one new listing today on the Incline Village MLS and it's a repeat at #44 Forest Pines.  I had a super busy day lining up appointments to show property on Wednesday, writing a listing agreement, preparing for two listing presentations this coming weekend and all the other real estate agent detail work.  Enjoy the updates from the past few days below.

I took the morning off from my duties as an Incline Village real estate agent and did some powder skiing up at Mount Rose.  With over 5 feet of new snow up at the resort and very few people (since the crowds were there yesterday), I was still able to make fresh tracks in the trees.  Anyone who wants to come tree skiing with me is welcome, just make sure you bring your helmet and your health insurance ID card.

With both of the new listings on the Incline Village MLS being repeats today, the only real news I have for you is the $200,000 price reduction for the estate type property at 617 Lariat Circle.  Now priced at $2,100,000, this property features a main house and a guest house for a total of five bedrooms, 5.5 baths, 4400 ft.², situated on 1.37 acres of land adjacent to Forest Service for extra privacy.  You can invite the whole family and then tell the ones you don't really want to hang out with to stay in the guest house.  The update from the weekend is below.

The only action on the Incline Village real estate market on this blizzard weekend was arguably the smallest price reduction I have ever seen on a percentage basis since I earned my real estate license.  The $4000 price reduction for the $1,495,000 home for sale at 574 Chico Court works out to .00267558% (that's just slightly more than one quarter of 1%, I don't normally have to carry out my decimals seven places).  It's a beautiful piece of new construction but for the same price you can buy my listing with great lakeviews at 1049 Apollo and have almost twice as much square footage.  Plus you get a lot that is five times larger (.90 acre vs .19 acre) Forest Service land adjacent for privacy, and much easier access to the Mt. Rose Highway.  The sunset picture at the top of this page is just one great example of the beautiful views.

Forgive my tardiness for doing Friday's Incline Village real estate update on Saturday morning, it's been quite the major blizzard up here at Lake Tahoe.  Nearly 2 feet of snow has fallen at my house and as much as 4 feet at the various ski resorts.  With more storms on the way, I don't think I'll be showing property anytime in the next few days.

The Incline Village MLS brings us one new listing, one price reduction and one property going into escrow on Friday.  #52 Mountain Shadows which was featured here last week at the bargain price of only $389,000, got an accepted offer.  The new listing over in Crystal Bay does not excite me so let's skate on over to the price reduction for one of my favorite freestanding condos in Upper Tyrolian Village.  With the new asking price of only $649,000 this beautifully remodeled three bedroom, two bath, 1568 ft.² chalets has gorgeous mountain views and a very private setting.  Lots of parking nearby and a level entry make this a gem at 1208 Styria worth looking at.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 4, 2008.

January 3, 2008
The big news of the day is the price reduction above for the property at 1015 Apollo.  But, before we get to the regular real estate market update, this is the time of year when agents play musical chairs and move from one office to another.  Sometimes it's a well-planned decision to reposition yourself in the market and other times it is a futile attempt to resurrect a sinking career.  

Today's event brings us the former, with the partners at Davisson / O'Donnell  closing their office on Southwood Blvd. and joining the Intero team.  I would like to offer my best wishes for their continued long-term success in the Incline Village real estate market to Val and Janet, they are the consummate professionals and I enjoy working with them greatly.

Moving deeper into what the Incline Village MLS offers us there are two new listings, two price reductions and three transactions closing escrow today.

#101 Bitterbrush sold at the eminently reasonable price of $495,000, the asking price was $499,000.  The fixer upper at #22 Woodmere also closed escrow at the full bargain asking price of $595,000.  And the expansive lakefront estate at 1029 Lakeshore sold for an undisclosed sum.  The asking price was $32 million and I think that our MLS will require the final sale price to be reported sooner or later.  Congrats to the agents on both sides of that one, I think you can treat us all to breakfast at the MLS tour next Tuesday. 

Checking out the new listings today we've got one repeat and one very tantalizing Lakeview property at #211 Bitterbrush.  This is a relatively spacious two-bedroom, 2.5 bath, 1412 ft.² condo with a two-car attached garage and it comes fully furnished and turnkey making it the ideal vacation home.  Located close to the Diamond Peak Ski Area and featuring beautiful views of the mountains and filtered Lake views, the asking price of $660,000 puts this one on my radar screen.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 3, 2008

January 2, 2008
It was a rather unusual day for the Incline Village real estate market.  While other agents were reentering their expired listings in the MLS (when they should've been convincing their sellers to do price reductions in my opinion), I was out showing property, writing an offer, dealing with the details of a transaction in escrow and trying to figure out how to schedule appointments for this weekend with a blizzard supposedly on the way.  Those of you who are thinking of coming up for skiing I highly recommend that you wait until we get another storm, I spent the day on the slopes at Homewood yesterday and wasn't sure if I saw more snow or rocks and shrubs.

After sifting through all of the repeat listings, the Incline Village MLS brings us 2 new actual properties for sale on this gorgeous Wednesday.  I'd love to tell you more about the mixed-use property at #21 Country Club Mall, but the minimal description and lack of interior pictures prevent me from giving you a further analysis.  The new listing at 1390 Tirol Drive may be worth a look, for you lovers of Upper Tyrolian Village.  This property features nice mountain views and is a little larger than your average chalet at 1616 ft.².  With three bedrooms, 2.5 baths and built in 1983, I'm hoping that the $679,000 asking price reflects the quality of this property.

Those of you shopping around among the homes and condos for sale in Incline Village have a great opportunity during the next two months and three weeks to negotiate your best terms.  Once we get past late March, the psychological calendar of sellers in Incline Village and Crystal Bay will change.  I am looking at taking on a full-time assistant since my business has grown so dramatically in the past year.  While other agents are cutting back on their marketing and business expenses I've got my foot on the accelerator.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on January 2, 2008

December 28 - 31, 2007
The only other activity on the Incline Village real estate market over the weekend was the very minimal $6,000 price reduction for the two-story, two bedroom, 2.5 bath condo at #49 McCloud.  The new asking price of $679,000 still appears a bit high to me especially when you consider that my clients bought #48 with a similar floor plan (and only 100 ft.² smaller) a couple of months ago for $610,000.  At least we are moving in the right direction, the original asking price for this property was $749,000 earlier in the year.  The update from a Friday is below.

I am very pleased to report that my buyers got their offer accepted for the very nice home located at 657 Tyner Way.  We opened escrow today and this makes me quite happy that for the 10th time in 2007 I am representing a buyer for a property in Incline Village (and that's not counting all the offers I wrote that did not go through).  

This puts me at the top of the heap for buyer representation in 2007 among all the real estate agents in Incline Village.  One agent did nine transactions on the buy side, two agents did seven and the rest of the pack was much further behind.  To put things in perspective, there are approximately 350 real estate agents who practice in the Incline Village / Crystal Bay market and we had about 270 transactions this year.  35 agents represented three or more buyers, that means over 300 agents did either 0, 1, or 2 transactions on the buy side in the past 12 months.  

As the snow flurries and skiers make their way into the Lake Tahoe basin for the busiest weekend of the winter, we've got two new listings, one property going into escrow and one transaction closing escrow on today's Incline Village real estate update.  What could arguably be the shortest escrow of the year for the new construction at 54 Somers Loop closed today at $1,875,000.  In only 2 1/2 days this property went from accepted offer to deal completed.  My compliments to the agents involved and their assistants for pulling it all together so quickly

The two new listings on the Incline Village MLS include a repeat at a new lower price (and with a different agent) for the home at 648 - 14th Green and an interesting little number at 818 McCoury.  I am pleased to see the new asking price for the house on 14th Green (it was reduced $100,000)  and it is now a much more reasonable $1,895,000.  I can't really comment on the other new listing since there are only three pictures of the exterior and the agent's comments make me feel like it's a coin toss between a fixer upper and a tear down.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 28, 2007

December 26 - 27, 2007
The only news today on the Incline Village real estate update is the one transaction that closed escrow for the little tear down at 178 Tramway Rd.  At only $570,000, this is likely the lowest price property we will see in the Mill Creek subdivision for quite some time, if ever.  The location right next to Highway 28 makes noise reduction a challenge.  But, I am sure the buyer factored that into account as the final sale price reflects.  The update from Wednesday is below. 

While the masses were at the shopping malls looking for the great bargains, I was focused on my duties as an Incline Village real estate agent on this chilly Monday.  With one new listing which is a repeat, one price reduction, two properties going into escrow and one property closing escrow we've got a little something for everyone across the board today.

The Super Deal Alert featured here a few weeks ago for #223 McCloud closed escrow today at just $2000 under the asking price.  This one bedroom, one bath condo (with the rarely seen in this complex attached garage) sold for $387,000.

Both of the properties that went into escrow today are in the $2 million price range.  The new construction at 916 Tyner and the stunning new home at 54 Somers in Crystal Bay got accepted offers today.  The Incline Village real estate market continues to show excellent strength in the $2 million to $3 million price range.

Dropping $80,000 today, the beautifully remodeled six bedroom home at 593 North Dyer Circle is now priced at an eminently reasonable $1,495,000.  Those of you shopping for a larger property that will work well as a vacation rental may wish to take a gander at this one now that the price is under $1.5 million.  Located in a very quiet neighborhood on a large level lot with easy access to the Mt. Rose Highway this place has room for the whole family and then some.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 26, 2007

December 22 - 25, 2007
Just 1 price reduction for #232 Mountain Shadows and 2 low end condos closing escrow is all the news I have for you on the Incline Village real estate update for Christmas Eve.  I'm actually going to enjoy the day off on Tuesday and get some R&R in anticipation of my buyer clients who are arriving in Incline later this week.  Best wishes to everyone for a very Merry Christmas and a healthy and Happy New Year.     

There was no action on the Incline Village real estate market on Sunday.  With the Christmas holiday approaching about the only activity I know of is the counter offer that I received for a transaction where I am representing the buyer.  We might see one or two properties close escrow on Monday, but this is generally a rather quiet week for real estate sales in Incline Village.

With the holiday crowds starting to roll into Incline Village and the cold temperatures still keeping snow and ice on all of the secondary roads, it looks like the flat landers will be playing bumper cars during Christmas.  Even with four-wheel drive and the special Michelin ice tires, I have still found it a bit slippery around town the past few days.  It's a good thing I grew up in New England and learned to drive in these conditions as a teenager otherwise I'd probably be making regular calls to my agent at AAA and the body shop.

The Incline Village real estate update brings us two new listings (one of which is a high-end repeat at over $11 million for the house at 456 Ponderosa) and three price alterations on Saturday.  The actual new listing is a little gem that I am going to preview on Sunday and take some more pictures of.  The home for sale at 968 Little Burro Ct features three bedrooms, two baths, a relatively nice lake view, one car attached garage and 1,450 ft.² of living space.  Located adjacent to Forest Service land on a quiet cul-de-sac, this is high on my priority list with an asking price of $824,900.  The MLS information incorrectly shows 0 acres for the land, so I spoke with the listing agent and he will be getting me the exact figure.  Evidently the tax records did not have any acreage listed, so the Incline Village MLS did not pull through any information for the lot size when the listing was uploaded.

Taking a look at the three price adjustments today, only one really catches my eye.  The very nicely remodeled chalet at 1354 Zürich Lane was reduced to $499,000.  Originally priced at $627,000 when it first came on the market a while back, this two bedroom, two bath, 1,192 ft.² freestanding condo is now one of the best values in Upper Tyrolian Village.  With nice mountain views, a virtually level entrance and attractive landscaping, this property in Incline Village is worth a look for anyone shopping in the $500,000 price range.   
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 22, 2007

December 21, 2007
I took a little break from my duties as an Incline Village real estate agent this morning and went skiing for a couple of hours at Mount Rose.  The snow quality was very good for this early in the season, at least on those runs that were open.  On the main side almost all of the major runs were in reasonably good shape except for Waterfall, Sunset, Aida's, Jetta and other places that have large boulders that still need to get some coverage.  On the Slide Mountain side only a handful of runs were open, as that side of the mountain generally needs a deeper snow pack to be skiable.  I recommend that you do not come up and ski during the next two weeks as everyone is on vacation and all of the resorts will be ridiculously over crowded.  Wait until January 7 and you will have the place to yourself.

The Incline Village MLS brings us three price changes and three properties closing escrow today.  One of my recent favorites, the home for sale at 605 Village Blvd. closed escrow at $850,000.  This centrally located property in Incline Village was priced at $879,000 and got a lot of showing activity.  I think the buyer will be very pleased with their new home as it has a great floor plan and easy access to everywhere in town.

The tear down at 712 James Lane received a $105,000 price reduction today and is now pretty close to lot value at $1,095,000.  This could be the lowest priced single-family home for sale in the Lakeview subdivision at the new price.  In the holiday spirit of giving, the lot for sale at 517 Spencer Way dropped $145,000 and is now a very reasonable $650,000 for nearly three quarters of an acre.

I have several buyers coming into town during the next two weeks and I am also working on a couple of new listings.  With ski season now ramping up, I am hoping to enjoy a better balance of work and recreation the next few months.  My big off-season projects will involve revising the marketing plan for 2008, doing some software upgrades and attempting to get the new version of this web site up and running.  (I'm switching from FrontPage to Dreamweaver and redesigning the entire site.  Don't worry, the content will remain the same and I will continue to do the daily updates).  While most other agents are looking for something to occupy their time in the off-season, I use these months to recharge my batteries while simultaneously laying the foundation for the coming year.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 19, 2007

December 19 - 20, 2007
I am a little bit fatigued from all of the snow removal chores today so having just one price reduction  and one property closing escrow on the Incline Village real estate market,suits my limitations just about right.  Buyers looking at the homes for sale in Incline Village in the $1 million price range will want to take out the magnifying glass for our price reduction today.  972 Pyrite Ct. was reduced over $50,000 and is now a very reasonable $1,095,000.  With three bedrooms, two baths, 2200 ft.² of living space, a short and nearly level South facing driveway plus some beautiful mountain views this one is definitely on my radar screen.  The update from yesterday is below. 

It's one of those days when I am very glad that my occupation as an Incline Village real estate agent allows me to work at home most of the time.  It looks like we are going to get a very big snow storm coming in on Thursday, and the last thing I want to do is drive to the Lakeshore Realty office in a white out.  My house has a very nice wood stove that heats the entire place.  All of those dead trees that I cut down on my property as part of fire prevention are now making excellent fuel.  The stove burns so hot and efficiently that you don't even see any smoke coming out of the chimney, it's pretty amazing!  Now if I could just get a couple of solar panels on the roof and a little marine windmill maybe I could get off the grid...

With two new listings (both of which are repeats), two price reductions and one property going into escrow on the Incline Village MLS, I only have 2 good tidbits to offer you today.  

The big news of the day is the $75,000 price reduction for the mixed-use condo in Country Club Mall.  #3 at 120 Country Club Drive was slashed from $675,000 all the way down to $600,000.  This is a front row unit directly across the street from the Hyatt Hotel and Casino, making it one of the best locations in the complex.  Upstairs you have a remodeled two bedroom, two bath residential unit and the downstairs is around 1000 ft.² of commercial space.  I think as a long-term investment the new asking price makes this a good opportunity.

The home for sale at 553 Silvertip has a new listing agent and a new price of $1,890,000, which is $360K below the original asking price in June 2006 when this first hit the MLS.  This panoramic Lake view home is nearly 4800 ft.² and features a remodeled kitchen to go along with five bedrooms, 4.5 baths, a two-car attached garage and enough room to sleep more than the whole family.  If you have been looking for a low elevation Lakeview home in Incline Village in the $2 million price range, I would run up here and check this place out before the holiday crowds arrive.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 19, 2007

December 18, 2007
A good size winter storm blew in today along with two new listings and one property closing escrow on the Incline Village MLS.  We can skip the repeat up on Douglas Court and move straight ahead to the unique property located at 500 Gonowabie.  Priced at $5,700,000, this six bedroom, four bath, 3,490 square foot lakefront home in Crystal Bay could be the most expensive property for sale in our market without a garage.  My guess is you just rappel down to the property or use your toboggan in the wintertime.  The MLS information says this home has been remodeled, but with only two interior pictures I can't really give you an opinion.  I am intrigued by the location and panoramic lake view, so when the roads are cleared I'll venture out to take a gander with my ice ax, crampons and health insurance ID card.

The home for sale in Incline Village at 765 Lakeshore which was featured here as a Super Deal Alert last month closed escrow at the full asking price of $1,595,000.  This property was on the market for about one week prior to getting a full price offer.  I have a couple of clients who were unable to make it up in time to look at this property and I will have a hard time finding them a duplicate.  My compliments to the new owner, you've got yourself a super location and a home with great upside potential.  

That gorgeous sunset you see on the upper left part of the home page is the view from a my new listing at 1049 Apollo Way.  This piece of Incline Village real estate received a lot of positive comments from the agents on today's MLS tour. I highly recommend that you click here to see the web pages that I built or if you prefer go straight to the Virtual Tour.  This is arguably the best value in a Lakeview home among all the properties for sale in Incline Village and Crystal Bay in the $1.5 million price range.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 18, 2007

December 17, 2007
Although we have two new listings, three price reductions and three properties closing escrow today on the Incline Village real estate update, the big news is my new listing at 1049 Apollo Way.  That gorgeous sunset you see on the upper left part of the home page was taken at the house in October.  I highly recommend that you click here to see the web pages that I built or if you prefer go straight to the Virtual Tour.  This is arguably the best value in a Lakeview home among all the properties for sale in Incline Village and Crystal Bay in the $1.5 million price range.

The other new listing today is a very nicely remodeled three bedroom, 2.5 bath, 1360 ft.² condo at #53 Mountain Shadows.  Priced at $559,500 this is an end unit with gas heat and a permitted fireplace.

I'm not bowled over by any of the price reductions today, so I will give you a quick rundown on the properties that closed escrow.  787 Freels Peak which is a very tastefully remodeled three bedroom, 2.5 bath, 2,786 ft.² freestanding condo near the Village Shopping Center closed escrow at the very fair price of $1,113,500.  It's getting extremely difficult to find a quality property in the Lakeview subdivision under $1.2 million and this one is a good value.  The fixer upper home for sale at 570 Silvertip sold at $835,000.  The buyer has a little bit of work ahead of them, but they have got a great location at low elevation.  

Last on the menu today, the cute little freestanding condo at 700 College Dr. #5 sold for $315,000.  When this originally came on the market approximately 18 months ago I figured it would sell for a little bit over 300K, but the asking price which was over 400K at the time gave me shudders.  It's nice to see that a reasonable offer hit the table and the seller accepted it.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 17, 2007

December 14 - 16, 2007
Just 2 price reductions to challenge your cerebrum on the Incline Village real estate update on Sunday.  Since I'm not too excited about the price reduction for the condo at #96 Racquet Club I'll focus my attention on the $99,000 downward adjustment for the beautiful home located at 815 Freels Peak.  This four bedroom, 3.5 bath, 3,755 square foot home is one of my favorite properties in the Lakeview subdivision and the new price of $1,899,000 makes it a best buy. If you have been looking at the low elevation homes in Incline Village, I recommend that you contact me and make an appointment to see this one.  I would be hard-pressed to show you a better value under $2 million in the Lakeview subdivision.

There was no action on the Incline Village MLS on this sunny Saturday at Lake Tahoe.  However, I did present an offer for one of my buyers, shot pictures for my new listing that you can read about tomorrow and did a lot of other marketing work.  While other agents are complaining about the slow pace and their lack of business, I'm wondering how soon I can hire a good assistant to shoulder some of the load.  Enjoy the Incline Village real estate update below from Friday.

The Incline Village real estate update brings us one nice price reduction and two new listings today.  Now that the beautifully remodeled property at #21 Village Highlands has been reduced under $1.5 million I think the place will draw a lot of interest.  No expense has been spared and no detail overlooked in this gorgeous three bedroom, 3.5 bath, 2,354 ft.² condo with a two-car attached garage and a peek of the Lake.  Before the big snowstorm hits on Tuesday give me a call if you would like to come up and take a look at this property.

Our two new listings today include one repeat and a stunningly remodeled condo at #6 Woodminster.  This one bedroom plus loft, two bath, 1054 ft.² condo is located right next to Third Creek and comes with a one car garage.  I think the Woodminster complex near the intersection of Country Club Drive and Village Blvd. in Incline Village has some condos in very beautiful spots and this could be one of them.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 14, 2007

December 13, 2007
Like a dripping faucet that just trickles slowly, we've got one new listing, one price reduction and one property closing escrow on the Incline Village real estate scene on this sunny Thursday.  Once again showing strength in the high end, the condo for sale at #23 Crystal Bay Cove sold for $3,500,000.  This stunningly remodeled four-bedroom panoramic Lake view condo features 3300 ft.² of living space, three glass enclosed decks and the most incredible views of Lake Tahoe you can imagine.

Our new listing today on the Incline Village MLS is a tastefully remodeled chalet at 1357 Valais.  With three bedrooms, two bathrooms, 1,352 ft.² and being sold turnkey furnished, those of you looking for a place near the Diamond Peak Ski Area will want to check this out.  The location is relatively quiet and private plus you get fabulous mountain views.

I don't often get excited about properties in Mountain Shadows but today I'll make an exception.  #114 which is in one of the best and most private locations in the complex dropped about 25K and is now $424,900.  Offered fully furnished and in a woodsy setting with a deck that lets you take just a couple of steps down into the open space area, I recommend that all of you Mountain Shadows shoppers take a gander at this one.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 13, 2007

December 11 - 12, 2007
It's that time of year when the daily Incline Village real estate update gets shorter and shorter as the activity gets less and less.  I was busy showing property today, working on a new listing agreement and participating in the Lakeshore Realty First Annual Holiday Hayride.  The only action on the Incline Village MLS today was one price reduction for a condo in Pinebrook.  Since my level of excitement is nil, you may want to check out the update from yesterday which contains some seriously good news.

December 11, 2007
Although there are some great values on the Incline Village real estate market this time of year make sure you've got your health insurance fully paid up.  With the daytime temperatures hovering around the freezing mark and the snow and ice not melting from the snow storms we received over the weekend, those of you without crampons and an ice ax will find yourselves shuffling extremely carefully in and out of the properties for sale.

I was running around town with two different buyers today looking at several different properties in the moderate price range for houses in Incline Village.  But the real headline today is the $200,000 price reduction for the elegantly remodeled home at 591 Rockrose.  Situated right next to Second Creek in a location where the TRPA would probably not allow you to build today, this is an incredibly private and scenic setting.  Fortunately, the intermediate ski run driveway is heated and with proper operation you don't have to worry about sliding straight into the garage.  The home is gorgeous inside and has several decks overlooking the Creek and trees.  With four bedrooms, 3.5 baths, 4,232 ft.² of living space and the ever important two car attached garage, the new asking price of $1,195,000 is very reasonable and $400,000 below the original asking price when this property came on the market earlier in the year.

The one new listing today on the Incline Village MLS is for the spacious home at 737 James Lane.  At 4400 ft.² this five bedroom, three full bath, three half bath, home in the Lakeview Subdivision is situated on one of the largest lots on the street at .536 of an acre.  Completely remodeled with high-end materials throughout, the lack of interior pictures is due to the fact that the work is not yet completed.  I spoke with the listing agent today and I am hoping to preview this low elevation home for sale in Incline Village later this week.  Stay tuned for interior photos and a more in-depth report.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 11, 2007

December 10, 2007
Even though the thermometer never got above freezing today my pace of activity still says mid summer.  I was busy with marketing work and doing follow up work for the properties I showed this weekend and then lining up appointments for my different buyer clients today and tomorrow.  I feel fortunate than no one took a tumble on the snow and ice today, the conditions on the secondary roads are not the most conducive to looking at real estate in Incline Village or anywhere else at Lake Tahoe at the present time.  After we get a little more sunshine and things melt off, the unplowed driveways and partially melted side streets will be much more palatable.

The Incline Village MLS update for this sunny and cold Monday brings us two new listings and one property going into escrow.  #80 Bitterbrush which is a two bedroom, 2.5 bath, 1276 ft.² Lakeview condo with an asking price just under 500K is the property that got an accepted offer today.  I guess the recent price reduction spurred some interest.  Our new listings consist of a remodeled freestanding condo at #76 Incline Crest and a remodeled home at 1060 Oxen.

The home on Oxen changed hands back in June at $735,000.  The current owner has done a complete gut to the studs remodel and the new asking price of $1,099,000 reflects the completed project.  This three bedroom, two bath, 1208 ft.² home with a two-car attached garage sits on over 4/10 of an acre in the desirable Mil Creek subdivision.  It's pretty hard to find anything habitable in this part of town for under $1 million so this place is on my radar screen for tomorrow's MLS tour.

#76 Incline Crest is an oversized version of the properties generally found in this complex.  At 1504 ft.² it is about 300 to 400 ft.² larger than the normal floor plan.  Featuring three bedrooms, 2.5 baths, a completely remodeled kitchen and the ever useful exterior storage shed, the $575,000 asking price could be a record for the complex.  I'll have to check this place out to see the quality of the remodel and the location.  Some of the freestanding condos in Incline Crest have very nice settings and lots of parking so I'm keeping my fingers crossed on this one.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 10, 2007

December 8 - 9, 2007
We are getting into that time of year when the real estate activity in Incline Village and Crystal Bay slows down dramatically.  Although a few more sellers than normal are leaving their properties on the market we can anticipate only a handful of transactions between now and the end of the year.  The number of new listings and price changes that occur each week will not be as plentiful as we saw in the first part of autumn.  

I am very pleased that I had buyers looking at property today and I have two different sets of clients coming into town this week to look at properties and contemplate writing offers.  There are still a lot of good values to be found among the homes and condos for sale in Incline Village and the Super Deal Alert at the top of this page is just one example.

The Incline Village MLS brings us one new listing which is a repeat for the beautiful new construction at 54 Somers Loop and the enormous price reduction for the very nice Lakeview home at 840 Jennifer.  Please scroll up if you would like to check out the information on the house on Jennifer, as I think the new price makes it the absolute best value in the $1.5 million price range.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 9, 2007

December 7, 2007
It was nice to see the sun poking through this morning after the big snowstorm that greeted me on Friday.  Since I have a client coming up to look at some properties in Incline Village this weekend, a bit of clearing would be lovely so we can enjoy the Lake views from each place we are going to visit.

The Incline Village real estate scene brings us one new listing, four price reductions and one property closing escrow on Friday.  #54 Coeur-du-lac which is a one bedroom, one bath, 754 square foot condo within walking distance of the beach closed escrow at $376,000.  This end unit has been tastefully furnished and partially updated making it a good low elevation value.  Checking out the price changes, I am very pleased to see #111 Third Creek undergo a $25,000 price reduction.  This three bedroom, three bath, end unit on the gated side of the complex is now priced at $895,000.  I think the new asking price will draw some interest especially since this is the lowest priced three bedroom, three bath unit in the complex at the present time.

The new listing is a spectacular top to bottom remodel project at 748 Lakeshore.  With 4500 square feet of living space to go along with four bedrooms, 4.5 baths, a two-car attached garage and just under one half acre of nearly level property, the $3.9 million price tag will attract the most discriminating buyers.  The folks doing the remodel have a reputation for doing super high quality work so I will have to poke my head in and check out the progress sometime during the coming week.

For all of you skiers in the crowd, the big snowstorm was very nice in laying down a bit of a base.  However, most ski areas have only the most basic beginner runs open at the present time.  There is not enough snow to cover the rocks on the intermediate and advanced runs.  Realistically, the highest elevations received between 18 inches and 2 feet of new snow.  We generally need a base of between 4 feet and 6 feet of snow to cover the rocks and trees and make skiing safe all over the mountains.  Please be extremely careful if you come up to ski anytime in the near future as there are lots of rocks and obstacles.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 7, 2007

December 4 - 6, 2007
It looks like I will get to catch a little bit of a breather on the Incline Village real estate update today since there are only three new listings and all of them are repeats.  It's a good thing, as I can sure use the extra time to do snow removal.  18 inches fell at my house overnight with more coming down this morning.  It looks like ski season at Lake Tahoe is finally going to get underway.  The commentary below is for the previous two days.

I have a little bit of catch up to do having been overwhelmed with the preparations for my mom's move from Hartford to Chicago the past couple of days.  Now that I am back in Incline and seated comfortably at my home office, I can focus on the Incline Village real estate update for the past two days.

Mesmerizing the senses we have four new listings, three price changes, one property going into escrow and one transaction closing escrow on the Incline Village MLS.  The condo for sale that closed escrow at $525,000 is a very nicely remodeled unit in the Royal Pines complex.  I anticipate that most properties that have been updated in this complex and the neighbor complex over in White Pines will sell in the low to mid-500 thousands, unless there is something exceptional about the unit.  Of course, those condos with the larger four bedroom floor plan that are over 1900 ft.² could push up into the 6's.

The new listings for the past two days include a very nicely updated one bedroom condo in Coeur du Lac with an asking price of $425,000, #342 Burgundy Hill which is a one bedroom, two bath Lakeview condo at $447,500 and lastly a big chunk of lakefront property.  

Those of you who have been looking for a very private lakefront home in Incline Village will want to get here sooner rather than later for a viewing of 453 Lakeshore.  Priced at $8 million, this four bedroom, 3.5 bath, 3083 square foot home features 200 feet of private lakefront to go along with two buoys and a pier.  I think the property has tremendous upside potential for you lakefront buyers, especially those seeking a place that they can put their own personal touches on.

The only significant price change on the Incline Village MLS is for the house located at 1079 Oxen.  The $113,000 downward adjustment puts this elegantly remodeled five-bedroom, four bath, 3769 ft.² property at $1,875,000.  If you have been shopping for a high-quality, low elevation property in the Mill Creek subdivision you'll want to take a closer look at this one.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 4 - 5, 2007

December 3, 2007
We've got a very nice and reasonably priced new listing kicking off Monday's Incline Village real estate commentary.  The 3BR, 2.5 bath home at 223 Robin Drive is tastefully remodeled and fetching an asking price of only 779K.  This is a low elevation property within walking distance of the beach and the Village Shopping Center.  With 1,732 sq. ft. and a two car attached garage, I can only hope it's still on the market by the time I return on Wed. night.

Checking out the 6 price changes on the Incline Village MLS, the big movers are the house of many doors at 591 Lucille redeploying down 70K to $1,025,000 and the stellar home at 967 - 4th Green dropping a buck and a half to $2,995,000.  The other 4 don't excite me and with it being after midnight (I had to stay up and watch the end of the Patriots game) I'm not inclined to spew too many more electrons.

#223 McCloud went into escrow today, giving credence to the Super Deal Alert for this condo in last week's column.  I guess the seller finally got their price (or something close) and the buyer is getting a good value and a nice location.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on December 3, 2007

December 1 - 2, 2007
It's going to be a brief Incline Village real estate summary on this chilly Sunday night.  With no new listings over the weekend (one expired property in Mtn. Shadows was relisted), 2 price changes and 1 property closing escrow I don't have a lot to offer you.  

The condo at 167 Mtn. Shadows closed escrow at an even 380K, a very good value for this 3BR, 2.5 bath property.  The price reductions are a very noticeable 100K for the house at 225 Pine Cone Rd., now down to $1,295,000 and 10K for #33 Mtn. Shadows.  With #167 selling at 380K, I think the 2BR at #33 which is now asking $378,000 is going to need a little more action on the downside to tempt the buyers in our current market.

It looks like the pace of activity on the Incline Village MLS is really starting to tail off now that we are into December.  Traditionally one of the slowest months of the year for real estate sales in Incline Village and Crystal Bay, I think we'll see a few of the better values get snapped up in the next couple of weeks before the Christmas Holiday.

November 30, 2007
This is my version of the Houdini update, at the end of my act I'm going to disappear really quick.  The alarm clock's set for 4:30 a.m. so I can catch the flight to Boston and I need to be mentally prepared for that drive down the Mt. Rose Highway in the dark.

Our only new listing today is a repeat for the beautiful house at 693 Tyner Way.  But, the good news is the price dropped almost $200,000 so it's definitely worth a look.  The one price reduction today is for the condo at 210 Lark Ct. and a $365,000 it merits a check with the magnifying glass by anyone seeking a low elevation, low-priced property with a garage.

Rounding out the events of the day on the Incline Village real estate market are #26 All Seasons going into escrow and the beautiful property in The Glen closing escrow at $2.4 million.  Cue up the smoke and mirrors, I'm out of here.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 30, 2007

November 29, 2007
It's going to be a really quick update for the Incline Village real estate market on this gorgeous sunny autumn afternoon.  With only one new listing and one condo closing escrow plus me leaving on a trip to the East Coast very early Saturday morning, it's time to cram in as much as possible in the fewest amount of electrons.

#91 Third Creek closed escrow today at $650,000.  This two bedroom, two bath, 1400 plus square foot condo backing up to the Creek went through numerous price reductions all the way down to $699,000 before getting an offer.  I think the final sale price is very fair and reflects the true market value of what the two bedroom, two bath inside units are worth.  I have never understood the asking prices in the high 700 thousands and hopefully this'll bring a sense of reality to this segment of the market.

The new listing on the Incline Village MLS is a ground-floor, one bedroom, two bath condo in Burgundy Hill.  There is only one photo of a rather original looking kitchen and no other pictures of the place, so I can't really comment on the interior.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 29, 2007

November 28, 2007
The gorgeous weather today and beautiful blue skies were marred only by the ever necessary prescribed burn near the Diamond Peak Ski Area.  I am very pleased to see our local fire department being so proactive while we have this extended season to do defensible space work around our community.  Anyone who owns Incline Village real estate knows that their investment is only as valuable as the next wildfire.  We are the only community at Lake Tahoe to have had a comprehensive plan in place since 1994 and we can only hope for a continued aggressive fire prevention program into the future.  Under the direction of Mike Brown and our local board of directors for the North Lake Tahoe Fire Protection District, Incline Village property owners have a competent and visionary group of leaders.

With one property closing escrow over in Fairway Pines at the very reasonable price of $545,000 and three price changes (the only exciting one having been detailed above), that is all I've got for you on the Incline Village MLS update today.  One of our price changes is an inexplicable $19,000 increase for a two-bedroom condo in Mountain Shadows that has been on the market almost 6 months.  I don't know know about you, but my tendency would be to reduce the price not increase the price if a property has not sold for six months.  But then again, maybe that concussion I suffered a few years ago has clouded my logic on this issue.

Speaking of head injuries, the first ski area fatality of the year occurred on Wednesday at Heavenly Valley.  It appears that a young adult fell off the Dipper Express Chair Lift.  Most likely if he had put down the safety bar this would not have happened.  Looks like another candidate for the Darwin awards.  To read the full story click here

November 27, 2007
After the Super Deal Alert, I can't get too excited about the rest of today's Incline Village real estate update as we have two new listings that are commercial properties and one price reduction.  

The big news really is the price reduction which tells me that the sellers of 1144 Altdorf are trying to generate some interest since they rejected the offer I submitted to them a month ago and my clients bought another place.  I think this property is a very good value and it absolutely has the best Lakeview of anything in town with a garage under $1 million.  The new asking price of $789,000 makes this the premiere value in its class.  I think the price reduction, while small at only $10,000, will spur more interest in the property.

If you click the link below to take a look at the MLS information for the commercial property, please be advised that the price quoted is not for the entire building.  The asking price you are looking at is for one of the 4 - 1,377 square foot units in each building.  
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 27, 2007

November 26, 2007
After suffering that bout of food poisoning at a restaurant in Kings Beach, CA over the weekend, it was nice to hit the daily double on the Incline Village real estate market and have two of my transactions close escrow today.  All parties were very pleased with how smooth the transactions went and I'd like to thank the agents on the other sides of both deals for their professionalism and timeliness in handling things.

I represented both buyers, #48 McCloud which is a very rare two-story, two bedroom, two bath, 1325 square foot condo sold for $610,000.  The bedrooms are much larger than in a normal McCloud condo and the entire upstairs is the master suite providing a very private environment.  Located on the Village Boulevard side of the complex, the French doors off the living room open on to a patio that gives you one of the more pristine and visually pleasing settings at low elevation.  I asked my clients if they would be interested in generating some income by renting the property for a few months during the winter.  I have another buyer who I think would enjoy this condo as a temporary residence while they search around Incline for their new home.  The reply was, "thanks for the offer Don but we intend on using this place, we'll let you know if we change our mind."  So, any of you looking for what is arguably one of the best two bedroom McCloud condos to use as a vacation rental, this one's not going to be available for a while.

718 Tyner Way is a three bedroom, three bath, 1600 plus square foot gem backing up to a huge chunk of undeveloped land that closed at $612,000.  I'm looking forward to seeing the future updating that my clients do to this property since it has such a great basic floor plan and so much upside potential.  The history on this home is a perfect example of how many properties finally get sold in Incline Village.  The house came on the market originally at $795,000 and I put in the back of my mind that if it goes down to the $640,000 price range I would jump all over it.  After a change in listing agents and a price decrease down to $695,000 I felt the seller was on the right track but not yet at the destination.  When the property came back on the market with yet a third different listing agent with a price of $620,000 on October 14th I knew it was time to leap into action.  I would like to extend both congratulations and thanks to my buyer for realizing the great opportunity and moving quickly before anyone else had a chance to write an offer at the new asking price.  This sale involved financing and yet in this day of supposed mortgage nightmares we had everything approved in less than 21 days.  

I don't normally ramble on about transactions I've worked on, but with only one new listing, one price change, and two other transactions closing escrow today I felt I had some electrons to spare.  Also, I felt the insight would be valuable for prospective buyers of Incline Village real estate who would like to get a more analytical look at the nature of the sales.  We are not a cookie-cutter, tract home type of community so every transaction here has some unique attributes.  It is by fully understanding the nuances of each transaction, the motivations of the parties to the deal (and that includes the agents, too) that you can best derive the true fair market value of a property and strike the best price and terms.  

The one new listing on the Incline Village MLS today is a repeat for the duplex over at 1062 Tomahawk returning to the market at $849,000.  I am guessing that the seller could be getting pretty motivated if they are putting the property back on this time of year.  So, anyone looking for a spacious duplex with unusually huge garages and steady income may want to check this one out.

Our one price reduction today breaks the $400,000 price barrier on the downside for a one bedroom McCloud condo for the first time in recent memory.  I dug back into the archives and the last time we saw one of these units sell for less than 400K was October 27, 2004.  This tells me the seller would really like to see an offer.  So, if you've been shopping for a good value in the way of a low elevation one bedroom condo, contact me pronto.  This place even has an attached garage which is extremely rare in the McCloud complex.  Once the listing agent gets up at our MLS meeting on Tuesday morning and makes the announcement that #223 is being offered fully furnished at $389,000, I expect a lot of agents to be frantically punching away at their cell phones. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 26, 2007

November 23 - 25, 2007
Over the holiday weekend, the only action on the Incline Village real estate market is the new listing at 999 Apollo Way.  Since I got food poisoning from eating dinner at a restaurant in Kings Beach on Friday night and I'm still recovering, I'm not really lucid enough to give you any kind of an analysis of this property.  If you'd like to see the MLS information, please click here.  The update from Friday is below.

I am very proud to say that I was dreaming nicely and deep in REM stage when all the big retail stores opened at ridiculously early hours this morning.  I'm as much of a capitalist as the next businessman, but at some point in time can we set aside the pandering for money in the retail sector and just enjoy the Thanksgiving holiday and a good nights sleep?  With Thanksgiving falling at the earliest possible calendar date this year, there is plenty of time to shop for Hanukkah, Christmas, Kwanzaa or whatever holiday you might be celebrating.  Having been born and raised in New England I guess I take tributes to the Pilgrims a little more seriously than the folks who own Best Buy and Kmart.

After the brief T'Day hiatus, the Incline Village MLS brings us three new listings and two price reductions for properties that are all near or in seven figures.  Low end shoppers looking for Incline Village real estate won't find any leftovers on the menu today.  To satisfy your appetite you'll have to take a look in the fridge instead...

For starters, we've got a price reduction of $300,000 (which is higher than the median home sale price nationwide) for the stunning lakefront condo at #58 Lakeshore Terrace.  The merging of two separate units has created one fantastic five bedroom, 4.5 bath, 4000 plus square foot Lakeview condo with a four car attached garage.  Now priced at $3,995,000, those of you shopping for lakefront properties will want to give this one a closer look.  The property taxes are only $14,394 which is a fraction of what you would pay in property taxes for a lakefront home in Incline Village or Crystal Bay.  The property comes with a deeded buoy and the complex has a private pier for your enjoyment and quick access to the Lake.

The new listings today provide us with a gorgeous piece of newer construction in The Glen priced at $2,450,000.  Next up is a spectacularly remodeled panoramic Lakeview home at 587 Tyner Way, which may be perfect for you high rollers looking in the $3 million price range.  This gorgeous home features four bedrooms, three full baths, two half baths, beautiful exterior stonework and one of my most important criteria, a short level driveway.  This property is on the route of my neighborhood stroll and it was fascinating to watch the progress of the remodeling and the addition of the new garage.  This property is buffered by Forest Service land and has one of the more appealing settings along this stretch of Tyner Way.

Last and certainly not least is the extremely private, newer construction at 755 Judith Court.  If you're looking in the $900,000 to $1 million price range I recommend you take a look at this Incline Village home sooner rather than later.  This is a tastefully designed and beautifully maintained four bedroom, four bath, 2,388 square foot, higher elevation home.  Located next to Forest Service land, the serene setting provides you with peace and quiet along with instant access to endless hiking.  Priced at $978,000, some of the key attributes include an oversized two car garage, mudroom, two fireplaces and again the all-important short level driveway.      
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 23, 2007

November 21 - 22, 2007
I am not sure if anyone will read today's Incline Village real estate commentary because of the Thanksgiving holiday.  But we have a surprising four new listings, two price reductions, two properties going into escrow and one transaction closing escrow before we start carving up that Turkey.  I am as amazed as the next person that we would see four new listings on the MLS the day before Thanksgiving.  Maybe the seller's figure this way they can put them in their prayers tomorrow when everyone is gathered around the table.  And in our market God knows we can use all the help we can get with our new listings.

The lakefront condo that closed escrow today is number 19 Crystal Bay Cove selling for an even $1,800,000.  The strength in the lakefront communities continues unabated as this latest deal testifies.  The two properties for sale that went into escrow today are about as opposite as you can get.  We've got a cute little freestanding condo in Glenrock with an asking price of 460K and the gorgeous new construction at 325 Winding Way priced at just under $2.2 million both getting accepted offers today.

I am having a hard time deciphering the information for the new listings on Incline Village MLS on this sunny autumn Wednesday.  We've got a repeat in The Glen, an inside unit in the Racquet Club at just under 375K (and why do they still call it the Racquet Club, they have been using the tennis courts for overflow parking for about a decade) a cute little place in the woods up on Geraldine with no interior pictures and #5 at 999 Lakeshore with no pictures at all.  I promised my broker that I wouldn't be openly critical of anyone's photography anymore, so here's the deal.  If you would like to see pictures of either of these properties please contact me and I'll shoot some photos and send them your way.  I guess the cost of electrons is getting prohibitive for some folks, but my promise to you is that I'll use all the electrons it takes to get you the information that you need about Incline Village real estate.

I'm also a little perplexed by the description for the condo at 999 Lakeshore.  It says there are three bedrooms, two full baths, and four half baths in this 1200 ft.² condo priced at $985,000.  I'm trying to envision the floor plan and where all of those half baths would be.  I know there are times you have to go really bad, but I don't think you need four half baths in a place that small.  Then again, maybe they got a great deal from American Standard. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 21, 2007

November 20, 2007
With the Thanksgiving holiday looming just a couple of days away, Incline Village real estate sales tend to take a breather.  However, we still have two new listings, two price redeployments and one property closing escrow today for your contemplation.  Both of the new listings are repeats and don't grab my attention nearly as much as the fabulous $50,000 price reduction for the Lakeview home at 847 Jennifer and a similar alteration for the cabin at #32 Incline Crest.

The four-bedroom, two bath, 1720 square foot home on Jennifer features an easy living floor plan and arguably the best lakeviews of any property anywhere near this price.  Originally on the market at $849,000 when it hit the MLS back in March, the price was whacked down to $799,000 in June before the adjustment today.  With quick access to the Mt. Rose highway, this is a little gem that will likely draw a great deal of interest at the new price.

#32 Incline Crest was the other big price mover today and is now a much more intriguing buy at $425,000.  This two bedroom, two bath, 1144 square-foot, two-story property has been completely refurbished.  The taxes which are currently less than $1800 per year are far below what you would pay for a similar priced property on the California side of the Lake (property taxes in CA are generally 1% of the purchase price plus local assessments).

It looks like my trusty crystal ball hit the mark once again.  The condo for sale in Incline Village that closed escrow today was my pick to be the next one sold in Third Creek when it was listed back in September.  #125 came on the market at $939,000 just a little over two months ago and sold at the very fair price of $882,000.  In mostly original, but very well maintained condition, buyers of three bedroom, three bath, end units in this complex appreciate the intrinsic value of these well-built condos.  I don't see any further softening in prices for this particular floor plan because there are so few of them and there is continual demand.  The inside three bedroom, 2.5 bath condos in Third Creek generally sell for a bit less than the end units and spend a longer time on the market here in Incline.  If every condo in town was an end unit (like in McCloud), I think we'd see a greater velocity of condo sales in 2007.  

I will be in town over the Thanksgiving weekend and it looks like the weather is going to be absolutely spectacular.  So, contact me if you'd like to come up and take a look at some Incline Village or Crystal Bay properties.  I don't think you'll need the chains to get over Donner Summit.  It looks like the only skiing we'll be doing inside the Tahoe Basin over Thanksgiving is going to be turf skiing.  
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 20, 2007

November 19, 2007
I had a much busier Monday than anticipated and the Incline Village real estate market was right there with me.  With two new listings (both of which are repeats with new agents), two price alterations, two properties going into escrow and one transaction closing escrow we've got a rather full plate in advance of the big feast on Thursday.

The property in Incline Village closing escrow today is one of the least expensive freestanding units to sell in quite some time.  The nicely remodeled 1120 ft.² cabin at #33 Mt. Rose Chalets sold for the extremely reasonable price of only $365,000.  Just 18 months ago I listed and sold a virtually identical property in a slightly better location in the complex for $470,000.  I've been saying all year that the low end of our market is where you'll find the best values and I urge anyone shopping in the under $500,000 price range to come up here and take your best shot.  The worst that will happen is your offer will get rejected and who knows just what kind of a great value you might find. 

Checking out the completely different properties that went into escrow today we've got a tear down six-plex on Willow and a beautiful home at 888 Lake Country.  I am actually quite stunned that it took so long for the gorgeous property on Lake Country to go into escrow.  This is arguably the most beautiful home in town in the $1.4 million price range and the setting is very private with gorgeous mountain views. 

You high rollers out there will enjoy the big price reduction today for the new construction at 521 Crossbow.  Reduced $250,000 down to $5,995,000, this elegant five-bedroom, 7.5 bath, 7800 ft.² panoramic Lakeview home was completed in 2006.  Built by the highly respected Ira Rodman, this Incline Village home is worth a look if you're shopping in the $6 million price range.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 19, 2007

November 18, 2007
It was such a beautiful Sunday afternoon up here at Lake Tahoe that I'm guessing just about everyone had the day off to enjoy one of the more spectacular autumn weekends of 2007.  I took a couple of hours to hike up Tamarac Peak this afternoon and soaked up some sunshine along with the view.

There was very minimal action today on the Incline Village MLS.  We had one price reduction for the commercial property on Enterprise and the condo at #101 Bitterbrush went into escrow.  There had been several offers on that property including the one that I wrote moments after the place came on the market last month, so it will be interesting to see the final selling price.  The Incline Village real estate update from Saturday is below.

Just like the weather, it was a mild and mostly sunny day for the Incline Village real estate market.  With two new listings, one of which is a repeat, one property going into escrow balanced out by one property falling out of escrow there is not a tremendous amount of excitement for me to report.

I am very intrigued by the home for sale at 622 Tumbleweed that was listed late today.  Priced at only $899,000, this three bedroom, 2.5 bath, 1,976 square foot property has a very popular split level floor plan to go along with a short level driveway.  Located along the route of my regular neighborhood walk, I've always wanted to see the inside of this place.  The home is owned by one of the more vocal writers of letters to the editor at the Bonanza.  I'll be interested to see if the interior decorating parallels the perspective of his philosophical diatribes.    
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 17, 2007

November 16 - 17, 2007
I hope that many of you will stop by my open house on Saturday afternoon at 1372 Tirol Dr in Upper Tyrolian Village.  It looks like it should be a rather pleasant day to look at Incline Village real estate and enjoy the beautiful mountain views. 

In addition to handling the nuances of the two transactions I have an escrow, there are 2 new listings, one price reduction, one property going into escrow and two deals closing escrow to occupy my remaining brain cells today.  #117 McCloud closed at $569,000 showing that prices are still holding relatively firm in the complex.  This two bedroom, two bath lower unit on the Village Boulevard side has been partially updated and modestly furnished.  

The other property that closed escrow today is the cute home at 693 Carson Court.  Slightly over 1500 ft.², this three-bedroom, two bath home without a view is situated on a tiny .16 acre lot.  The final sale price of $705,000 works out to $458 per square foot which is pretty darn good for a higher elevation property planted in the trees.

It's nice to see a little bit of action at the low-end with the least expensive freestanding condo in town going into escrow today.  Priced at only $339,000 the charming little one bedroom, two bath, 1085 sq. ft. property on College Drive is a veritable bargain by Incline Village standards.  Congrats to my broker, take your wife to dinner and let your teenage kids have the house for the evening...  You can afford the cleaning crew.

Checking out the new listings on the Incline Village MLS, if you don't mind driving to the upper reaches of town the home for sale at 826 Ellen Court may catch your eye.  With a little bit of a Lakeview, this three bedroom, 2.5 bath, 2918 ft.² property also has a nice family room and a great yard for entertaining.  Priced at $1,288,000 I recommend getting up there before the snow gets 12 feet deep in the middle of winter.  

We've got a low elevation investment opportunity for those of you seeking a fixer upper in the Lakeview subdivision.  866 Freels Peak was built in 1968.   Let me know if you want me to shoot more pictures of this one because it's got a great location just one block from Lakeshore. With an asking price of $1,295,000 this supposedly partially refurbished three bedroom, 2.5 bath, 1846 ft.² home also allegedly has a peek of the Lake.  I'll need to check this one out over the coming weekend if I get the chance since I am a big fan of this street.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 17, 2007

November 15, 2007
Opening today's commentary on the Incline Village real estate market is the enormous price reduction for the panoramic Lakeview home at 580 Amagosa in Crystal Bay.  Dropping $150,000 all the way down to $1,145,000 this is quite arguably now the best value in a panoramic Lake property view anywhere at Lake Tahoe.  This remodeled four bedroom, three bath, 2623 square foot home comes with a two car attached garage and all the Lake view you can handle.  Since it is located in Crystal Bay you don't get beach access privileges in Incline.  But if I represent you as the buyer I will give you 2 punch cards a year for the first three years after the close of escrow as my housewarming present to you and that should cover your beach access for awhile.

The other four price changes don't do anything for me so let's take a quick look at the two new listings, one property going into escrow and one property closing escrow today.  It looks like the intrinsic value of a view of Diamond Peak is now somewhere in the $400,000 range.  The tiny chalet at 1225 Styria which has three bedrooms and 1.5 baths squeezed into 1152 ft.² closed escrow at $475,000 today.  With no garage and no hope that you'll ever have one and 35 stairs that you need to negotiate uphill to get to the front door, guests with altitude sickness should wait downstairs in the car.  Oh, and and there is no land outside the footprint to go along with this chalet because it's a freestanding condo in Upper Tyrolian Village.  

Our two new listings on the Incline Village MLS consist of a Lakeview home at 608 Tyner and a rather nondescript place that I can't get excited about on Robin Dr.  I shot a lot of pictures of the property on Tyner so if you'd like more info let me know and I'll send some photos your way.  The listing agent has been very busy and only had time to put up two shots so I walked over to the house and hit it from all angles.  This home at roughly 6800 feet in elevation features four bedrooms, three baths, a large deck with Lake and mountain views and a nice flow from the kitchen to the dining area and living room.  A nice complement is the oversized two car garage with an extra tall door on one side for boat or RV parking.  Priced at just under $927,000 and boasting over 2600 square feet, this place is worth a look for anyone shopping in the 900K to million-dollar price range. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 15, 2007

November 14, 2007
It was such a spectacular day up here at Lake Tahoe that I just had to take a couple of hours off this afternoon and squeeze in a hike up to Tamarac Peak.  I could hardly believe that it is mid November and we still have this gorgeous sunny weather and only the slightest dusting of snow on the highest peaks.  The people who are skiing and snowboarding at Boreal this week and claiming on the 11 o'clock news that things are "awesome" and "epic" are delusional at best.  My hike was a pleasant albeit temporary diversion from the Incline Village real estate scene as we have three new listings, one price reduction and one transaction closing escrow to contemplate.

The home for sale in Incline Village that closed escrow today is the five bedroom, four bath, 3700 plus square foot property on the Championship Golf Course at 980 Cart Court.  The final sale price was $1,200,000, which in my estimation should make for a very happy buyer.  Although mostly original from 1981 the house has some decent upside potential if you can figure out how to deal with the funky roofline on the golf course side.  Or maybe the new buyer is Gary Coleman and he won't be worried about the angle of the roofline.

We've got a big $400,000 price reduction on the spectacular showplace at 992 Trap Court.  Those of you shopping in the $3.5 million range will want to take a closer look at this gorgeous piece of construction.

Taking a gander at the new listings on the Incline Village MLS we've got one repeat, one sort of repeat, and one true new listing at 970 Fairway Park Drive.  Fetching an asking price of just under $1.4 million, this three bedroom, three bath, 2412 ft.² home on the 10th fairway of the Championship Golf Course was built in 1995 and sits on a postage stamp .137 of an acre.  I think the location could be superb since the street dead ends into the Cedar Crest complex and there is no through traffic.  When you compare the dollars per square foot to the house that sold on Cart Court it may seem like this property is a bit on the high side.  But, you have to take into account much newer construction, the fabulous golf course views and probably some other intangibles I can't think of at the moment.  Then again maybe it's just insanely overpriced, I won't know until I get a good look at the place.  All can say is that I like the listing agent and he has a history of pricing properties reasonably fairly.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 14, 2007

November 13, 2007
We have some big-time news on the Incline Village real estate update on this chilly Tuesday night.  765 Lakeshore just went into escrow.  Featured here as a Super Deal Alert last week, this was the absolute best value at low elevation and it got an accepted offer in less than 10 days after it hit the MLS.  I hope nobody expects me to find another gem like that at low elevation anytime in the near future.  I anticipate we will see another great value like that in the $1.6 million price range on Lakeshore about the same time we find Jimmy Hoffa's body. 

The Incline Village MLS brings us three new listings, two price reductions and the aforementioned deal going into escrow today.  Both of the price reductions while pleasant on face value are not properties that increased my pulse, so let's skip ahead to the new listings for the day.

#50 Village at Incline which is a beautifully remodeled two bedroom, 2.5 bath, 1588 ft.² condo across the street from the Hyatt is on the market with an asking price of $699,000.  This inside unit changed hands in basically the same condition a little over two years ago at $705,000.  Why the seller is willing to take a fairly significant loss is beyond me.  The great location and the 2-story floor plan with two master suites make these particular units highly desirable as vacation rentals.  

Rounding out the new properties for sale in Incline Village today we have a very livable tear down at 1120 Lakeshore.  I believe this home with very little curb appeal on the outside but a nice remodel on the inside is situated on one of the more pristine lots on Lakeshore Drive.  I spoke with the listing agent this evening and it appears that you could build a 3000 - 3500 ft.² house with a two-car garage and a driveway which in this neighborhood would put you in the $2 million to $3 million-dollar range.  Surrounded by National Forest Land and with a seasonal creek running right through the property this is a one-of-a-kind location at low elevation.  If you have always wanted to build your dream home on Lakeshore Blvd. but could not afford the stratospheric lakefront prices, please contact me right away as this is now priced at lot value and will likely sell quickly.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 13, 2007

November 12, 2007
I hope you will forgive all of the headlines above but I would be negligent if I did not make everyone aware of the great big price reduction for the house on Apollo and also the group open house coming up this weekend.  There are a lot of great values among the properties for sale in Upper Tyrolian Village and the sellers I represent at 1372 Tirol Dr are very motivated and willing to look at all offers.

The Incline Village real estate update brings us two new listings, one inexplicable price increase and one property closing escrow today.  #191 Mountain Shadows sold for an even $520,000.  This is the oversized 1782 ft.² floor plan with a garage that has been tastefully furnished and nicely updated.  I think both parties reached a fair price on this condo in Incline Village that features a peek of the Lake and traded hands in 2003 for just over $358,000.

Our two new listings today both appear to be very reasonably priced for you low to midrange shoppers.  The condo at 680 Titlist looks to be very nicely remodeled.  Bordering the Mountain Golf Course this three bedroom, two bath, 1500 plus square foot property is in a woodsy setting next to a Creek.  Priced at only $545,000 this is one of the properties that I will be previewing on the MLS tour on Tuesday morning.  I would like to be able to tell you a little bit about the house that came on the market up on Chico Court, but with only two exterior pictures and no virtual tour there is not really much I can say.  Check back for more commentary on this property in a future update if I have a chance to stumble by that home.  Priced at only $699,000 and containing over 2500 ft.² of living space, this three bedroom, three bath home with a two car attached garage that is surrounded on three sides by Forest Service land could be quite a bargain.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 12, 2007

November 11, 2007
We have two fabulous price reductions and one transaction going into escrow today on the Incline Village real estate update.  I don't normally get this excited about price adjustments but in my not so humble opinion I feel that both of these properties are now at or below their fair market values.

The home for sale at 1015 Apollo Way dropped $150,000 today and is now a more than reasonable $1,149,000.  With five bedrooms, three baths, nearly 3600 ft.² of living space, two car attached garage, Lakeview and a wonderful floor plan this property also does extraordinarily well as a vacation rental.  I can't show you a better value in this price range at the present time now that 574 Fallen Leaf is in escrow.

For you bottom feeders out there, the $60,000 price reduction at 1022 War Bonnet provides us with a duplex under $500,000.  Each unit contains three bedrooms, two baths, 1,136 ft.² and the building brings in approximately $2500 per month in rent.  This is one of those rare properties in Incline Village where you can actually get breakeven cash flow with around 20% down.  If you have been looking for an investment property in the half-million dollar price range this one merits a closer look.

November 7 - 10, 2007
The only action on the Incline Village real estate market on Saturday involved me showing property to 2 different clients.  There were no new listings, price changes or status changes for the day.  The updates from Friday and Thursday are below.

I had a relatively busy day lining up appointments for two different buyers this weekend but the Incline Village MLS took the day off for the most part.  We had just one price reduction and I'm pleased to report that the condo at #8 Brookstone is now pretty close to the target price I set when it first came on the market over a year ago.  Originally priced at $505,000 which seemed rather stratospheric at the time, this cute little fixer upper has received a dose of reality and is now down to $368,888.  That's about it for today enjoy the commentary from yesterday.

The Incline Village real estate update is a real snoozer today with one real new listing, one repeat at a slightly lower price and one feeble price reduction.  Unless you are dying to buy a two bedroom condo in Ski Way Ridge I don't really have any news for you.  And I can't get that excited about this condo near the ski area in Incline Village because it's right above the entrance to the garage.  So, even though it is an end unit, you better hope everyone has their high beams off and their low beams aimed down on the ground, or the term "light and bright" will be given new meaning.

The asking price is $450,000 for this two bedroom, two bath, 1224 ft.² condo and I am still trying to figure out where that number came from.  This property is apparently in pretty much original condition, unfurnished and on the ground floor.  One feature not listed on the MLS datasheet is that being a first-floor unit, if there's a fire you could jump off the deck and probably not get injured.  I guess it would depend whether you landed on the lawn or the pavement.  So my advice is to look before you leap and aim for the Japanese maple, it will help to cushion the blow.  
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 8, 2007

November 6, 2007
Anyone who's been shopping for Incline Village real estate during the past year has seen a variety of great values go into escrow in every price range.  I will have to do some investigating, but it looks like the Tahoe Biltmore and the adjacent property closed escrow today at $29 mil. along with the vacant lots next door at another $4.5 mil.  It will be interesting to see what the long-term plans are for the Crystal Bay casino corridor.  Whatever happens, I hope it does not have a negative impact on the traffic patterns and cause more congestion or air pollution.

We've got a quickie today with three new listings (one of which is a repeat) and one property going into escrow on the Incline Village MLS.  I wish the sun had been at a slightly better angle when the photos of the new listing in Burgundy Hill were taken today.  I spoke with the listing agent and she told me that the property has an absolutely gorgeous Lakeview.  Priced at $465,000, this one bedroom, two bath, 1064 ft.² condo features underground parking and the quiet that only comes with being in Building 3 in the complex.

The spectacularly remodeled home at 1138 Lakeshore that sold for $3,250,000 back in 2005 is on the market with an asking price of $3,995,000.  Boasting five bedrooms, five full baths, a three car attached garage and 4773 ft.² of living space, this dramatic home needs to be seen to be truly appreciated.  Just imagine the most luxurious oversized cabin a person could possibly design and that will give you the general idea of the architecture and feel of this beautiful place.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 7, 2007

November 6, 2007
The Incline Village real estate market does not offer us much in the way of fodder today.  With only two new listings and both of those being repeats and one property closing escrow it looks like a lot of folks are taking a breather after yesterday's frenetic activity.  The MLS tour did have one interesting tidbit, and that would be the Super Deal Alert at the top of the page today.  If you missed it and are shopping in the $1.6 million range I highly recommend that you scroll up and check out the link to the MLS information for the home for sale at 765 Lakeshore Drive - Incline Village.

The property that closed escrow today is the tear-down/ fire damaged, thrasher of a house at 845 Donna Drive.  Priced very close to lot value and closing at $560,000, bring your sledgehammers and pry bars and help the buyer level this baby as quickly as possible.  It will be interesting to see what goes up in the way a replacement home since there is probably a significant amount of coverage on this nearly half acre, relatively level lot. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 6, 2007

November 5, 2007
Today's Incline Village real estate update brings us a flurry of activity with four properties going into escrow, two new listings and one price reduction.  It looks like the buyers are coming out of the woodwork and scarfing up some of the good values.  

I had a feeling that #167 Mountain Shadows would be the next to go in the complex when the price was reduced to $399,000, and that is indeed the case.  #31 at 999 Lakeshore also got an accepted offer, probably because the asking price was reduced significantly down to the reasonable level of $1,275,000.  The fixer upper house at 570 Silvertip priced at $890,000 got snapped up by a savvy buyer.  The listing agent is really on a roll these days, my congratulations to you Mike!  It's nice to see some of these listings that you have been diligently marketing for awhile go into escrow the past 2 weeks.

The one price reduction on the Incline Village MLS today is very significant.  The freestanding condo located at 972 Fairway View Ct. was adjusted $50,000 downward to the new price of $1,150,000.  With a floor plan based on the very popular Country Club Villas design, this three bedroom, 2.5 bath property near the Championship Golf Course is worth a closer look.

I am going to be getting an early start tomorrow morning so I can preview the new listing at 745 Lakeshore.  Normally the odd-numbered homes are on the water but this is in that short stretch that backs up to the homes on Shoreline Circle.  Priced at only $1,595,000, making it a veritable bargain on Lakeshore Drive, this four-bedroom, 2.5 bath, 2,815 ft.² home in Incline Village is situated on a nearly level .348 acre lot.  Built in 1982 and with a fabulous location just a short walk to Burnt Cedar Beach, check back here tomorrow evening for a more detailed report on this property.

Last up on the Incline Village real estate scene for this gorgeous autumn day is the new listing at #44 Coeur du Lac.  Featuring three bedrooms, two baths and 1506 ft.² of living space, making this the largest floor plan in the complex. The asking price of $599,000 merits further scrutiny.  Priced well below the other three bedroom units in the complex and offered fully furnished, I'll have to zoom by this property and check it out sooner rather than later.

I have a little free time this coming weekend, so if you would like to come to Incline Village and look at the homes or condos for sale, please contact me and we can make an appointment.  There are still some excellent values in all price ranges.  It's a great time to make the trip to Tahoe to try and strike a bargain while you enjoy the beautiful autumn weather.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 5, 2007

November 3 - 4, 2007
There was no activity on the Incline Village MLS on Sunday, the update from Saturday is below.

It was a relatively light day on the Incline Village real estate market, with just one new listing and two price changes.  The big price reduction for the house at 203 Nadine Court was reversed today and the house is back up to $670,000.  Too bad none of you jumped on it during the brief time that it was at $599,900 that would have been one heck of a deal!  

The other price change today is much more enjoyable for the buyers in the crowd.  #3 Cedar Crest was chopped $50,000 and is now a very reasonable $599,900.  This is arguably the best value in the complex and the oversized deck facing the golf course surrounded by trees provides for a wonderful setting.

I can't get excited about the new listing at 538 Dale Drive so click the link below at your own risk.  Those of you seeking the best values on the Incline Village MLS may wish to make your move in the next few weeks.  25 listings expired on November 1 and only two of them have come back on the market which tells me that almost everything that expires or gets withdrawn this time of year won't be back until May or June 2008.  We have a great variety of inventory and a significant amount of motivated sellers who won't be preoccupied until Thanksgiving.  So, come on up while we have this gorgeous autumn weather and see what kind of a great deal you can strike on that piece of Incline Village real estate you have always wanted.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 3, 2007

November 2, 2007
I am very happy to report that the Incline Village real estate market received a healthy dose of sanity today.  A quick overview brings us three new listings, one price alteration, two properties going into escrow and one home closing escrow.

The home for sale at 860 Jennifer St. closed escrow at the nice round sum of $500,000 today.  After three aggressive price reductions a very reasonable offer arrived on the table.  With three bedrooms, two baths, 1328 ft.², no garage, no view and a tiny .17 acre lot at $500,000, all parties should be happy and it's a very fair deal.  With all of the very reasonably priced higher elevation homes for sale in Incline Village, I think the little cabins in the Mt. Rose Chalets and Incline Crest will be a tough sell in the near future.

Checking out the properties going into escrow today, the three bedroom, three bath, end unit condo at #125 Third Creek with an asking price of $939,000 got an accepted offer.  I will be very interested to see where this property closes since I represented the buyer on the sale of #82 which was the last three bedroom, three bath to sell in the complex.  The home located at 445 First Green, which is priced just a smidgen under $1.8 million also went into escrow today.  This 4900 ft.² behemoth has been on the market for 20 months and after numerous price reductions finally found a willing buyer.  Maybe with the new defensible space initiatives to remove excess trees in the Lake Tahoe basin this house could pick up a little bit of a Lakeview someday.

We've got a $200,000 price reduction for the GINORMOUS nearly 8000 ft.² home at 496 Fairview Blvd.  Spectacular panoramic Lake views to go along with seven full baths, two half baths, five bedrooms and enough space for all of your friends and extended family.  (Just inform them of the 3 day rule concerning fish and relatives).  Priced just under $5 million, this fabulous piece of newer construction was completed in 2002.  This property truly exudes the WOW factor for those of you seeking the ultimate in luxury living plus incredible views of Lake Tahoe and the surrounding mountains.

Of our three new listings on the Incline Village MLS, only the house at 581 Sugarpine can awaken me from my late-night daze.  I wish the interior pictures were better because I don't understand how from the exterior it appears there are some rooms with cathedral ceilings, but the interior pictures show only flat ceilings.  Priced at $1,150,000 and situated on a lot just over one third of an acre, this three bedroom, three bath, 2490 ft.² remodeled home in Incline Village is located in a woodsy setting in one of my favorite neighborhoods.  I will have to preview this over the weekend because it could turn out to be the best value in this price range and I want my buyers to know about it before it hits the MLS tour next Tuesday.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 2, 2007

November 1, 2007
I would love to be able to give you an in depth market analysis but I am as perplexed as the next person looking at the statistics on the Incline Village real estate update today.  We have two new listings (one of which is a repeat), five price changes, two properties going into escrow and two transactions closing escrow.

Let's start with those things that offer us a little bit of clarity before we delve into the fog.  I'm very pleased to announce that I got an accepted offer for my buyer for the home at 718 Tyner Way.  When the price dropped $80,000 down to $620,000, I knew that the seller had truly become motivated and that the property was now a great value.  The Lakeview home in Incline Village at 789 Ida Ct with a price tag of $1,395,000 also went into escrow today.  Regular readers of this column will remember when the price was recently whacked a hundred thousand dollars I mentioned this property as being a great buy in its price range.  Even though it's kind of up there in the snow belt, the driveway is not difficult and the views are spectacular!

The absolutely beautifully remodeled condo at #55 Royal Pines closed escrow at $620,000 today.  This four bedroom, 3.5 bath, 1752 ft.² low elevation condo in Incline Village is one of the most expensive properties ever to sell in this complex.  The other property closing escrow today is #1 Incline Villas, located right next to the Championship Golf Course.  Selling for an even $570,000, this three bedroom, three bath 1584 ft.² unit does not even have a garage.  But I guess you don't need one if you are just driving your golf cart everywhere.

The only price change that's noteworthy today for its goodness is the Super Deal Alert at the top of the page for the house located at 203 Nadine.  It's not everyday you see a nearly $100K price reduction on a 699K home for sale in Incline Village or Crystal Bay.  Clothes get marked down 15% to 20% at one shot, not houses.  

I was a little stunned to see three price increases and two price decreases on the Incline Village MLS today.  If a property has not sold all summer long what makes the seller and / or the listing agent think raising the price is going to be beneficial?  That's a real head scratcher for me...

I'd love to tell you something about the new listings today, but as a general rule I do not comment on repeats or those that don't have any photos.  Maybe by the time you are reading this the listing agent will have put up photos for the lakefront property at 290 North Lake Circle and the link below will actually provide you with some visual delights.  I'm a little baffled why the asking price is $500,000 higher than when this property did not sell in 2006.  Unless you've got close to $11 million to drop on this lakefront property I guess it's a moot point anyways.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on November 1, 2007

October 31, 2007
Our Incline Village real estate update is going to be rather brief tonight with just 2 new listings and 1 property closing escrow.  The home that sold today is the very tastefully updated three bedroom, 2.5 bath, 2173 ft.² property at 329 Woodridge Way.  The final sale price of $812,500 is very reasonable considering the size of the lot, location of the property and the unusual configuration of the driveway in relation to the garage.  Only those who've seen this property will know what I mean by the last sentence.  Let's just say you don't exactly drive straight into the garage...

I can't really tell you very much about the two new listings on the Incline Village MLS today because the first one has no pictures and the second one has only one photo.  I love the location of the home for sale at 225 Pine Cone Road which is one block from Lakshore.  So, I will just have to preview this property and see what the interior looks like because the specs make me wonder if it's a tear down.  Built in 1964 and priced at $1,395,000 with four bedrooms and three full baths squeezed into just over 1600 ft.² I am both intrigued and befuddled.

The pace of business for me keeps rolling along with a counter offer thrown back in my court to negotiate today.  There are some very good values currently on the market in all price ranges and you cannot predict how much a seller is willing to bargain until you present the offer.  Not every offer comes together, but you'll never know just how motivated a seller is until you put that signed piece of paper in front of them to contemplate.   

Which reminds me, I have the inside track on a lakefront in the $7.5 million range that will be coming on the MLS soon.  Contact me if you're interested in this 4BR, 4BA fixer upper with a pier and a chunk of private, rocky beach to go with a level lawn in the back yard.  Your own private slice of heaven here on the North Shore of Lake Tahoe.  I have a close relationship with the listing agent and I've seen the property; lots of upside potential as a remodel or teardown.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 31, 2007

October 30, 2007
The Incline Village real estate scene for this Tuesday brings us a mind numbing MLS tour followed by two new listings, two price reductions and three properties going into escrow.  I have to say that the new construction on Ida Ct. is absolutely fantastic and features an incredible setting to go along with the spectacular panoramic view of Lake Tahoe.  And for almost $9 million it should.  What I don't understand is how they ever got permits for the place.  Carved into a steep mountainside is a narrow 1 lane road leading to two new houses.  I can only guess that both the TRPA and Washoe County were salivating over the permit fees and annual property taxes that they stand to reap.  It's unfortunate that there is no accountability at the highest levels and the destruction of the Tahoe Basin environment goes unabated while those in a position to protect this jewel simply act as toll collectors for permits and fees.

Returning to our daily commentary on the Incline Village real estate market, one of our listings is a repeat with a technologically challenged listing agent (by her own admission, I don't make this stuff up), and the other is a gorgeous piece of relatively new construction in Upper Tyrolian Village.  I wish there were pictures of the interior of the property located at 1314 St. Gallen Ct, as the newer places in this area tend to be quite beautiful and feature dramatic views of the Diamond Peak Ski Area and surrounding mountains.

Both price reductions on the Incline Village MLS, while significant in dollars are relatively mild for the respective properties.  The property at 178 Tramway is a disaster in a bad location and would appeal only to those who have both a bulldozer and one heck of a toolkit for rebuilding.  The gorgeous home at 517 Fairview Blvd. dropped $200,000 but frankly I think there needs to be a one in front of that number.  I just don't see $1000 per square foot for this place, but then again maybe I need a trip to the eye doctor.

All three properties that went into escrow today range from $1.3 million up to $3.5 million.  I was very pleased to see the spectacularly beautiful freestanding condo at 230 Glen Way go into escrow.  I know the listing agent quite well and I was getting rather concerned that he was going to have to rent the bedroom downstairs at my house to soothe his wife's consternation over the length of time it was taking to sell their place.  I'll keep the room available for you Mike, just in case you need it if the deal goes south.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 30, 2007 

October 29, 2007
With thunderstorms crashing around this afternoon and a much-needed rain soaking the Lake Tahoe basin it was a rather spectacular day up here in the mountains.  The weather was certainly more exciting than the news on the Incline Village real estate market today.  We have three new listings (two of which are repeats), two price adjustments, one property going into escrow and one deal closing escrow on the Incline Village real estate market.

The three bedroom, 3.5 bath condo located at number 56 Village at Incline sold for an even $860,000.  This unit was furnished and the price was right in line with the sale price of #41 which I sold a couple of months ago, unfurnished at $850,000.  The median price for condos continues to hold firm at $585,000 with a slight bias to the upside based on the properties currently in escrow.

Checking out the price changes on the Incline Village MLS we've got a $26,000 reduction for the beautiful Lake view freestanding condo at 101 Red Cedar - #13.  Now priced at $1,399,000, this elegant three bedroom, 3.5 bath, 2740 ft.² property merits a closer look.  For you low elevation shoppers not looking to spend over $500,000, the price reduction for #18 White Pines may grab your attention.  This very nicely remodeled three bedroom, 2.5 bath, 1440 square foot end unit comes with a 2 car attached garage and is located near the creek.

The actual new listing today is a lake view home for sale in Incline Village at 811 Jeffrey Court with an asking price of $1,675,000.  Featuring five bedrooms, 3.5 baths, over 4100 ft.² of living space and a quiet little cul-de-sac on which to reside this is high on my list to preview.  I hope the Lake view that you see on the MLS is really from the property and not just some generic shot, because it looks a heck of a lot like the view on those refrigerator magnets I handed out a couple of years ago.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 29, 2007 

October 27 - 28, 2007
I wrote another offer today, and may have one more in the works this week depending on how things shake out.  It's still like mid-summer for me as far as the real estate business is concerned, although I was able to watch the Red Sox sweep the Rockies tonight in a close game. 

There was no activity on the Incline Village MLS on Sunday, the commentary from Saturday is below.

The Incline Village real estate market brings us three aces on this Saturday afternoon and I was involved in two of them.  I am very happy to announce that my buyer got an accepted offer for #48 McCloud.  I wrote a very clean offer and I think its a very fair deal for both parties especially since it came together so quickly.  

The other big news of the day is the $76,000 price reduction for my listing at 681 - 14th Green.  Now arguably the best value in the $1.5 million price range, this six bedroom, four bathroom, 4500 plus square foot Mountain View home is the ultimate spot for family gatherings.  Currently set up to sleep 25, there are two decks, hot tub, 2 person jetted tub in the master suite, nearly half acre lot, two full-size kitchens, a family room, five car attached garage and room in the driveway for six more cars.  Click here to see a virtual tour of the property.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 26, 2007

October 26, 2007
Checking out the Incline Village real estate update for this hazy Friday afternoon, it looks like MOTIVATION is the password of the day.  We have four price reductions, three of which are very significant, and two new listings for your viewing pleasure.

One of the new listings is on the market for less than what it sold for one year ago when you shake out the commission.  The other new listing on the Incline Village MLS today is a tear down located at 178 Tramway, right up against Highway 28 that was rejected by the market earlier in the year.  According to the remarks on the datasheet this is a bank owned property so I say bring your checkbook and write your own number if you want to take a risk on this baby.  Just make sure that you offer to throw in a few pairs of noise canceling headphones from Bose after you're done with the remodel or rebuild to keep the new buyer happy.

The big movers of the day are the $104,000 price alteration for the tastefully remodeled Lakeview home at 806 Toni Court and the even bigger $200,000 redeployment for the property at 740 Mays Blvd.   The latter home which is in the Lakeview subdivision of Incline Village, has been on the market for quite some time and has also a change in listing agents.  Originally priced at $1,750,000, this tells me the seller truly wants to part with this property before the snow flies.  One other notable price reduction on a percentage basis and a dollar basis is the near $40,000 adjustment for the chalet at 1357 Carinthia Ln.  Now priced at $499,500, this beautifully remodeled freestanding condo near the Diamond Peak Ski Area is arguably one of the best values in town in the $500,000 price range.

I'm not sure what type of activity the next week shall bring but it is my fervent hope that I can actually get away for a few days to enjoy the beautiful autumn weather at higher elevation.  I still have one counter offer that I am waiting for a response on and clients coming in on Saturday to look at property here in Incline Village.  So there are a few variables in play and I will just have to be fluid.  I'll post a note here if I'm going to be backpacking and incommunicado for a few days.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 26, 2007

October 25, 2007
It was a very asymmetrical day on the Incline Village real estate market with five price reductions, one property going into escrow and two transactions closing escrow.  Our big mover of the day is the $200,000 price redeployment for the remodeled Lakeview home at 644 Alpine View.  Now priced at a very reasonable $2,195,000 this five bedroom, five bath, 4575 ft.² home in Incline Village is in a wonderful setting next to Forest Service land.  Although some of you may find the driveway a little bit challenging, it is very manageable and the Lakeview is worth every bit the effort.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 23, 2007

October 23 - 24, 2007
Just one minimal price change on the Incline Village MLS today.  The update from Tuesday is below for those who missed it yesterday.  I managed to squeeze in a short hike on this spectacular, warm, sunny day here on the north shore.  The Mt. Rose Wilderness is Incline's backyard and provides a variety of ways to quickly ascend to the most incredible views of Lake Tahoe and away from what little bit of civilization we have here in the off season.  

The Incline Village real estate market brings us three new listings and one property closing escrow today for a rather abbreviated daily update.  The tastefully remodeled home at 175 Mayhew Circle sold for the tidy sum of $1,322,500.  Located in a tranquil setting next to a Creek on a spacious .47 acre lot just a block from Lakeshore Drive, this is one of the better low elevation values in this price range.

The new listings on the Incline Village MLS are all in the lower strata and have wildly varying floor plans, square footage and degrees of updating.  The most beautiful of the three new units oddly enough is the one at #106 Mountain Shadows.  I wish there were more pictures because the one photo on the MLS is rather tantalizing as it shows a beautifully remodeled kitchen.  Priced at $571,500, this three bedroom, 2.5 bath, 1360 ft.² end unit is one of the rare condos in the complex with gas heat and a gas log fireplace.  With the current moratorium on using wood-burning fireplaces in Mountain Shadows (unless they have been replaced and / or recertified by the Building Department), a gas log makes for a very worthy alternative.  I am very close with the listing agent and if anything she tends to understate her descriptions, so I am quite anxious to get a look at this condo in Incline Village.

The other two new listings today are both fixer upper condos.  One is located right next door to the unit that my clients purchased a couple of months ago at 928 Wendy Lane and the other one is in the Woodmere complex situated along the 18th fairway of the Championship Golf Course.  I can't get overly excited about either of these properties at the moment since there aren't really any photos that bowled me over.  Both condos appear to be reasonably priced and merit a closer look if you are shopping in the $500000 to $600000 price range.

After writing another offer and also writing a counter to counter offer on a different transaction today, it looks like I will be parked in Incline Village working on real estate deals for the rest of the week.  I just hope this nice weather holds up so that maybe I can leave on Sunday and go on a backpacking trip in the Sierras down near Bishop.  Now that the Forest Service has lifted the campfire restrictions in that part of the Sierras, I can enjoy a late-season journey without freezing my butt off after 6 p.m. when the sun goes down.  When you're camping above 9000 feet this time of year, the shadows get very long, very quickly and the temperature can drop 20° in the two hours around sunset, then continue spiraling down until dawn.   
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 23, 2007

October 22, 2007
As a graduate of Boston University I am thrilled that the Red Sox are once again in the World Series.  I had the good fortune to live three blocks from Fenway Park in 1975 during my junior year.  My roommates and I enjoyed the luxury of $1.25 bleacher tickets for the regular-season games and we went to over 40 of them.  Back in those days you actually could go down to the bullpen before the game or the batting cage and visit with the players.  Now both their egos and their agents get in the way.

It was an absolute treat to see Bernie Carbo hit that home run that got them into the playoffs and then see games 2, 6 and 7 in the World Series.  I had a fabulous seat right behind first base and will never forget the electricity of the crowd when Carlton Fisk hit the game-winning home run to send us into game seven.  Too bad that Denny Doyle did not know how to pick up a ground ball in game seven or we would have won the World Series against the Reds.  

But I digress from the business at hand as there is much to cover on the Incline Village real estate update on this gorgeous Monday at Lake Tahoe.  With five new listings (two of which are repeats), one feeble price reduction and two properties going into escrow we've got a little something for everyone.

The lakefront estate at 1029 Lakeshore Drive that came on the market last week at $32 million supposedly got multiple offers but it did in fact go into escrow today.  Once again the super high-end is showing that it is the strongest part of the real estate market in Incline Village.  At the opposite extreme, 191 Mountain Shadows with the asking price of $550,000 for one of the larger units with covered parking also got an accepted offer.

Taking a gander at the new listings on the Incline Village MLS today we have some of my least favorite properties; a duplex on Tomahawk, a mixed-use commercial/residential condo at the Country Club Mall and an inside unit in a very unusual four Plex at 950 Dana Court.  The place on Tomahawk was on the market back in 2006 with an asking price of $799,000 and was pulled off, now it's back on at $749,000.  120 Country Club Drive - #3 is a front row unit across the street from the Hyatt with commercial space down below and a two-bedroom condo up above.  A great location but I'm not sure I agree with the $700,000 asking price.  I've never seen anything like the place up on Dana Court, so I'll have to reserve judgment until I get a look at the interior since the pictures are quite minimal.

It was an extraordinarily busy day for me once again showing Incline Village properties to two different clients, dealing with the counter offer that I received and wrestling with the usual abundance of marketing projects and paperwork.  I am not sure if I'll be able to get away on a backpacking trip this week but if I do a message will be posted here on the web site.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 22, 2007

October 20 - 21, 2007
My work as a real estate agent in Incline Village continues at a frenetic pace but one would never know that from taking a look at what the MLS brings us over the weekend.  With just one new listing, zero price reductions, and one property going into escrow I was crazy busy while the market virtually took the weekend off.  Things will continue for me on overdrive the first couple of days this week since I wrote an offer today, showed property to two different buyers, have two more buyers coming into town tomorrow and another possible offer in the works.  I would love to squeeze in one final backpacking trip in the Sierras while we have the spectacular weather so we'll see how the next couple of days play out.  Maybe I'll end up working this week and instead of sleeping on granite 11,000 feet up in the Sierras I'll take a nice vacation someplace warm this winter. 

Since our new listing is a commercial building at 937 Tahoe Blvd and that is not my specialty you may click the link below for more details.  The property for sale that went into escrow is the cute house at 693 Carson Court.  This three-bedroom, two bath, partially updated home in Incline Village comes with a one car attached garage and over 1500 ft.² of living space.  Priced at $729,000, this shows the intrinsic value of even the high elevation homes as long as they have easy access to the Mt. Rose highway.  I affectionately refer to this house as the " home of many steps" since you have staircases small or tall just about everywhere you look.  The large deck and woodsy setting make this one of the better values in its price range.

If you are interested in looking at the homes and condos for sale in Incline Village and Crystal Bay, this week and next week look like a wonderful time to check out some properties.  The weather should be absolutely spectacular and now that we are deep into autumn those owners who truly wish to sell are wearing the word "MOTIVATED" across their foreheads.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 21, 2007

October 19, 2007
Forgive my tardiness with Friday's Incline Village real estate commentary, but I've been writing an offer for one client and working on potential offers with 2 others plus lining up property showings for Mon. and Tues.  So, the blog has to take a temporary back seat to all the real estate sales activity that's on my plate.

Most of you will find the Incline Village MLS update for Friday to be a yawner, with 6 new listings, 1 property going into escrow and 2 transactions closing escrow.  We had our first sale in Alpine Terrace in about 2 years, with #13, a fixer upper, going for the reasonable price of $330,000.   The elegant new construction at 586 Rockrose Ct. sold for full price at $2,195,000 after being on the market for only a few weeks.  Nice to see the comps on my street pushing up the value of my home.

The new listings on Friday consist of 4 homes that will begin construction on Upper Tyner in the spring of 2008, a lake view fixer upper at 559 Alpine View and a mini-estate with 2 homes at 617 Lariat Cir.  The latter 2 properties are in the $2 mil. price range, give or take, and the link below will take you to the MLS info.  I think both homes are worth a look if you're shopping around the $2 million mark, they couldn't be more different in floor plan, setting and view. 
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 19, 2007

October 18, 2007
It's a good thing that I put the new Michelin snow and ice tires on my car this week because if I want to show real estate in Incline Village during the wintertime they are a necessity.  And we have been getting a taste of winter on and off all week with what looks like a new storm coming in on Friday and Saturday.  Those of you who are planning to look at the homes and condos in Incline Village might want to wait until Sunday or Monday so you can enjoy warmer weather and the spectacular views.

I don't have any big headlines for you with today's Incline Village real estate update just a bit of random news across the board.  With four new listings one of which is a repeat, one price reduction, and the home at 646 Saddlehorn closing escrow at $715,000, there's just a smattering of new information today.

Taking a $60,000 haircut today is the fixer upper/tear down at 490 Tuscarora, now priced at $1,390,000.  I think the listing agent will need to update her comments since this property came on the market about 10 weeks ago.  Here's a direct quote from the MLS, "one of a kind, won't last".  Well I guess it's lasted for about 2 1/2 months and with the price being reduced $60,000 it looks like the public is voting with their wallets on this one.

Checking out the new listings on the Incline Village MLS we've got a chunk of land in upper Tyrolian Village at 1313 Arosa Ct.  This postage stamp size of a lot at .070 of an acre could potentially have a nearly 3000 ft.² home built on it once you transfer in a bunch of coverage.  Priced at $400,000 this is not for the faint of heart, bring your TRPA consultant, your contractor and maybe some rope in case you need to rappel down to inspect the property.

Those of you looking for a tear down at low elevation, have come to the right spot.  The Old Thrasher at 1085 Mill Creek is on the chopping block with an asking price of only $799,000.  It's not very often the you can find a development opportunity in the Mill Creek subdivision under 800 K, so if you're interested in building a nice place near the lake give me a call.

The house at 578 Douglas Court came on the market today with an asking price of $849,000.  It has a nice Lake view but it's at a pretty high elevation.  And considering that it sold for $655,000 just 2 1/2 years ago, I would love to see if they have done any kind of updating to justify the new asking price.  At only 1332 ft.² and with all the snow you can shovel during the wintertime, I'm scratching my head on this one.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 18, 2007

October 18, 2007
It was a blustery day at Lake Tahoe and the Incline Village real estate market blew in with four new listings, two price reductions, one property going into escrow and one transaction closing escrow.  The property that closed today is the very private home at 971 Little Burro Court that sold for an even the $1 million, all cash.  Lots of upside potential for this property and the great woodsy location will certainly make the new buyer quite happy!

The condo for sale at #91 Third Creek went into escrow today showing that the recent price reduction definitely spurred some interest.  My gut feeling is that this property will sell for somewhere between $675,000 and the asking price of $699,500, reinforcing the notion that a 1400 ft.² to 1500 ft.² two bedroom condo in Third Creek should sell closer to $669,000 than $769,000.

Both of the price adjustments are noteworthy today starting off with the beautifully remodeled chalet at 1208 Styria.  With 1568 ft.² of living space, this three-bedroom, two bath, freestanding condo in Upper Tyrolian Village offers spectacular views of the Diamond Peak Ski Area and surrounding mountains.  The new price of $665,000 is sure to draw some more attention before the snow flies.  Wait a minute I think the snow was flying today...   The price alteration for #55 Racquet Club breaks new ground on the downside.  I thought these units ran up a bit too quickly in the frenzy of 2005 and saner heads now prevail.  With almost $24,000 being redeployed, the new asking price of $374,900 makes this modestly updated low elevation condo in Incline Village a veritable bargain.

I am going to skate through the new listings on the Incline Village MLS today since none of them really bowled me over and I have a lot of work to do in preparation for a busy upcoming weekend.  First up is the 473rd property to come on the market this year in Mountain Shadows.  This one does appear to be a little different since it has a redwood deck with direct access to the woods behind the condo.  It is an end unit in a very quiet part of the complex and the asking price of $449,000 piques my interest.

Those of you looking for a freestanding condo among the Incline Village real estate offerings will notice that #24 Cedar Crest is back on the market after a facelift with a new asking price is $600,000.  The only weakness is the deck situated right above the driveway otherwise this is a little gem.  The house at 728 James Lane, another rerun, this time with a new roof, new heater and a new asking price of $1,150,000.  Since this property changed hands in August at $1,030,000, it looks to me like the seller has something else on their mind besides sleeping another night in this place.

The handyman types among you will appreciate the fixer upper at 111 Slott Peak.  Located very close to the beach and sporting 5BRs and 5 baths, there's room for the whole family and all the guests you don't want.  Priced at $1,875,000 I'll have to take a closer look before passing judgment.
Incline Village Real Estate MLS New Listings of Homes, Condos and Other Incline Village Property for Sale on October 17, 2007

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Don Kanare - Lakeshore Realty - 954 Lakeshore Blvd. - Incline Village, NV 89451 - 775-831-7000 / 775-831-6777 (fax) www.InsideIncline.com