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


Displaying blog entries 1-10 of 14

The Hiking Trails and Beaches are Open!

by Lakeshore Realty
Here's how to get there...

The Diamond Peak trail is now open. You can access it by walking up from the bottom of the ski resort, or through the Tirol Village path which is used by bikers. Take two cars—leave one at ski resort lot and drive the second car up Mt. Rose Hwy.

To access the trail for those looking into an easy-to-medium trail, we suggest parking off Mt. Rose where the large turnout is on the left side past the lookout parking. You will see cars parked at the trailhead on the right side across from the parking trail. This trail has several options. For an easy hike, follow the trail to the right. This will lead you down the biking trail and to the ski resort parking lot. The hike is about 4 miles.

If you want views, head straight on the path until you hit a right curve taking you to a small bridge. Veer left up the trail and follow it all the way to Diamond Peak. Stay on the ski runs heading down until you see "Freeway"—this run takes you back down to the ski resort and your car. It is free of snow, a little breezy at times, and the views promise to delight!

If you want the beach, head over to Hidden Beach and Skunk Harbor. Both are off Hwy 28 heading towards Carson City and offer access to several beaches. Chimney Beach is down a set of stairs to the right. If you feel adventurous follow the dirt road down to several beaches, a couple of which are clothing optional. Keep on the path until you see a jetty of rocks; climb along the path and you will find a beautiful beach with stairs. There is a private home at the far end, but plenty of open beaches to enjoy. If the gates are locked, drive up the road. They have enlarged it for parking, and access stairs will take you down to the hiking road. Always beautiful!

Average Home Prices Back to Late 2003 Levels

by Lakeshore Realty
Average Home Prices Back to Late 2003 Levels
S&P Dow Jones reported today that both its 10-City and 20-City Case-Shiller Composite Indices posted increases in the first quarter of 2013 that were more than 10 percent above prices in the first quarter of 2012.  In addition, 15 of the 20 cities it tracks had single month price increases in March that exceeded 1.2 percent.

The S&P Case-Shiller U.S. National Composite index which covers the nine Census Districts rose by 1.2 percent in the first quarter compared to the fourth quarter of 2012 and was up 10.2 percent year-over-year.  Both the 10-City and the 20-City Indices gained 1.4 percent from February to March; the 10-City was up 10. 3 percent on an annual basis and the 20-City was up 10.9 percent.

"Home prices continue to climb," David M. Blitzer, Chairman of the Index Committee said.  Home prices in all 20 cities posted annual gains for the third month in a row.  Twelve of the 20 saw prices rise at double digit annual growth.  The National Index and the 10- and 20-City Composites posted their highest annual returns since 2006."

There were some notable month over month increases.  San Francisco was up 3.9 percent, Seattle 3.0 percent, and Las Vegas and Portland, Oregon both rose 2.7 percent.  Only two cities posted price decreases from February to March; Minneapolis was down 1.1 percent and New York down 0.4 percent.  Prices in Chicago and Cleveland were unchanged.

All 20 cities had positive year-over-year changes and all have shown annual increases for at least three consecutive months.  Blitzer called even the weakest gains in New York (2.6 percent), Cleveland (4.8 percent), and Boston (6.7 percent) "substantial."  The strongest gains were seen in Phoenix (22.5 percent), San Francisco (22.2 percent), and Los Vegas (20.6 percent.)

As of March, average home prices across the U.S. are back to their late 2003 levels for both the 10- and the 20-City Composites.  Measured from the June/July 2006 peaks, the peak-to-current decline for both Composites is approximately 28 to 29 percent and they have recovered from their respective troughs in March 2012 by 10.4 for the 10-City and 10.9 percent for the 20-City.

"Other housing market data reported in recent weeks confirm these strong trends; housing starts and permits, sales of new homes and existing homes continue to trend higher," Blitzer said.  "At the same time, the larger than usual share of multi-family housing, a large number of homes still in some stage of foreclosure, and buying-to-rent by investors suggest that the housing recovery is not complete."

The S&P indices combine matched price pairs for thousands of individual houses from the available universe of arms-length sales data.  The National Composite is issued quarterly based on information for the nine census districts.  The 20- and 20-City Indices are value-weighted averages.  Each has a base value of 100 in January 2000.  Therefore a current index of 150 translates to a 50 percent appreciation in price since that date.


What is Mixed-Use Property?

There is some confusion amongst beginning commercial real estate investors as to what a mixed use property is and how to evaluate the relative drawbacks and advantages of investing in mixed use properties. Very simply, a mixed use property is any real estate that has a combination of both residential and commercial units.




Financing Mixed-Use Property

Many people don’t realize that they will need a commercial loan to buy a mixed use property even if the majority of the income produced is from the residential section of the property. As long as the property has some component of commercially zoned property then the buyer who uses financing will have to apply for and qualify for a commercial loan. If the property is a small, free standing building, then the buyer may have difficulty finding a lender or broker to work with him or her. The reason for this is the fact that preparing a commercial loan requires more hours and work then a residential loan and most commercial loan brokers only charge about 1 to 2 points of interest in compensation. The time spent working on a small mixed use property is not worth small amount of compensation that a broker would earn working on the deal. This is very important for new commercial real estate investors to keep in mind when shopping for property.


Evaluating these Properties

Another issue to watch very closely is the strength of your commercial tenants. For example, let’s assume, were looking to purchase a mixed use in property on the Lake Tahoe, Incline Village real estate market that consists of a commercial storefront downstairs and a residential unit upstairs. In our hypothetical property, the downstairs unit is 1,500 square feet and occupied on a 3 year lease, which expires in 6 months with an option to renew. The tenant is a privately owned retail store that sells vinyl records and posters. Meanwhile, the upstairs tenant just moved out and left the place a mess. The tenant was a college student at a local college. The price for the mixed use building is below the listed value of similar properties in nearby neighborhoods.

The above scenario should give the astute investor some pause for serious thought and consideration. First of all, the strength of the commercial tenant is not at all strong. The lease is soon to expire and the business is not a national chain who are seen as more reliable. Furthermore, the tenant is in a business that is not exactly a growth industry. Demand for vinyl records is not booming. Nowadays, the owner of commercial property has to consider what kind of competition their tenant will be facing from similar internet businesses who sell their products and services online. In this case, the potential internet competition would be high. Another red flag thrown up by this potential investment property is the fact that the top unit is not rented at all. Renting out this space could take time and cost money.


  • The commercial property has a supply of customers from the tenants above and the tenants have convenient access to the retail below, such as a deli.
  • You will receive two streams of income, one from the residential part and one from the commercial part.


  • It is harder to get financing for mixed use properties because they are seen as riskier investments because it is, in essence, two separate businesses that are trying to succeed.
  • Construction costs are higher than for single use properties.


All of these considerations do not mean that the investor should not purchase the property but they are just a few of the things that should have an impact on his property analysis. These considerations should help the investor make a better offer if he or she does decide to purchase the property.

10 Tips for Safe Hiking

by Lakeshore Realty

North Lake Tahoe is home to miles upon miles of gorgeous Sierra Nevada wilderness, and we offer endless trails for hiking and exploring all of it. Whether you’re peaking at right about 10,000 feet or taking a relaxing stroll along the shores of Lake Tahoe, every trail offers spectacular views of the lake, mountain tops and Sierra wildlife.


10 Tips for Safe Hiking


  • Respect our beautiful and fragile Sierra environment by observing all signs and staying on designated trails and roads. Please do not cut switchbacks. Stay out of any construction or roped off areas.
  • No smoking, please! The fire danger in this area is very high during the summer.
  • Carry along plenty of clean water and a snack or energy bar. Never drink directly from a stream, unless you are proficient with water purification methods.
  • Always bring an extra layer of clothing. Peaks are often cold and windy even on a sunny day, and Sierra Nevada weather is always subject to change.
  • Beware that even on cloudy days it is important to wear sunscreen, a hat and sunglasses for protection from the high altitude rays.
  • Always let someone know where you are hiking ahead of time and bring a cell phone for emergencies. Never hike alone if you can avoid it.
  • Make sure to check dog regulations ahead of time when bringing your pet hiking with you.
  • Keep an eye out for mountain bikers and horseback riders. Move to the side and let them pass, as you are the most mobile on feet.
  • Please stay off chairlifts and towers. During summer maintenance, lifts may be started without warning.
  • Seek shelter during thunderstorms. Stay off ridge tops and away from tall trees, lift towers, and large rock outcroppings, as they can attract lightning strikes.
  • Leave no trace. Pack out what you packed in.





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.


Substantial Decline in Foreclosure Inventory Noted in LPS Report

by Lakeshore Realty

Lender Processing Services (LPS) has provided its regular advanced release of data from its Mortgage Monitor.  This "first look" at April 2013 month-end mortgage performance data will be followed by the full report in early June.

LPS reports that the total loan delinquency rate - loans 30 or more days past due but not in foreclosure - was 6.21 percent in April, down 5.81 percent from March and 9.61 percent from April 2012.  Just over 3.11 million loans are currently delinquent but not in foreclosure and 1.394 million of these are over 90 days past due.

Loans that are in foreclosure - the so called foreclosure inventory - now number about 1.59 million properties, 3.17 percent of U.S. mortgages.  The inventory is down 5.83 percent month over month and has dropped by almost 25 percent since April 2012.

States with the highest percentage of delinquent loans and loans in foreclosure are little changed from recent months; Florida, New Jersey, Mississippi, Nevada, and New York top the list.

LPS derives its performance statistics from its loan-level database representing approximately 70 percent of the overall mortgage market.



  • 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.

565 Lakeshore Blvd.

Bed: 4
Bath: 4.5
Year: 1990
Sq. Ft.: 8900

Price: $15,400,000


Listing Agent:
Carole Madrid 

This custom luxury home offers a Great Room Floor plan, the beauty of Lake Tahoe& 226.ft of lakefront-Permitted buoy& separate boat storage. Master on main level & 3 Car Garage. There is a additional parcel on prop being offered separately. Call for details.


615 Alpine View Dr.

Bed: 4
Bath: 3.5
Year: 1982
Sq. Ft.: 2174

Price: $1,695,000


Listing Agent:
Kristi Fisher  

Charming eclectic mountain home features lake & Mtn views.  Interior décor features natural materials such as slate and bamboo flooring, river rock tile and lodge pole accents.  Gar has loft for storage or small studio. Street-to-street lot for privacy.


900 Lakeshore Blvd.

Bed: 5
Bath: 5.5
Year: 2004
Sq. Ft.: 5687

Price: $3,995,000

VIRTUAL TOUR                                               Listing Agent:
Chris & Patti Plastiras


Exquisite Custom Lakeshore Gem. Close to all that is best about living on Lakeshore. Perfectly situated between both of Incline's private beaches, the Hyatt and Lone Eagle Grill, all easily accessed via a beautiful walking path.


973 Fairview Blvd.

Bed: 5
Bath: 4
Year: 1977
Sq. Ft.: 3672

Price: $2,195,000


Listing Agent:
Kristi Fisher  

Wonderful family home on the Champ GC overlooking the 10th & 11th fairways. Beautifully remodeled in 2010 with quality finishes. Master on main level. Professionally landscaped with private fenced front yard. Large south-facing deck with great views.


922 Jennifer St.

Bed: 3
Bath: 2.5
Year: 1980
Sq. Ft.: 1668

Price: $599,000

Listing Agent:
Shahri Masters 


Tahoe cabin with tons of upgrades - granite counters & new cabinets in kitchen, renovations to baths, and other extras. Three bedrooms plus a bonus room and a loft - room for everyone! Two car garage includes plenty of storage. Great back yard.


1077 Sawmill Rd.

Bed: 4
Bath: 3.5
Year: 1964
Sq. Ft.: 2363

Price: $699,000


Listing Agent:
Carole Madrid

Fantastic opportunity in Millcreek Subdivision. Spacious 3Bd 2.5 bath home w/ fenced backyard plus in-law unit with kitchen, Unfinished bonus room not included in Sq. Ft. Walk to beaches, Rec-center, College, Large garage and level lot.


585 Ponderosa Ave.

Bed: 4
Bath: 3.5
Year: 2008
Sq. Ft.: 3520

Price: $1,950,000

VIRTUAL TOUR                                               Listing Agent:
Chris & Patti Plastiras


Built in 2008! Great room with wood burning fireplace and cathedral ceilings. Kitchen has granite counters. Master bedroom on separate level with fireplace & deck. 4th bedroom/office on main living level. Game/family room on lower level with FR.


601 Tyner Way

Bed: 4
Bath: 4.5
Year: 1983
Sq. Ft.: 3688

Price: $2,850,000

Listing Agent:
Kristi Fisher 


Exceptional lake view home adjacent to forest service lots. Completely remodeled in 2009 to include custom clear alder cabinetry, slab granite counter tops, imported tile and hardwood floors. Great open floor plan with exposed wood beams and wine room.


641 Martis Peak Rd.

Bed: 4
Bath: 3.5
Year: 1964
Sq. Ft.: 2804

Price: $1,188,000

Listing Agent:
Carole Madrid  


Remodeled low elevation home in Lakeview Sub. Waking distance to Burnt Cedar Beach. Open floor plan, beautiful gourmet kitchen, knotty alder cabinets &master on main level. Approved plans & renewable permit 4 additional 1300 sq. ft. garage.  Must see interior of home!


1184 Altdorf Terrace

Bed: 4
Bath: 2.5
Year: 1985
Sq. Ft.: 2528

Price: $695,000

VIRTUAL TOUR                                               Listing Agent:
Sharon Peplau


With a panorama of Lake Tahoe and surrounding mountains, this property  is the perfect Tahoe home.   A spacious lake view great room with a large stone fireplace creates a peaceful home for gatherings.  Soak up the glorious sunsets on the big deck.


827 Robin Dr.

Bed: 3
Bath: 1.5
Year: 1965
Sq. Ft.: 1363

Price: $335,000

                                               Listing Agent:
Chris & Patti Plastiras


Low elevation end unit condo with one car attached garage. Remodeled! Complex is fully landscaped. 3 well sized bedrooms, light cabinets, granite tile kitchen counters. Kitchen opens to living room. BMP's complete.


795 Mays Blvd.


Acres: 0.560

Price: $2,250,000

                                               Listing Agent:
Ronald Stichter


Great office building across from P.O. Info available. Lease or buy, three story building with 7 rentalable living or office suites top floor. 7 Garages and plenty of outside parking. Main  floor has 12 exec office suites, 2 lavs, Kitchen, conference rm.


1585 Pine Cone Circle


Acres: 0.247

Price: $2,849,000

                                               Listing Agent:
Nevada Metherd


EXCLUSIVE Pine Cone Cr LOT. Most on-site TRPA, bldg dept, utility connections have been pd. Gas in st. Wet-stamp lot map in off. Preliminary rough draft plans for 6,000+sq. ft. house+ large gar. PRIVATE HOA BEACH, pier, buoys, meadow. LUXURY HOME street


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.

Purchase Applications Hit 10 Month High

by Lakeshore Realty

The percentage of loans originated for purchasing homes increased again in April, the third consecutive month they have done so.  According Ellie Mae's Origination Insight Report for April, those loans made up 42 percent of the total originations during the month compared to 38 percent in March and 27 percent in January.  It was the largest market share since July 2012 when purchase mortgages also made up 42 percent of the total.  The average interest rate on a 30 year fixed-rate mortgage in April was 3.808 compared to 3.908 for all loans closed in 2012.

FHA loans made up 22 percent of originations and Conventional loans 68 percent compared to 21 percent and 70 percent respectively in March.  Fifteen-year mortgages made up 15.3 percent of all mortgages and adjustable rate mortgages had a 3.2 percent share, the highest since last July.  Ellie Mae's report draws its data from the three million originations that are handled by its mortgage management software and network, more than 20 percent of the U.S. total.

Loans took an average of 46 days to close, 47 days for refinances and 44 for purchases.  This timeline has ebbed and flowed over the last year but 46 days is the lowest overall average closing time since last summer.

"The spring buying season appeared to be in full bloom in April with the percentage of closed purchase loans reaching 42% last month, up from 38% in March 2013 and 32% in February 2013," said Jonathan Corr, president and chief operating officer of Ellie Mae.  The last time purchase loans broke the 40% mark was back in July 2012.

To get a meaningful view of lender "pull-through," Ellie Mae reviewed a sampling of loan applications initiated 90 days prior (i.e., the January 2013 applications) to calculate an overall closing rate of 53.2% in April 2013, down from 55.1% in March 2013.  Closed first lien loans of all types had an average FICO Score of 742 and a loan to value ratio of 81 percent.  The debt-to-income ratio was 23/35.

"The trend toward more relaxed credit also continued in April 2013 as the average FICO score decreased slightly for the fifth consecutive month to 742 in April 2013 from 743 in March 2013," added Corr. He said the slight decline in pullthrough rates from 55.1 in March may be a reaction to the higher interest rates in April.

There were some signs that that HARP 2.0 may be slowing down:  Conventional refinances at 95%-plus LTV dropped for the first time since August 2012, falling to 11.6% in April 2013 from 13% in March 2013," Corr said.


The Golf Courses at Incline Village, Lake Tahoe are Now Open!

by Lakeshore Realty
Welcome to the 2013 Golf Season!

All golf facilities in Incline Village, Lake Tahoe, Nevada are now open. Long considered one of the perks of living in Incline Village, and a destination for tourists, we welcome the opportunity to tee off once again!

Stunning Lake Tahoe views and an exquisite mountain backdrop frame the world-renowned golf courses in Incline Village. Here are some of the wonderful features we enjoy:

The Championship Course

Located along Lake Tahoe's north shore, the Robert Trent Jones, Sr. designed Championship Course. Come see why he described Incline Village as "the ideal mountain layout with a challenge you won't want to miss and views you will never forget." The Championship Course offers tightly cut fairways, bordered by towering pines, demanding accuracy as well as distance. Golfers are faced with bunkered greens and lateral water hazards on almost every hole. Challenging, to say the least.

The Championship Course was voted “Best in State” by Golf Digest for 2012 and 2013 and one of the “Best Courses to Play” in 2011 and 2013 by Golfweek magazine

Considered by many to be one the top golf courses in the West, the Championship Course has everything you would expect from this Robert Trent Jones, Sr. Masterpiece.

The Championship Course was voted “Best in State” by Golf Digest for 2012 and 2013. Golfweek declared it to be one of the “Best Courses to Play” in 2011 and 2013.

More information on the Championship Course

The Mountain Course

The affordable Mountain Course offers a truly memorable Lake Tahoe golf experience. With spectacular green sites and contours, the Mountain Course demands more accuracy than distance. "Shot making" skills are necessary to navigate the terrain. The mountainous 18 hole course, par 58 continues to challenge even the most proficient golfer.

Carved out of the pines with no harsh transition areas and no artificial landscaping, this award-winning course is all natural and a real challenge and joy to play. Every hole abounds with creativity and character in design, and many have incredible views of Lake Tahoe and the surrounding Sierra Nevada mountains. It's a tribute to its brilliant designer, Robert Trent Jones, Jr.

More information on the Mountain Course


The Driving Range & Putting Green are Open

Range passes are valid at the range machine 7 days a week. Loaner clubs are available. Chipping green is closed for renovations expected to re-open late June.

Season Rates

The Golf Courses at Incline Village offer golf courses and the driving range 2013 Season Rates.


You can book a tee time online and make sure your tee time is reserved for your Incline Village Golf course experience.

Specials and Promotions

Various promotions and specials are offered at the Golf Courses at Incline Village. These include driving range specials, club house frequent lunch cards and many special programs at the Mountain Course throughout the season. Check Specials and Promotions frequently to see what’s new and exciting.

Resident Rates

Incline Village Golf Courses in Lake Tahoe offer a discount for residents of Incline Village/Crystal Bay.

Tournaments & Groups

Complete tournament services are offered for groups of 16 at the golf courses in Incline Village.

Read more about the Golf Courses at Incline Village, Lake Tahoe, Nevada


Lake Tahoe Real Estate Market Update

by Lakeshore Realty

Lake Tahoe Real Estate Market Update

The charts below reflect North Lake Tahoe, Incline Village and Crystal Bay real estate data collected from the MLXchange system. Charts contain data starting 1/1/13 and 5/14/13.

To see a larger image of the chart above click here.

To see a larger image of the chart above click here.

To see a larger image of the chart above click here.

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.

Realtor Income Increases 24.6 Percent in 2012

by Lakeshore Realty
  • Realtor Income Increases 24.6 Percent in 2012

Realtors saw an increase in their income in 2012 for the second year in a row after nine straight years of losing ground The National Association of Realtors® (NAR) said today.  The median gross income of a Realtor was $43,500 last year compared to $34,900 in 2011 (+24.6 percent).  Paul Bishop, NAR vice president of Research said the median income fell by 35 percent over the course of the housing downturn, "but with the help of sustained increases in both home sales and prices, it's recovered to the highest level since 2006."

NAR President Gary Thomas said the real estate business is cyclical.  "Realtors have some way to go to surpass the peak income recorded back in 2002.  Interestingly, the peak wasn't during the bubble years because there were way too many people in the business," he said.  "To help smooth out the peaks and valleys associated with residential sales, many Realtors are diversified into related services.  As a result, changes in Realtor income don't exactly parallel changes in home sales and prices."

NAR recently surveyed 58,000 of its members about personal and business matters.  The survey generated an 8.4 percent response rate which was weighted to be representative of state-level NAR members.   Realtors account for about one-half of the active real estate licenses in the U.S but probably a much larger share of working agents; many firms make membership a condition of affiliation with the office.   

The median gross income of NAR members increased with experience and hours worked and brokers earned more than those licensed as sales agents by a large factor, $54,900 to $34,000.  Those who were in the business for more than 16 years had a median gross of $57,300 and those who worked 60 hours per week or more had a median of $85,700.  Twenty-one percent of NAR members earned a six-figure income in 2012 and the median number of sales transactions (buyer or seller side) was 12, up from 10 in 2011.

Few Realtors - only about 6 percent - started out in that field.  Nineteen percent had a previous career in management, business, or financial fields and 15 percent in sales or retail.  The "typical" NAR member has been in real estate for 13 years, works 40 hours a week and ninety-four percent say they will remain in the field for at least two more years.

Eight out of 10 NAR members focus on residential sales and 73 percent have secondary real estate specialties with 18 percent offering, in addition, commercial property management, 17 percent relocation services, and 15 percent commercial brokerage. For Realtors who have other primary specialties, 37 percent listed residential brokerage as a secondary business.

Most NAR members - 56 percent - are licensed as sales agents; 27 percent are brokers, 18 percent broker associates and 4 percent appraisers (some hold more than one license).  Thirty-nine percent of Realtors hold at least one out of six NAR certifications in specialized training and 36 percent have obtained at least one professional designation, most commonly the GRI (Graduate Realtor Institute).  Twenty-two percent of Realtors® belong to one or more of NAR's affiliated institutes, societies or councils; the most common is CRS (Council of Residential Specialists), identified by 12 percent.

Sixty-four percent of NAR members have a website as do 94 percent of their firms.  Fifty-six percent use social or professional network sites, and 12 percent have a blog.  Email is a more popular method of keeping in touch with customers (94 percent) than the phone (90 percent) with text messaging (74 percent) a distant third.

Respondents worked for a firm with a median of 23 brokers and agents, typically with one office, and had been with that firm for seven years.  Fifty-six percent of members are affiliated with an independent firm, and 40 percent are with a franchised company.

Almost 90 percent of Realtors are homeowners, 36 percent own at least one residential investment property and 10 percent own at least one commercial property and 3 percent own at least one vacation home.  About half have collect degrees, 15 percent are fluent in a second language, and they vote - about 94 percent of respondents participated in the last national election.

Realtors said several factors limit potential clients in completing transactions.  Members said the biggest impediment was difficulty in obtaining a mortgage, cited by 29 percent of respondents, followed by difficulty in finding the right property, 25 percent.


Displaying blog entries 1-10 of 14




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


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