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 MLS Blog - Incline Village Property for Sale and MLS Daily New Listings Updates 8/24 - 8/31/06

September 9, 2006
The Incline Village MLS took a rest today with no new listings, price changes or deals going into escrow.  With the Labor Day holiday over and kids back in school, we will have buyers coming up to Incline Village to look at real estate on weekends during autumn.  Then, generally during the week they will be making their purchase decisions, and this will continue until the annual winter slow down occurs in November.  We won't see new listings every day on the Incline Village MLS as we did in the summer, but I do expect sales levels in September and October for condos and houses to remain close to the totals we saw in August.  I'm not anticipating a sharp roll off as there are a lot of good values and quality properties for sale in Incline Village and Crystal Bay.

September 8, 2006
Two new listings and six price reductions headline the Incline Village MLS today.  Checking out the new listings first we have two condos for your viewing pleasure.  The most beautifully remodeled condo in the Forest Pines complex is back on the market at a new lower price of $799,000.  This four-bedroom property is located within walking distance to the beach and there is a pool, spa and clubhouse in the complex.  The other new listing is a unit in Mountain Shadows in original condition.  There is a lot a variety among the real estate for sale in Incline Village and in the Mountain Shadows, Bitterbrush, and McCloud complexes there is currently an oversupply for you bargain hunters out there.

If you have been watching the price reductions for condos and houses in Incline Village, then today there are three properties that may interest you. I think the most dramatic price reduction on the Incline Village MLS today is for the house at 809 McCourry which dropped almost $200,000 all the way down to just under $1 million.  At over 2800 sq.ft. and being a remodeled property, this five bedroom home is a fairly good value. The freestanding condo at 1046 Lucerne was reduced from $775,000 down to $729,000.  This tastefully remodeled property in Lower Tyrolian Village is getting closer to the target price that I set for it when it first came on the market now that it has dropped $100,000 since it first came up for sale.  For you high rollers out there looking for a property on the golf course in Incline Village there is a house on Third Green that just dropped down to $2,350,000.  Arguably the nicest house in town in this price range without a Lake view, this is well worth a look if you're considering a golf course property.
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 8, 2006

September 7, 2006
With one new listing on the Incline Village MLS and 2 unexciting price reductions, today's update is going to be a quick read.  The new listing today is for a panoramic lake view house at 600 Tyner Way.  Located on a piece of land that in my opinion should never have been built on because it is so steep, this 6000 sq. ft. behemoth has a long, steep driveway, plus 5 bedrooms, 6.5 bathrooms and a 3 car garage.  Priced at $4,600,000 and a spec home to boot, it will be interesting to see if this property makes a handsome profit or causes anguish for the builder.  There is little demand for properties of this size, and with the house on Jill Ct. at around $5 mil. going into escrow this week, the days on market for this home are anyone's guess.  I estimate the property taxes will be $40,000+ per year. 
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 7, 2006

September 6, 2006
The Incline Village MLS brings us two new listings and three price reductions today.  Taking a look at the new listings first we have a remodeled condo in Northwood Estates at the highest price ever in that complex at $595,000.  This three bedroom, 2.5 bath, one car carport condo is just over 1700 sq. ft.  It's nice that it's an end unit but I can't see it selling for anything near this asking price.  The other new listing today is a three bedroom unit in Incline Manor.  This property was on the market and has recently reappeared at the same high asking price of $475,000.

Looking at the three price changes today on the Incline Village MLS the only one that really catches my eye is for the house at 715 Martis Peak.  The price was reduced $125,000 all the way down to $1,850,000.  If you're looking for a quality home at low elevation in Incline Village this one is definitely worth taking the time to see.
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 6, 2006

September 5, 2006
The Incline Village MLS was relatively quiet today with no new listings, one price change and two low end condos going into escrow.  The price change today is quite dramatic since I felt the condo at 688 Wilson Way was already a good value.  With the price reduced down to $599,900, this is arguably the best value in town under $650,000.  This beautifully remodeled condo in Incline Village near the Mountain golf course has four bedrooms, 3.5 bathrooms, a one car attached garage, mountain views and even a peek of the Lake.  Located close to the Mt. Rose Highway but without the road noise and at almost 1800 sq. ft. I feel this property is priced under market and we clearly have a motivated seller.
There were no new listings on September 5, 2006

September 4, 2006
All of the action on the Incline Village MLS today was in the condo sector of our real estate market.  The big news today is that I represented the buyer of #35 Lakeshore Terrace and we got an accepted offer and will be opening escrow on Tuesday. This was the only deal that went into escrow today on the Incline Village real estate scene.

We also had two new listings and two price reductions on the Incline Village MLS.  Starting off with the new listings today, both are two bedroom units, one in Bitterbrush and one in Third Creek.  #95 Bitterbrush is a Lake view condo with over 1200 sq. ft.  It has two bedrooms, two bathrooms, a one car garage and is an end unit.  it is difficult to tell from the photos of the property is pretty much original or if there are any upgrades that have been done.  The asking price for this Lake view condo in Incline Village is $650,000.

#6 Third Creek is a two bedroom, two bath condo with a one car garage and is just over 1500 sq. ft.  Located just a short walk from the Championship golf course and not very far from the pool and clubhouse in the Third Creek complex, this inside unit is priced at $749,000.  There are no interior pictures of this property so I really cannot comment any further as to whether or not this is a good value, but it does seem overpriced for an inside unit.

The two price reductions today on the Incline Village MLS are for a condo in the Fairway Pines complex which is very close to the Championship golf course and for a property in White Pines Estates.  Neither one of these properties gets me excited at the current asking price so I will pass on any further commentary at the present time.  
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 4, 2006

September 3, 2006
A beautifully remodeled lakefront house and a very private and tranquil home surrounded by Forest Service land headline the new listings on the Incline Village MLS today.  We had one price reduction which was for the condo at 880 Golfers Pass which came down a bit yesterday.  The $30,000 drop today brings this condo all the way down to $499,900 a far cry from the original $628,000 asking price. I think this condo is now very close to the target price that I originally set for it and I anticipate that someone who appreciates the quiet location yet close proximity to Village Blvd. will see this as a good opportunity. 

The lakefront house at 22 Somers Loop is just under 3800 sq. ft. and comes with an asking price of $4,500,000.  This property was completely remodeled seven years ago and updated recently according to the listing agent.  Located on just under half an acre of land, this property in Crystal Bay has five bedrooms, 5.5 bathrooms and a two-car garage.  It also has its own dedicated buoy.  This is arguably one of the better values for a lakefront house anywhere in Incline Village and Crystal Bay.  On the other end of the spectrum is a three-bedroom, two bath, 1800 ft.² house at high elevation at 646 Saddlehorn Drive.  Surrounded by Forest Service this is one of the most private and quiet locations you will find for any property in Incline Village. Priced at $799,000 this is definitely worth a look for someone seeking the ultimate in a private mountain getaway.
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 3, 2006

September 2, 2006
Two new listings on the Incline Village MLS along with two price reductions round out our offerings today.  If you are looking for a nicely updated home in Incline Village then 591 Lucille might just be the ticket.  Priced at $1,195,000 this looks like a good value for a four bedroom, 3.5 bathroom, 3100 plus square foot home with an oversized garage and an extra-large lot.  The other new listing on the Incline Village MLS today is a condo in the Northwood Estates complex.  This a back row unit that is pretty much in original condition and it comes with a carport along with three bedrooms, 2.5 baths and over 1700 sq. ft. of living space.  Priced at $515,000 it is just one of the many condos in this complex that is currently on the market so my guess is there would be some negotiating room at that asking price.

Checking out the price reductions today on the Incline Village real estate market we see the house at 914 Jennifer St being reduced to $1,055,000.  This spacious home on a tiny lot at high elevation is worth a look for anyone who wants a woodsy and tranquil setting.  The condo at 880 Golfers Pass Road dropped $20,000 today down to $528,000.  I like to call this the upside down condo since the master suite is at ground level then you go upstairs to the living kitchen and dining areas and upstairs again to two more bedrooms.  Great in the summertime for a three story condo in Incline Village when the weather is hot, but not the best floor plan if you are going to be living there all year 'round since the master suite can be awfully cold in the wintertime.  Let me emphasize that this condo does have a new heating system so if you're willing to turn your paychecks (or dividend checks as the case may be) over to Southwest Gas you could keep that master suite toasty warm during ski season.

With all of the price reductions during the last two weeks there are a lot of great values for anyone who's looking for property in Incline Village.  If you take a look at my September Newsletter you will see a few values in each price range that I recommend.  This only scratches the surface since we are entering autumn and the truly motivated sellers are pricing their properties at or below fair market value.  Anyone who is waiting for a price collapse in Incline Village will be sorely disappointed.  The best you can hope to do is find a motivated seller and catch a bargain at today's prices while we are still in a plateau phase.  A good value today will reward you well in 2008 and 2009, the key is to be selective, bargain hard and to also know when you have reached a fair price.  Don't jump over a dollar in an effort to save a nickel.
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 2, 2006

September 1, 2006
The Incline Village MLS offers us three new listings, eight price reductions, and three properties going into escrow today. Taking a look at the new listings first the spectacularly remodeled home at 1032 Lakeshore comes with an asking price of $3,995,000.  With four bedrooms, 3.5 bathrooms, a two car attached garage and over two thirds of an acre this is a fabulous property for anyone looking to live on Lakeshore Drive but not interested in paying the high lakefront property taxes.

With eight price changes on the Incline Village real estate market today you would think I could get excited about more than two of them, but unfortunately I can't.  However, there are two properties that merit a look at their new lower prices.  I think the cute freestanding condo at 1319 Moritz Court is worth a look for anyone seeking a chalet style property in the $450,000 price range.  The house at 867 Jennifer St was reduced by a hundred thousand dollars all the way down to $695,000 which is pretty close to fair market value.  Based on dollars per square foot it is certainly a best buy.  However, it is close to the Mt. Rose Highway and you would want to make some effort to mitigate the road noise when you do any remodeling.
Incline Village MLS New Listings of Homes, Condos and other Incline Village Real Estate on September 1, 2006

Read The Prior Entries in Don's Incline Village Real Estate MLS Blog

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