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Incline Village Real Estate- understanding the village

by Lakeshore Realty

It is always with great pride that I take clients/buyers out to get an education on our area. Incline Village has so many nuances and elements it really does take a seasoned veteran to walk a buyer through each neighborhood explain what it holds in qualities and value and why.

The question of building usually comes up and by the time you go through TRPA and Washoe County, Stream Zone and environmental impacts they start to get the glazed look on there face and say....lets keep looking at homes. To build here is not for the faint of heart and it will probably come with the extra hassle of tearing down an existing home to build the dream home...and that will take some time and lots of money.

Another question I get is why are new construction prices so different??? What is the average price per square foot cost?? Not an easy one to answer but here are a few ideas on what impacts a building price. The lot value and location is obvious- a lot for $700,000 will motivate a builder to build the best quality home especially if excavation of the property is extensive and the fees for design, architecture and permits or compliances for the various agencies are completed. Our building season is short for new construction- foundations have from May 15 to Oct 15 to be in place and the rest of the build out completed throughout the year. SO...with that said you need to plan ahead to submit plans and get site assessments done before you move any dirt.

There are 4 homes going in on Tyner and each lot cost $415,000 and the cost of the construction will be lower because they are building 4 homes and with quantity comes discounts...It goes on and on and since I have built homes I can walk a client through the process of understanding.

Knowing the 15 different subdivisions is critical- you can rule out several areas on the first tour once you explain- traffic noise, school bus routes or access to Hwy 431 depending on the clients needs and usage.

One big rule of thumb is resale of the property and the investment value it will retain. I never want to sell a house and have to tell a client it was the wrong decision when they go to sell. I guess that is why so many agents at Lakeshore Realty have repeat clients who have bought and sold 3 or 5 homes using one agent.

Our agents have incredibly high standards of ethics and lawsuits are not part of our company culture. Making the sale is not the end result- having a client who is solid with their agent, their knowledge and ethics are what keep this a well respected and top office in the Village.

Give our office a call- you won't be disappointed with any agent- they are all seasoned veterans- WE DON"T HIRE NEW AGENTS- Our clients deserve experienced dependable agents who know the business not people just learning the business...You deserve the best--in real estate

"Experience Counts!"

Incline Village real estate update

by Lakeshore Realty

Current inventory for homes listed for sale total 206 Broken out in the following price ranges:

The highest inventory of homes listed are located on the Eastern Slope , 23, with a Median Price of $2,495,000.

$100,000-1,000,000 54
$1,000,000-2,000,000 67
$2,000,000-3,000,000 33
$3,000,000-4,000,000 18
$4,000,000-5,000,000 7
$5,000,000+ 27

 

There are 13 homes under contract of sale with 8 of these sales falling under $1,000,000.

There are some very well priced properties on the market- one I reviewed on tour today was 1079 Flume Road priced at $988,000- remodeled ranch style on a large level lot in the MillCreek Subdivision.

Another lodge beauty on Lakeshore Drive with 4160 sq feet at $3,995,000 was worth taking a look at- finished in log pole style has a easy living floorplan on two levels and a nice level yard set back on Lakeshore Blvd. What so many buyers in this price range expect to find.

1087 Oxen is a new home and a real show stopper with 6,100 sq. ft - A two bedroom quest suite resides over the 3 car garage with heated driveways- master suite and large office on main level- spacious family room and 3 additional bedrooms on lower level. Jason Hummel is the contractor and he has done a good job on the finish work. $3,500,000

 

Incline Village Real Estate Update Nov.5,07

by Lakeshore Realty

The current inventory for homes today totals 208  with the largest number of properties found on the Eastern Slope of Incline Village. Lake Tahoe as such an assortment of areas around the 72 miles of shoreline half of which can be found in California and the other Nevada.

Incline Village has 15 different subdivisions or neighborhoods within our 9,000 acres and each subdivision carries its own appeal depending on what you are looking for and what you can afford.

The Eastern Slope as an example is located as the name indicates on the Eastern Slope of the village. Running parallel to Country Club Drive and has many cul du throughout. Views of the Lake can range from peeks to panoramic . Lots are generally on an up or downslope so most of the outside living is enjoyed from your deck, which probably has a warm southern exposure.

Prices today range from 899,000 to 8,500,000  Here is what you get:

At the lowest price of $899,000 you find  a 3 bed 3 bath 2 car garage ranch style home which borders a creek located on .25 acres on a quiet cul du sac built in 1978.

The median price for the Eastern Slope of Incline Village is $2,495,000 which will buy a remodeled home(2005) on .26 acres, 5 bed, 3.2 baths, 3 car garage with 3363 sq.ft. on a cul du sac.

The highest price is 8,500,000- For this you can expect a panoramic lake view ( I hope so!) New construction, 1.1 acres, 9,400 sq. ft. 6 bed, 7.2 baths 4 car garage.

It is an excellent time to be looking at property to buy- interest rates are in your favor and their are plenty of programs lenders are offering.

The least expensive home in Incline Village is $475,000, their are 13 homes on the market between $475,000 to 699,000. The Lakeview subdivision comes in second for the largest number of homes available at 20 . This subdivision offers level lots and usable yard space, walking distance to the beaches and walking/biking trail on Lakeshore Blvd.

 

Next Blog- Condominiums and Planned Unit Developments

 

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LakeshoreRealty.com
Lakeshore Realty
954 Lakeshore Blvd.
Incline Village NV 89451
775-831-7000
800-954-9554
Fax: 775-831-6777

LAKESHORE REALTY

Lake Tahoe's Incline Village Real Estate Market Experts & Home Sales Professionals

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