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

Incline Village Real Estate - MLS New Listings and Sales Updates - Don's Blog

Don's Incline Village Real Estate Blog Most Recent Entries

June 30, 2006
It is 10:30 p.m. and I'm just getting to write my blog which shows you just what kind of a day it has been. I have been busy since eight o'clock this morning working on my new listings, doing floor time at the Lakeshore Realty office, meeting with new buyers and showing them property and spending time on a number of marketing projects.  When the busy summer season rolls around you have to stay on your toes and be prepared to put in the hours when you are a real estate agent in Incline Village.

Anyone looking to find a house or condo in Incline Village had a field day today with nine new listings and four price changes.  When you combine that with five properties closing escrow there was a lot to keep track of if you want to stay on top of our local real estate market.  The new listings range in price from $479,000 for a cute little three bedroom condo on Robin Drive all the way up to a home at 1442 Berne Ct in a very private and fabulous setting at the highest point in Upper Tyrolian Village for $1,900,000.  I think the most noteworthy price reduction today for any property in this part of North Lake Tahoe is the house at 991 Driver Way where the price decreased from $2,989,000-$2,495,000.  It is not everyday that you see a nearly half-million dollar price reduction for a house for sale at Lake Tahoe.

As I look at the new listings in Incline Village today, the ones that stand out the most are the four bedroom condo in Royal Pines which was totally remodeled with an asking price of $749,000.  There is a cute little chalet at 1301 Uri Court for $670,000.  This three bedroom, 2 1/2 bath chalet is in a private setting next to the forest and overlooking the creek with mountain views.  Two properties came back on the market that were for sale last year, the house at 1084 Flume Rd which is a fixer upper in the great Mill Creek neighborhood and the house at 880 Donna Drive.

June 29, 2006
It was another active day for real estate at North Lake Tahoe with four new listings and 4 significant price reductions to consider in Incline Village. First and foremost is my new listing at #288 Ski Way Ridge which is a two-bedroom, two bath, 1252 sq. ft. Penthouse unit with underground parking and an elevator.  There are nice mountain views from the deck and the loft and the open beam ceiling makes for a real Tahoe feel.  Priced to sell at $539,000 this is $90,000 less than the nearest competition just two doors down.  Click here to see a virtual tour.

Another seemingly good value is the house at 643 at Lariat Circle.  This remodeled beauty just came on the market at $1,295,000.  With no interior pictures to see it's hard to tell if #35 Mountain Shadows is a good remodel job and worth the $594,900 being asked for this four-bedroom, 2 1/2 bathroom, 1632 sq. ft. condo.  And lastly the Japanese restaurant in Christmas Tree Village is up for sale.

Of the four price reductions today in the Incline Village real estate market the best of all the active listings is the $95,000 decrease for the house at 718 Golfers Pass.  This property was a good value at the old price now it is a great value!  Nicely remodeled and well situated with easy access and a short level driveway this is arguably the best value in the $1 million to $1.1 million price range if you are looking to buy a house in Incline Village at the present time.

June 28, 2006
We had a total of four new listings today that anyone who is looking to buy real estate in the Incline Village market may wish to consider.  In addition to the beautiful freestanding condo in Country Club Villas which is the Super Deal Alert you see above, we had a two-bedroom end unit in Burgundy Hill come on the market, a beautifully remodeled house at 501 Eagle Drive and what appears to be a gorgeous place on the Championship golf course at 988 trap court.

The condo in Burgundy Hill is a light and bright end unit in building three, pretty much in original condition but well maintained.  It even has a little peek of the Lake plus a mountain view from the deck.  The house on Eagle has a panoramic Lakeview and appears to be reasonably priced for this quality of a property on such a good size lot.  The house on Trap Court also looks good on paper but I would have to see the interior since there are only exterior pictures available at the present time.

There were a total of five price changes today in Incline Village, four of them were price reductions and surprisingly we saw a price increase for the house at 387 Second Tee Drive.  I think the most noteworthy price reduction of the day is for the house at 519 Sugarpine Drive.  This is a remodel, expansion or tear down opportunity and the location is very quiet and private, close to Second Creek.  With the price having been reduced from $849,000-$814,000 I anticipate this property will have more people taking a look at it in the near future.

With the upcoming Fourth of July holiday weekend just ahead I anticipate a large influx of visitors to our community and a concomitant increase in real estate activity.  Anyone who is looking to buy real estate in Incline Village or Crystal Bay would do well to schedule appointments at least a few days in advance since there will be a much higher level of activity now that we are entering the peak summer season.  

June 27, 2006
As I predicted in Sunday's blog the slow weekend activity would lead to a flurry of new listings and price reductions once sellers had time to contemplate the Incline Village market and make up their minds about what to do with their properties.  We had a total of eight new listings today and four price reductions.  Three of the price reductions were quite significant including the house at 973 Apollo way being reduced $44,000, a one-bedroom condo in Stillwater Cove dropped $50,000 and #217 McCloud was reduced from $612,500-$599,000 making it the second McCloud to be reduced under the $600,000 threshold.  

Among the eight new listings today, there are five that I would like to comment on.  I listed a stunningly remodeled two bedroom, three story, 2238 sq. ft. condo in Third Creek today.  #31 Third Creek is an end unit that backs up to the creek with one of the most beautiful kitchens and living areas that you will ever see in this complex.  The asking price is $1,300,000 which puts it around the same price per square foot as a one-bedroom McCloud in original condition.  This condo is near the swimming pool, spa, gym and clubhouse.  The interior of the condo will be painted in its entirety and it will be getting new light fixtures in the living area.  When the work is complete I will have a virtual tour shot and will also take some interior pictures and post them on this web site.  

#25 Northwood Estates is a nicely remodeled condo that was listed today at $649,500 which I think is a bit high for this particular complex.  #8 L'ermitage was re-listed today at a price of $699,900.  This is a nice three-bedroom condo in a gated community but there is no garage which is unusual for this complex.  584 Amagosa Rd is a Lake view lot in Crystal Bay that is being offered for $664,900.  And last but not least, a superbly remodeled Lakeview condo at #3 - 599 Lariat Circle was listed today for $1,295,000.  It was nice to see several quality properties come on the market today and if you're looking to buy real estate in Incline Village, with the inventory levels picking up you have many good properties to choose from.

Also worthy of note is #15 Bitterbrush which came on the market recently and is arguably the finest panoramic Lakeview property in town at the asking price of $625,000.  It could use a little bit of cosmetic updating but you will not find another panoramic Lakeview property anywhere near this price.  I would also like to draw your attention to a new listing that will occur on Wednesday, June 28.  There is a freestanding condo at #18 Country Club Villas that is for sale by owner.  If the property does not get an accepted offer by 1 p.m. on Wednesday than the seller plans to sign a listing agreement and put the property on the MLS.  There has not been one of these particular units on the MLS in over two years so this should generate a lot of excitement since there is so much pent-up demand for these particular properties.  

June 26, 2006
The action picked up today after a slow day on Sunday in the Incline Village real estate market with three new listings and five price changes.  The best new listing today is a nicely remodeled condo at #89 Mountain Shadows.  This is an end unit with two decks which is fairly rare in the Mountain Shadows complex. The asking price is $574,500.  The house at 513 Lucille came back on the market today at a new lower price. This is a very nice home for either full-time living or entertaining and it has a very friendly floor plan.

As far as price changes are concerned of the five reductions that we saw today there is really only one that is worthy of note.  A beautiful five bedroom, five bath house at 551 Silver Tip with a panoramic Lakeview and over 7400 sq.ft. saw a big price reduction today.  The price was reduced from $4,895,000 down to $4,495,000.  Anyone looking for a property in this price range should definitely give consideration to this gorgeous single-family residence.  

If you are looking to buy real estate in Incline Village, I recommend that you keep a close eye on the market now that our busy summer season has arrived. I anticipate that we will see at least 15 to 20 new listings each week through the middle of August and possibly more.  I also anticipate more price reductions especially for those properties that have been on the market for more than six months.  

June 25, 2006
I was surprised to see the market take a breather but that is exactly what happened today with no buyers or sellers in Incline Village taking any action today.  There were no new listings and no properties went into escrow or closed escrow today. This does happen from time to time and I would anticipate a flurry of new listings in the next few days as sellers make decisions over the weekend as to whether or not they will list their property and what the asking price will be.

If you're looking to buy a house or condo in Incline Village, there are a few good deals out there at the present time.  My favorite properties for having the best upside potential and least downside risk are the duplex at 910 Harold Drive and the single-family house at 321 Winding Way.  Both of these properties present excellent opportunities for someone who has the vision to make them into something really special.  Another very good value in a low elevation property in Incline Village is the condo I have listed at #30 Incline Manor.  At only $399,900 this is the lowest priced three bedroom condo with covered parking and it has new appliances, new paint, new carpeting, new flooring and a steam shower.  
See a virtual tour of this condo.
There were no new listings today, June 25, 2006

June 24, 2006
I have just returned from a wonderful backpacking trip in Yosemite National Park and have done my research to catch up on the current state of affairs in the Incline Village real estate market.  While I was away there were a grand total of 15 new listings, eight properties went into escrow and four deals closed escrow.  If you take a look at the weekly real estate update it will give you more details on the current number of properties on the market and the general price breakdown of the properties that are available.

There was only one new listing today on the Incline Village MLS.  A very nicely remodeled condo in the Creekside East complex came on at $505,000.  One price reduction of note today, #64 Incline Crest dropped down to $399,900.  This freestanding condo came on the market last October at $460,000 and has been through a series of price decreases.  It has now reached a level fairly close to where I think it will sell.

The most significant event of the past week in my absence was the first price reduction in the McCloud complex for a two-bedroom unit below $600,000 in 2006.  The price of two bedroom McCloud's had appeared to stabilize in the $615,000-$630,000 price range.  However, with so much inventory on the market in this one complex, (there are 18 units for sale as of today), we clearly have a motivated seller for this particular unit.  Supply and demand can be an interesting phenomenon and with an oversupply of two-bedroom condos in the McCloud complex at the current time it is normal to expect to see a little bit of softness in the price for this particular type of property.  Overall, across all property categories, the median sale prices are still holding firm for real estate in Incline Village.

The most current statistics for closed sales in Incline Village in 2006 show that the median price for a single family house is still strong at $1,050,000. The median price for condos that closed escrow in 2006 is now over $500,000 a new record for our local market.  So, even though the overall number of sales in units is lower than one year ago, the median prices for condos and houses in Incline Village are still above the median sale prices in 2005. Our local market is characterized by a long-term supply shortage and although there may be temporary plateaus or even small retreats in particular sectors of our local market (such as 2 bedroom units in the McCloud complex) the future bodes well for real estate in Incline Village and Crystal Bay.  

If you are looking to buy real estate in Incline Village I would not wait for any significant price erosion to occur.  You might pick up a deal in the McCloud complex this summer simply because there is so much inventory in that one location.  But, in the rest of the village I would not anticipate much softness price-wise except at the high end and super high end. With the median price of houses in Incline Village still well over $1 million and condos now selling at a median price of over $500,000, you are not going to find sellers giving away quality properties anytime soon.