Posts Tagged ‘Lake Tahoe real estate’

Incline Village and Crystal Bay, Lake Tahoe Luxury Market Update

Tuesday, August 22nd, 2017
Incline Village & Crystal Bay Market Report August, 2017
Summer continues to be strong for luxury home sales in Incline Village, Nevada. The luxury market over $2 Million is has made a strong comeback this year, with Buyers trending mainly towards Lakeshore area homes and select Mountainside properties. Lakefront sales jumped this year with 4 sales from $5 to $31 Million, and 3 other pending sales. Inventory in the Lakeshore area has dropped, with 11 additional homes pending sale, while well priced upper elevation homes are more readily available with commanding lake views.

Lakefront Market

Lakefront activity was very brisk this season, although inventory is extremely low. There are only two Incline Village lakefront listings including one “off-market” new construction lakefront home- contact Lexi for additional lakefront opportunitiesThere are five Crystal Bay lakefront listings including 3 homes priced from $10M to a lofty $75M for Crystal Pointe estate. There were four recent lakefront sales all represented by Sierra Sotheby’s agents on one side of each transaction, including 825 Lakeshore just sold for $5.67 Million, 1155 Lakeshore Lexi’s sale for $11.6 Million, Lake Tahoe Castle at 857 Lakeshore just sold for $17.75 Million, and the Wynn Estate at 1041 Lakeshore just sold for $31.1 Million. There are two Crystal Bay Lakefront homes pending sale currently at 526 Gonowabie priced at $7.3M and 490 Gonowabie priced at $6.5M and one lakefront condo at Crystal Bay Cove.

Lexi’s Featured Lake Tahoe Sales
1155 Lakeshore
1155 Lakeshore Boulevard
Lexi Buyer Side
121 Mayhew Circle
121 Mayhew Circle
Lexi Buyer Side
435 Fairview Boulevard
435 Fairview Boulevard
Lexi Listing Sold

Pending Sales

There are 13 sales pending sales over $2 Million currently, all but 2 of these are in the lakeside areas of Incline Village and Crystal Bay. The current market shift towards lakeside areas continues, below Tahoe Blvd. and Highway 28.

Sales to Date 2017
Sales over $2 Million have made a noticeable come back this year, with 24 properties sold to date in 2017 versus 16 properties sold for the same period in 2016. Half of the 2017 sales (12) were priced over $3 Million, whereas there were only 5 sales over $3 Million to date in 2016. The lakeside area of Incline Village is selling at the fastest pace, with over half of the sales in 2017 located by the Lake.

Active Listings

There are 18 active listings from $2 Million to $3 Million and 30 active listings over $3 Million currently.

Search all Incline Village and Lake Tahoe properties
There are many other “off-market” properties coming available. Inquire if you would like to know before they list!
Featured Lake Tahoe, Nevada Listings
550 & 560 Sierra Sunset
550 & 560 Sierra Sunset
1266 Tamarack Drive
 1266 Tamarack Drive
907 Tyner Way
569 Alden
536 Alden
 591 Pinto Ct.

591 Pinto Court
447 Lakeshore Boulevard
447 Lakeshore
 1003 Marlene Street

1003 Marlene Street
 1442 Berne Court

1442 Berne Court
 683 Tyner Way
 683 Tyner Way
Eight airlines providing more than 120 daily flights serving the following Non-Stop Destinations.
Featured Lake Tahoe, Nevada Foothills Listings
14785 Chartreuse
14785 Chartreuse Court, Reno
280 Five Creek Road
280 Five Creek Road, Gardnerville

Extraordinary Marketing

Marketing your home with SIR’s exclusive global media partnerships provides unsurpassed exposure for your listing. Lexi collaborates with top luxury agents to target buyers in the Bay Area, across the West and in top Metro markets worldwide, providing access to her Lake Tahoe listings and our extraordinary lifestyle.

Incline Village Market Report, January, 2017

Tuesday, February 7th, 2017
January is starting out strong for luxury home and condo sales in Incline Village. Only 3 homes sold over $2.5 Million in the first half of 2016, yet there are already 3 homes over $2.5 Million pending sale this first month of 2017, the highest priced at $3.745 Million. Showings have picked up in the first week of February with a brief break in the snowy weather, and we are seeing some early season buyer interest. Sierra Sotheby’s closed two sales over $5 Million in the last two months of 2016, including Lexi’s listing at 790 Fairview for $5.6 Million and a Lakefront listing at $9.5 Million. Look for continued interest in the luxury market into the new year!

Sales and Pending Sales for January

Homes over $1 Million
10 pending sales between $1M and $4M range, including 3 homes pending over $2.5M
3 sales in the low $1 Millions

Homes under $1 Million
7 pending sales and 8 sold

Condos under $1 Million
18 pending sales and 19 sold

Incline Village Best Buys

Winter is a great time to buy property in Incline Village and we are already seeing renewed interest in the market after the quiet Holiday period. The busiest months for sales are later summer into early fall, and many Sellers are motivated in pricing through the winter months. Serious buyers have negotiating power, and can look forward to settling in to a new home in time for spring skiing!

 591 Pinto Ct.

591 Pinto Court
 1442 Berne Court

1442 Berne Court
 645 Woodridge Cir

Extraordinary Marketing

Marketing your home with SIR’s exclusive global media partnerships provides unsurpassed exposure for your listing. Lexi collaborates with top luxury agents to target buyers in the Bay Area, across the West and in top Metro markets worldwide, providing access to her Lake Tahoe listings and our extraordinary lifestyle. Upcoming events include the SkiNE with over 200 luxury agents hosted by Sierra Sotheby’s International Realty at the Ritz Carlton, Northstar. Lexi is hosting a private networking event in conjunction with the SkiNE to showcase her listings with top Sotheby’s agents from the Western region.
Recent Testimonials
“She knows her stuff yet she is very easy to work with and very calm in her delivery which is important in negotiations. She handled a complex transaction for us and was instrumental in closing the deal.”
“We thought she took a balanced approach to the negotiation process. She does not rush you to make decisions and is empathetic, thoughtful and creative.”

Incline Village Luxury Market Update

Thursday, September 22nd, 2016


932 Lakeshore Blvd.

932 Lakeshore Blvd.


Activity continues to increase over $2.5 Million, with 5 new pending sales including two new contracts- a lakefront home priced at $9.9 Million and an estate property priced over $5 Million. We are seeing a strong start to the fall selling season for the luxury market this year. There have been 7 non-lakefront residential sales over $2.5 Million to date in 2016, none over $3.95 Million yet but the lakefront home and estate home in escrow will be in the $5 Million and $9 Million range. There were 20 residential sales over $2.5 Million for all of 2015, in comparison.

Under Contract

The lakefront listing at 1635 Pine Cone Circle $9.99 Million and Estate at 828 Tyner Way $5.65 Million both went into escrow this past weekend, continuing our recent run of luxury property sales. 150 Pine Cone $3.45 Million (sold last fall $3.05 Million), 1106 Tiller $3.745 Million and 928 Lakeshore $3.495 Million (on the market only a few days) are the 3 additional pending sales in Incline Village over $2.5 Million. This has accompanied an increase in showing activity in the upper end of our market in the past several weeks.
5 Pending Sales over $2.5 Million


There have been 7 sales year to date over $2.5 Million off the Lake. 600 Tyner Way just sold for $3.95 Million, newer construction upper elevation home built in 2009 with lake views over 6,000 SF. 545 Ponderosa was listed for less than a week before going into contract and selling at $3.95 Million, Ira Rodman construction with lake views, lower elevation. 996 Wedge Ct. also just sold for $2.6 Million off the Championship Golf Course. 948 Lakeshore View Ct. recently sold for $3.5 Million, well below list price of $4.2 Million- see the virtual tour. Both 62 Shoreline Circle $3.2 Million and 1132 Lakeshore $3.35 Million sold this spring in the Lakeshore area. The only other upper elevation sale so far this year was 405 Tracy Ct that sold for $2.995 Million.
7 Sales over $2.5 Million

Active Listings

A total of 5 new listings have come onto the market on Lakeshore Boulevard in the past two weeks, offering great opportunities in our prime selling season. 916 Lakeshore just came onto the market this past weekend priced at $4.25M and 1100 Lakeshore was just listed priced at $4.25M, 932 Lakeshore Blvd was listed at $3.795 Million, and 928 Lakeshore Blvd at $3.495 Million (now under contract), all remodeled and in prime locations in proximity to the beach, Hyatt pier, restaurants and shopping. 830 Lakeshore Blvd. was also listed at $2.65 Million, a smaller home at just 3,088 sq ft. and 606 Lakeshore Blvd has been on the market for a year now at $3.098 Million for this 3,930 sq ft. home.

There are 19 active listings in the Lakeshore, Lakeview Subdivision and Millcreek areas, adjacent to the Lake priced over $2.5 Million, including 3 lakefront properties all priced over $10 Million.

There are 26 active listings in the upper elevation areas, priced over $2.5 Million.

Incline Village Home Sales Report 2016 1st Half

Tuesday, July 12th, 2016


View all sales data

Incline Village 2016 Sales 1st Half

Incline Village 2015 Sales 1st Half

Sales $ volume increased slightly for Incline Village single family non-lakefront home sales for first half of the year, and median sales price increased 13% from $872,500 to $983,750. The increase in sales occurred mainly in the $1M- $2M price range, with 27 sales this year as compared to just 14 for the same period last year. Sales priced under $1M and sales priced $2M- $3M remained steady for the period, yet $3M and above home sales slowed for the first half with just 1 sale over $3M in 2016 as compared to 4 sales in the first half of last year, and 14 sales over $3M for all of 2015. With 27 homes currently in escrow, we should see increased sales activity moving into the third quarter.

There are 17 homes priced over $3 Million, and it is notable that 2 listings have gone into escrow in the past two weeks, both Sierra Sotheby’s listings. If we have a strong 2nd half to 2016 as we did for luxury sales in 2015, we could see much of the inventory over $3 Million dry up. There is a larger inventory of homes priced under $3 Million, with about 120 active listings. The median number of days on market for listings have gone up from 153 to 186, with longer listing periods for the higher priced homes.

The Lakefront market jumped for condo sales, with 5 lakefront condo sales averaging just over $2 Million, with no sales recorded for the same period in 2015. There was one lakefront estate that sold, the notable “Sierra Star” for just over $25 Million with 3 lakefront homes and a 60 car underground garage with guest apartment above. There were 2 lakefront home sales for the same period in 2015. It is notable that only 5 direct lakefront homes are still on the market in Incline Village, and just 7 in Crystal Bay. There are a few HOA lakefront homes available, notably 1565 and 1580 Vivian Lane with access to a private HOA beach, pier and boat buoys.

Condo sales were steady with 98 units sold in the first half of 2015 and 2016, although there was a 16% increase in $ volume for the first half of 2016. Average sales priced increased 15% to $525,147, and days on market decreased from 229 to 153, on average.

Overall, condo sales jumped the most this spring, and while single family homes are taking longer to sell, condos are selling more quickly than in 2015. The bulk of home sales are in the $1M- $2M price range, with larger inventory in this range. There are fewer lakefront homes on the market in Incline Village, although pricing for shared HOA lakefront properties is attractive. With a strong start to the summer selling period, we look for a jump in sales through our 3rd quarter which is typically the busiest time for sales at the Lake. The weather has been beautiful with Lake levels making boat launching easier, and lots of residents and visitors alike enjoying summer at Lake Tahoe!

January through June 2015 2016 % Change

Median Price $872,500 $983,750 13%

Average List Price $ 1,553,709 $1,217,483 -22%

Average Sold Price $1,434,751 $1,159,153 -19%

Average Days on Market 179 326 82%

Average Sold Price/Square Feet $404 $403 0%

Highest Sold Price $12,000,000 $3,350,000 -72%%

Lowest Sold Price $515,000 $395,000 -23%

Properties Sold 56 72 29%

% Sold Price to Average List Price 92% 95% 3%

Total Dollar Volume Sold $80,346,050 $83,459,000

All Lake Tahoe Real Estate Sales Mid-Year 2016

North & West Shore
East Shore
Incline Village
South Lake

Incline Village and Crystal Bay, Nevada Luxury Market Update

Friday, March 18th, 2016

In all, the luxury market over $2 Million in Incline Village has remained steady for the past year. There have been three stand-out sales, one mountainside sale last May at $12 Million, and two lakefront sales this winter at $10.7 and $25.25 Million.  Of note, sales for the upper end of our Incline Village and Crystal Bay market occurred fairly evenly throughout this past year, with one or two sales in every month since the end of 2014. One reason for this may be new Nevada residents benefiting from tax status for purchasing around the beginning of the year. Inventory tends to rise in the spring and summer, dropping in the winter, so there are fewer homes available on the market in the winter month for buyers actively looking to purchase.

Luxury Home Sneak Preview

Incline Village Lake View Home- Sneak Preview

Mountainside Area $2 Million- $4 Million

The Mountainside Area of Incline Village includes all homes above Tahoe Blvd. in Incline Village, Nevada. Activity has been steady with 2 sales and 1 pending sale with 15 days left in the first quarter of 2016, compared to 2 total sales in the first quarter on 2016.

There have been just two sales in the Mountainside area over $2 Million year to date. 405 Tracy sold at asking price of $2,995,000 on February 12 after 7 months on the market. 733 Champagne Rd. also sold in February for $2,3000,000 with a list price of $2,395,000 after 8 months on market. There is one listing at 819 Ellen Ct. that is in escrow, list price $2,395,000. There are another 19 active listings currently on the market in this price range, and 16 homes in this price range that have sold since December 2014.

Average list price for these homes is $583 per sq. foot and sales price is $499 per sq. foot for an average 4,800 sq. foot home with 5 bedrooms, 4.5 baths and 3 car garage. The sales price per sq. foot ranges greatly from $358 per sq. foot up to $857 per sq. foot. Location, condition of the home, and lake views are important factors impacting pricing.

Custom Lakeshore Blvd. Home

606 Lakeshore Boulevard, Incline Village, NV

Lakeshore Area $2 Million- $4 Million

The Lakeside Area includes non-lakefront homes in Lakeview Subdivision, Millcreek, and Lakeshore Blvd. below Tahoe Blvd. in Incline Village. Activity has been steady with 1 sale and 1 pending sale with 15 days left in the first quarter of 2016, compared to 3 total sales in the first quarter on 2016.

There has been just one sale in the Lakeshore area over $2 Million year to date, excluding the lakefront Sierra Star estate that sold for $25.25 Million in January. 877 Ophir Peak sold for $2,250,000 in just over 7 months on the market, it was listed at $2,300,000. 1132 Lakeshore Blvd. is a new listing on Feb. 8 that is currently in escrow, list price $3,495,000.There are just 4 other active listings on the Lakeshore area market (non-lakefront), and 13 homes in this price range that have sold since December 2014.

Average list price for these homes is $726 per sq. foot and sales price is $694 per sq. foot for an average 4,333 sq. foot home with 4 bedrooms, 4.5 baths and 3 car garage. The sales price per sq. foot ranges greatly, from $477 per sq. foot up to $897 per sq. foot. Location, condition of the home, and views are important factors impacting pricing.

Incline Village Lakefront HOA home

1565 Vivian Lane, Incline Village, Nevada

Lakefront and Estate Sales over $4 Million

There have been 5 sales in Incline Village from $4 Million to $25 Million since December 2014, 2 of these were direct lakefront homes, including 73 Shoreline Circle which sold for $10.7 Million and 1131 Lakeshore “Sierra Star” estate comprised of 3 homes plus a 60 car garage with guest apartment on nearly 3 acres which sold for $25.25 Million in January. There were also 2 shared lakefront HOA properties at 1535 Debra that sold for $5 Million and 1680 Pine Cone Circle that sold for $5.79 Million. There was one, non-lakefront sale at 703 Champagne, a 16,000 sq. foot home on 5 acres that sold for $12 Million.

790 Fairview Blvd.

790 Fairview Blvd., Incline Village, Nevada

There are currently only 3 direct lakefront homes listed for sale currently in Incline Village, with pricing ranging from $10.45 Million to $23.9 Million. There is one shared lakefront HOA listing at 1580 Vivian Lane priced at $7.7 Million, and two other Mountainside homes at 790 Fairview Blvd. and 600 Tyner Way priced between $5 Million and $6 Million.

There is also one shared lakefront HOA listing at 1520 Vivian Lane for $3,645,000 currently, and there were 3 lakefront sales under $4 Million in 2015.

There is a larger inventory of lakefront homes for sale in Crystal Bay, Nevada, with pricing between $6 Million and $40 Million. Average pricing varies greatly, with the highest sales price at $2,000 per sq. ft. for a 5,300 sq. foot lakefront home built in 1994 with log detail and a pier. The two off-lake, HOA shared lakefront sales were in the $1,200 per sq. foot range for between 4,000- 4,800 sq. feet of living space.

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