Incline Village real estate blog, Lake Tahoe real estate blog.


Displaying blog entries 1-10 of 13

  • New Lakeshore Realty Homes for Sale in Lake Tahoe, Incline Village Nevada

These are some of the newest listings at Lakeshore Realty on the North Lake Tahoe's Incline Village Real Estate Market.

595 Lariat

Bed: 4
Bath: 3.5
Year: 1981
Sq. Ft.: 2165

Price: $850,000


Listing Agent:
Chris & Patti Plastiras

Fabulous lake, mountain and tree views.  Open floor plan, spacious kitchen with granite counters and stainless steel appliances.  Three levels of living with family room, 3 spacious decks and one car attached garage with direct access to inside the unit.  Located on a private parcel surrounded by forest scenery.


416 Country Club Dr.

Bed: 6
Bath: 5.5
Year: 1976
Sq. Ft.: 3677

Price: $924,900


Listing Agent:
Tim Lampe  

This 6 bedroom home is furnished and ready to enjoy. 3,677 sq ft, 3 entertainment family-rooms, 2 master bed-rooms, One of Incline most successful Low-Elevation Vacation Rental Properties.  Excellent history and income potential or Enjoy as a family retreat! Many upgrades and improvements in 2012 and 2013. BMP's Complete.  VRBO.COM 209421


220 Glen Dr.

Bed: 4
Bath: 4.5
Year: 2004
Sq. Ft.: 4414

Price: $2,149,000


Listing Agent:
Carole Madrid

Gorgeous luxury home in gated community - low elevation.  Lodge style home with superb custom quality through-out.  In 'like new' condition.  Direct access to tennis & rec center. Furnishings negotiable. 


931 Incline Way

Bed: 2
Bath: 2
Year: 1989
Sq. Ft.: 1089

Price: $469,000


                                               Listing Agent:
Carole Madrid

Beautifully remodeled McCloud in super location -south facing deck and backs to woods.  Hardwood floors, granite counters, built-in Murphy Bed.  Turn Key. Owner financing may be available.  Lower unit.


929 Northwood Blvd.

Bed: 3
Bath: 2.5
Year: 1981
Sq. Ft.: 2306

Price: $759,000


                                               Listing Agent:
Peg Augustus

The moment you walk in you are drawn to the beautiful stone fireplace in the living room & the large windows capturing the beautiful trees outside.  Vaulted ceilings allow the sunlight to brighten every corner of the living level. The living room flows into the dining room & out to the bright sunroom with tile floor, leading to a large deck. The romantic master BR has a stone fireplace & vaulted ceiling. Kitchen has wood floor, newer refrigerator, dishwasher. Private setting, & lrg storage room.

To access all the Incline Village and Lakeshore Realty listings please click here. You can also contact us by email or call us at 775-831-7000. If you are in Incline Village, please visit us at 954 Lakeshore Blvd. Incline Village, NV 89451.

Mortgage Rates Push Well Into New 2014 Lows

by Lakeshore Realty

Mortgage rates continued a strong move lower today, benefiting from a global sell-off in risk-related assets.  What's a risk-related asset?  In this case, it's a catch-all term for investments that carry greater risk and greater reward, such as stocks and emerging market currencies.  When risk-assets get trounced, bond markets are often one of the safe-haven beneficiaries, and stronger bond markets mean lower mortgage rates.

In the current case, and indeed in most cases where there is a large tidal exchange across the risk spectrum, mortgage rates aren't able to fall as quickly as more direct beneficiaries like Treasuries.  Still, they're falling.  Most of the improvement has been in the form of lower closing costs for the same interest rates quoted yesterday, but some borrowers may be an eighth of a point lower today.  4.5% remains the most prevalently quoted conforming 30yr fixed rate for ideal scenarios (best-execution), but 4.375% is VERY close at several lenders.  When adjusted for day to day changes in closing costs, rates fell an equivalent of 0.03-0.04% today.

While unexpected, the improvement in rates is certainly welcome.  The question is whether or not it will carry over into next week.  The other question is how much markets will even be concerned with what had been shaping up to be a big FOMC Announcement on Wednesday.  If global markets continue in this same vein next week, the momentum could easily overshadow the Fed.  The counterpoint and the risk is that such episodes of global risk-aversion and emerging market panic are not uncommon.  They happen a few times a year.  Sometimes the Eurozone crisis happens and sometimes things blow over.  On the occasions where things blow over, rates tend to snap back higher fairly quickly.

Today's Best-Execution Rates

  • 30YR FIXED - 4.5%
  • FHA/VA - 4.25%
  • 15 YEAR FIXED -  3.5%
  • 5 YEAR ARMS -  3.0-3.50% depending on the lender

Ongoing Lock/Float Considerations

  • The prospect of the Fed reducing its asset purchases weighed heavy on interest rates for the 2nd half of 2013, causing volatility and generally pervasive upward movement.
  • Tapering ultimately happened on December 18th, 2013.  Markets had done so much to come to terms with it ahead of time that it essentially just confirmed the the 6 month move higher in rates, but didn't make for another immediate spike higher.
  • That said, we should assume that we're still in a rising rate environment on average with scattered pockets of recovery providing clear opportunities to lock.  
  • The exceptionally weak employment data on January 10th provided on of these "pockets of recovery."  There are two ways to approach these.  More risk tolerant: set a line in the sand just slightly higher in cost than your current quote.  In other words, this could be either the next .125% higher in rate or simply a few hundred dollars more in closing costs.  Then commit to lock when your quote crosses above that line in the sand.  Less risk tolerant: lock on the day of or day after any significant move lower in rates.
  • (As always, please keep in mind that our Best-Execution rate always pertains to a completely ideal scenario.  There are many reasons a quoted rate may differ from our average rates, and in those cases, assuming you're following along on a day to day basis, simply use the Best-Ex levels we quote as a baseline to track potential movement in your quoted rate).


2014 Remodeling Trends

by Lakeshore Realty

Home remodeling may have taken a backseat during the recession, but not anymore. According to a 2013 Hanley Wood  survey, remodeling sales were up 10 percent compared to 2012, and 45 percent of remodelers surveyed expected another 10 percent growth in 2014.

Home remodeling is back in again, and with the desire to improve our homesteads come a bunch of new and exciting trends we’ll start seeing next year.

1. Modern Kitchens

According to data compiled by Hanley Wood and Remodeling Magazine, 61 percent of remodelers surveyed expect to complete kitchen remodels in 2014, more than any other room in the house. And, those remodels are expected to follow a new trend.

Not so long ago, remodeled kitchens had a rustic feel with warm paint colors and cabinetry, and wrought iron hardware and lighting. Now, modern is in, with white or gray cabinetry, simple countertops, glossy finishes and minimalist designs.  Appliances are more likely to be blended into the design or hidden away from view entirely to give the kitchen a sleeker appearance.

2. Brass Accents

Brass made a comeback at home-design and remodeling conventions this year and the trend is expected to pick up in 2014. While brass is nothing new, it has gotten a facelift. Highly polished, bright brass hardware and lighting is gone; rustic, dull and hammered brass is in. The new looks will be incorporated into kitchen and bathroom hardware as well as lighting and door hardware throughout the house.


3. Updated Bathrooms

In the Hanley Wood survey, bathrooms came in second to the kitchen with 58 percent of remodelers planning to do bathroom remodels  in 2014. As far as style, vintage bathrooms with wainscoting and claw-foot tubs won’t be as popular as resort-style bathrooms that feature amenities such as large walk-in showers with multiple shower heads, heated floors or towel racks, and jetted bathtubs. For coloring and style, glass tiles will be a popular feature as well as neutral and cool colors like ash gray, light blue and off-white.


4. Vibrant Colors

While the kitchen may be getting the modern single-shade treatment next year, designers have a different idea for other rooms. Bright accent colors such as turquoise, yellow and orange that were popular in 2013 have a new twist; in 2014, they’ll be more of a focal point and even more vibrant with colors such as Green Flash, Lemon Zest, Nectarine and Rouge Red, according to Pantone, the international authority on color. Designers will start featuring vibrant accent walls, main paint colors and flooring throughout bedrooms and main living spaces.

5. Sustainable Materials

Going green is nothing new, but sustainability may get easier in 2014 remodels. According to Craig Webb, editor-in-chief of Remodeling Magazine, “Manufacturers and builders are constantly getting greener and greener in the way they source materials and put up homes.”  As a result, “Energy efficiency is becoming an assumption, not an add-on.” Next year, remodels will include more renewable materials such as bamboo, energy-efficient appliances and additional designs that incorporate the local climate.


To access all the Incline Village and Lakeshore Realty listings please click here. You can also contact us by email or call us at 775-831-7000. If you are in Incline Village, please visit us at 954 Lakeshore Blvd. Incline Village, NV 89451.


Gorgeous Incline Village Lakefront Home

by Lakeshore Realty

Gorgeous Incline Village Lakefront Home

Sophisticated and Exceptional Craftsmanship

This prestigious Lake Tahoe home is a once in a lifetime opportunity! Custom built by Incline's premiere builder, this home is reminiscent of an Old Tahoe lodge-style retreat. It offers a Great Room floor plan with the beauty of Lake Tahoe nestled on a private setting known as Secret Cove.
There are stunning Lake Views from almost every room in this 3 level home, and it has 80 feet of lake frontage as well as two permitted buoys. Hickory flooring and only the finest finishes are seen throughout. A truly fabulous home and an entertainer's dream!
  • 4 bedrooms/study/exercise room or 5th bedroom
  • 4 full and 2 half baths
  • Wine room, executive office, home theater
  • Elevator access to all levels
  • 3 car garage
Offered for $12,600,000


  • Sold Properties by Lakeshore Realty Agents and Sold Lakeshore Realty Listings in December 2013

Below we have a list of properties that were sold in December 2013 by Lakeshore Realty Real Estate Agents and properties that were listed by Lakeshore Realty agents and were sold on the North Lake Tahoe, Incline Village and Crystal Bay real estate market.

956 Dana Ct.

Bed: 4
Bath: 3.5
Year Built: 1991
Sq. Ft.: 3412

Days on Market: 69
Sold Date: 12/30/2013
Sold Price: $877,000

Listing Agent:
Peg Augustus


988 Trap Ct.

Bed: 4
Bath: 4.5
Year Built: 2003
Sq. Ft.: 4004

Days on Market: 151
Sold Date: 12/27/2013
Sold Price: $1,835,000

Listing Agent:
Chris & Patti Plastiras


1079 Sawmill Rd.

Bed: 4
Bath: 3
Year Built: 2000
Sq. Ft.: 3519

Days on Market: 235
Sold Date: 12/13/2013
Sold Price: $1,610,000

Listing Agent:
Kristi & Jamie


633 Tubleweed Cir.

Bed: 4
Bath: 2.5
Year Built: 1993
Sq. Ft.: 2487

Days on Market: 164
Sold Date: 12/31/2013
Sold Price: $1,027,000

Listing Agent:
Pam Fernandez


823 Freels Peak Dr.

Bed: 4 
Bath: 3.5
Year Built: 1970
Sq. Ft.: 2935

Days on Market: 61
Sold Date: 12/30/2013
Sold Price: $989,000

    Selling Agent:
     Carole Madrid


949 Dana Ct.

Bed: 3
Bath: 2
Year Built: 1979
Sq. Ft.: 1718

Days on Market: 107
Sold Date: 12/13/2013
Sold Price: $445,000

Listing Agent:
Nevada Metherd

791 Pinion Pine Way

Bed: 4
Bath: 3.5
Year Built: 2013
Sq. Ft.: 2839

Days on Market: 39
Sold Date: 12/12/2013
Sold Price: $1,100,000

Selling Agent:
Peg Augustus


170 Village Blvd.

Bed: 2
Bath: 2
Year Built: 1988
Sq. Ft.: 1089

Days on Market: 242
Sold Date: 12/19/2013
Sold Price: $405,000

Selling Agent:
Pam Fernandez


830 Oriole Way

Bed: 3
Bath: 2.5
Year Built: 1980
Sq. Ft.: 1440

Days on Market: 275
Sold Date: 12/30/2013
Sold Price: $380,000

Selling Agent:
Pam Fernandez


321 Ski Way

Bed: 3
Bath: 2.5
Year Built: 1971
Sq. Ft.: 1360

Days on Market: 17
Sold Date: 12/20/2013
Sold Price: $302,000

Listing & Selling Agent:
Pam Fernandez


355 Alder Court

Bed: 4
Bath: 3.5
Year Built: 1995
Sq. Ft.: 1822

Days on Market: 100
Sold Date: 12/27/2013
Sold Price: $455,000


929 Northwood Blvd.

Bed: 2
Bath: 2.5
Year Built: 1982
Sq. Ft.: 1392

Days on Market: 124
Sold Date: 12/19/2013
Sold Price: $475,000


To access all the Incline Village and Lakeshore Realty listings please click here. You can also contact us by email or call us at 775-831-7000. If you are in Incline Village, please visit us at 954 Lakeshore Blvd. Incline Village, NV 89451.

32nd Annual IHS Crab & Pasta Feed

by Lakeshore Realty

The 32nd Annual IHS Crab & Pasta Feed fundraiser benefits Incline High School's Boosters Club. The IHS Booster Club provides support to academics, athletics and performing arts programs at Incline High School. This parent organization, chartered in 1969, offers general sponsorship for all students and staff of IHS by steeping in where the district leaves off. 100 % of Monies donated goes to helping the students at IHS reach their greatest potential. Auction items, sponsorship, and donations are needed for the Boosters Club 32nd Annual Crab & Pasta Feed carry on their mission of "benefiting more than  one student for more than one year."


  • All-You-Can-Eat Crab and Pasta Dinner
  • Silent and Live Auction, Raffle Prizes
  • Entertainment!


Friday, February 7, 2014

At Hyatt Regency Lake Tahoe

Cocktail Reception: 6 :00pm

Dinner: 7:30pm


Short Sales More Attainable Than Homeowners Think

by Lakeshore Realty

When a homeowner is unable to make their mortgage payments or owes more on the home than it’s worth, a short sale can be a viable option that avoids the negative implications of a foreclosure for both the homeowner and the mortgage-holder.

However, common perceptions of short sales as difficult, lengthy, restricted to specific circumstances, and harmful to personal credit cause many to shy away from the option.

While short sales have been known to drag on in the past, Freddie Mac’s Standard Short Sale requires servicers to approve or deny a homeowner’s application within 30 days. After approval, the short sale should close within 60 days, according to Mooney.

Misperceptions regarding eligibility requirements are also a barrier, Mooney says. She clarified that short sales can be an option for owners of investment properties or second homes, those with second mortgages, and homeowners who are current on their loans.

Those who are current on their loans must meet general eligibility requirements, “the property must also be your 

primary residence and your debt-to-income ratio must be greater than 55 percent,” Mooney said.

For those who have second mortgages, Mooney said Freddie Mac is “offering up to $6,000 to subordinate lien holders—who are like second mortgage companies—in exchange for releasing the subordinate lien, extinguishing the underlying indebtedness, and waiving the right to pursue deficiency.”

Another major source of concern for homeowners is the impact a short sale will have on their credit scores and their ability to obtain another mortgage in the future.

“While only the credit reporting agencies that calculate your credit score will know for sure, it’s possible that a short sale might be better for your score than a foreclosure,” Mooney said.

“Even if it isn’t, a short sale gives you time to find a more affordable place to live and exit gracefully from your obligation,” she added.

Money also assured homeowners that in most cases, they will not be on the hook for the full mortgage loan amount, though they may be required to pay a portion of the unpaid balance after the short sale closes.

When a borrower enters into a short sale, the impact on his or her ability to obtain a new mortgage depends on the circumstances, according to Mooney.

Those who enter into a short sale after a financial hardship such as a medical emergency or loss of income must wait 24 months to re-establish credit and apply for a new mortgage loan, while those who opt for a short sale due to “personal financial mismanagement” must wait at least 48 months before applying for another mortgage, according to Mooney.

Mooney recommends homeowners consider a short sale if they do not qualify for other loss mitigation options, need to move to obtain or maintain their jobs, or are underwater.


To provide you a general idea about Nevada's Incline Village and Crystal Bay real estate pricing and behavior we generated a 10 year report for Residential Homes, Condominiums and Townhomes (PUD's). These statistical reports were extracted from our MLX Change System and contain sales that took place between January 1'st 2004 and January 1'st 2014.


There were 1730 Residential Home sales recorded in the MLS System in the past 10 years, the Median Sales Price for a House here in Incline Village is $975,000.


There were 1488 Condominium sales recorded in the MLS System in the past 10 years, the Median Sales Price for a House here in Incline Village is $420,000.


There were 415 Townhouse sales recorded in the MLS System in the past 10 years, the Median Sales Price for a House here in Incline Village is $720,000.

To access all the Incline Village and Lakeshore Realty listings please click here. You can also contact us by email or call us at 775-831-7000. If you are in Incline Village, please visit us at 954 Lakeshore Blvd. Incline Village, NV 89451.

5 Tips for Making Your Rental Property More Appealing to Families

by Lakeshore Realty

A backyard fence, room for Fido and a nearby park are just what you need to attract families to your rental property. Once you have reeled in a family, you can look forward to less turnover, more reliability and tenants who are more engaged with the community. The spate of foreclosures in recent years has dramatically increased the number of families who are searching for rental properties, and with just a few small changes, you can make your rental appealing to this demographic.

Reward Longevity

When you rent to a family, you rent to tenants who are relatively stable. A family isn't as likely to move as often as younger tenants who may move to get married, take a new job, start school at another college or travel abroad. Because of their inherent stability, families are often willing to sign longer leases. By offering slightly lower rent for tenants who are willing to sign a two- or possibly three-year lease, you effectively make your property more appealing to families.

Push Family-Friendly Amenities

When listing your property, you need to push the amenities that matter to families. Mention that your property is in a good school district and include a map of local parks or kid-friendly attractions in your listing. On, the rental experts from HGTV, advises families who are new to renting to look for these amenities, and by highlighting them, you will draw more families toward your property.

Accept Pets

According to the Humane Society, 47 percent of households own a pet. By not allowing pets, you seriously compromise the number of potential renters in your pool. In fact, according to MSN Real Estate, rental properties that accept pets rent an average of 10 days faster than those that don't accept pets.

Flexible Application Process

When screening applications, the American Apartment Owners Association recommends collecting as much information as possible about your tenants. To ensure their responsibility, you should look at their credit report and eviction history. You should also check out their criminal record as you may hold some liability for crimes that occur on your property. Keep in mind, however, that you may want to be flexible with the application process. Most families who rent do not have perfect credit, and many of them may have a foreclosure or a short sale on their record. Rather than rejecting them for a credit blemish, look closely at relevant factors like their income or time with their current employer.

Edge on the Competition

Look at your property and imagine what you would want if you had a family. A backyard fence is ideal for keeping pets and toddlers secure outside while an interior security system is perfect for giving families peace of mind inside. You may even want to consider adding a swing set or tree house to the outside, but if you do, you need to make sure that you have an adequate amount of liability insurance to protect yourself in the event of an injury. With just a couple hundred dollars, you can give your property a family-friendly edge over the competition, but if you have a higher budget you could consider changes like adding an extra bathroom.

To access all the Incline Village and Lakeshore Realty listings please click here. You can also contact us by email or call us at 775-831-7000. If you are in Incline Village, please visit us at 954 Lakeshore Blvd. Incline Village, NV 89451.


States hit hard by foreclosures

by Lakeshore Realty
  •  States hit hard by foreclosures

RealtyTrac, a California-based firm that tracks foreclosures, compiled a list of states with the highest rates of foreclosure in November. Nationally, one in every 1,155 housing units received a foreclosure filing in November - down from a rate of one in 978 in October.

10: Utah
Utah: 1 in every 889 housing units received a foreclosure filing.
Nationally: 1 in every 1,155
National average foreclosure sales price: $110,000

9: Iowa
Iowa: 1 in every 869 housing units received a foreclosure filing.

8: Nevada
Nevada: 1 in every 859 housing units received a foreclosure filing.

7: Connecticut
Connecticut: 1 in every 768 housing units received a foreclosure filing.

6: Ohio
Ohio: 1 in every 757 housing units received a foreclosure filing.

5: Illinois
Illinois: 1 in every 700 housing units received a foreclosure filing.

4: South Carolina
South Carolina: 1 in every 660 housing units received a foreclosure filing.

3: Maryland
Maryland: 1 in every 618 housing units received a foreclosure filing.

2: Delaware
Delaware: 1 in every 480 housing units received a foreclosure filing.

1 Florida
Florida: 1 in every 392 housing units received a foreclosure filing.

Displaying blog entries 1-10 of 13




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Contact Information
Lakeshore Realty
954 Lakeshore Blvd.
Incline Village NV 89451
Fax: 775-831-6777


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