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Incline Village Real Estate

Jeffrey Corman

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SPRINGTIME IN THE SIERRA

by Jeffrey Corman
SPRINGTIME IN THE SIERRA
SPRINGTIME IN THE SIERRA
 
Few places on the planet are as picturesque and fun-filled as 
springtime in the Sierra. Idyllic days come in succession as snow thaws, wildflowers bloom and the water warms. 
After a season of snowplay, the region comes alive with days that start in ski boots 
and end in flip flops or golf shoes. Below is our guide to making 
the most of spring days in the Sierra.
 
 
THINGS TO DO & PLACES TO GO
 
 
 
SHREDDING INTO SUMMER 
 
If you’re sorry to see the snow go, never fear. This year some resorts are staying open well into spring, even summer.
 
 
GET INTO THE SWING OF SPRING 
 
Prefer expanses of green over white? Then head over to historic Old Brockway Golf Course in Kings Beach, fully open since April 26. 
 
 

DRINKS ON THE DECK
 
Spring is when Tahoe's favorite outdoor 
drinking holes open for the summer and the signature cocktails start to flow. 
 
 
 
Much like the renowned western television series shot in Incline Village, beer lovers will find a “Bonanza” of craft breweries with scenic views and tasty brews via these North and South Lake Tahoe maps. 
 
 

BEACH COMBING
 
Looking for a good beach in Tahoe? Now there is an app for that! The Lake Tahoe Beaches app uses GPS to help you find nearby beaches and driving directions.
 
 

MAY EVENTS
 
From Art & Yoga to Farmers Markets and Outdoor Music, spring ushers in a plethora of feel-good events. 
 

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV

Tue May 14 2019 
This week the median list price for Incline Village, NV is $1,610,000 with the market action index hovering around 26. This is about the same as last month's market action index of 26. Inventory has held steady at or around 32. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100026

Slight Buyer's Advantage

The market has shown some evidence of slowing recently. Both prices and inventory levels are relatively unchanged in recent weeks. Watch the Market Action Index for changes as it can be a leading indicator for price changes.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,610,000
Per Square Foot
$603
Days on Market
213
Price Decreased
16%
Price Increased
3%
Relisted
3%
Inventory
32
Median House Rent
$5,100
Most Expensive   $15,950,000
Least Expensive   $495,000
Market Action Index 
Slight Buyer's Advantage
26
Avg 7-DayAvg 90-DayMay 2016Oct 2016Feb 2017Jun 2017Oct 2017Feb 2018Jun 2018Oct 2018Feb 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8M
 

The market appears to be hovering around this plateau. Look for a persistent change in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 

The Lake Tahoe Basin Management Unit of the U.S. Forest Serve  projected opening dates for various Lake Tahoe beaches, campgrounds, resorts and day use areas.

Also, even though it is still too cold to start swimming season, here's a link to a list of Forest Service beach and picnic areas on Lake Tahoe and their access and amenities. Start planning.

Their entire list is below. All dates are weather permitting.

Baldwin and Nevada beaches will be the first sites to open on Sat., Apr. 27, 2019. The Taylor Creek Visitor Center opens Sat., May 25. The Tallac Historic Site parking area opens Mon., May 13, and will be staffed beginning Sat., May 25.

Campgrounds/Resorts

Round Hill Pines Resort – May 11

Meeks Bay Resort, William Kent, Kaspian, Meeks Bay, Bayview, Fallen Leaf, and Nevada Beach campgrounds – May 10

Camp Richardson RV Park, Eagles Nest and Badgers Den campgrounds – May 24

Luther Pass Campground and Angora Resort – May 25

Blackwood Canyon and Watson Lake campgrounds – June 1

Day-use Areas

Baldwin and Nevada beaches – April 27

Chimney Beach and Secret Harbor – May 15

Sandpit Off-Highway Vehicle (OHV) Area – May 10

Eagle Falls restrooms, Kiva Picnic Area, McKinney Rubicon Trailhead restrooms, Sawmill Pond and Tallac Point – May 15

Big Meadow Trailhead and Pope Beach – May 25

 

NORTH LAKE TAHOE FIRE PROTECTION DISTRICT – ISO’S NEWEST CLASS 1 COMMUNITY
The North Lake Tahoe Fire Protection District was officially awarded a Public Protection Classification 1, the highest ranking possible through the Insurance Services Office (ISO) at the November 27th Board of Directors meeting. This change will be effective March 1, 2019 for Incline Village and Crystal Bay property owners.

Out of the 46,000 fire districts across the country, less 1% (329 fire districts) have a Classification 1. In the state of Nevada, there are three fire districts with a Classification 1 – North Lake Tahoe Fire Protection District, Las Vegas Fire & Rescue Department and Fallon/Churchill Volunteer Fire Department. There are five areas of evaluation that are reviewed and considered when determining a classification level: Communication Infrastructure, Fire Mitigation Geographic’s, Fire Department, Water Supply, Community Risk Reduction. We would like to thank and acknowledge Incline Village General Improvement District (IVGID) for providing outstanding water supply distribution and capability. The Water Supply component is 40% of the total rating schedule.

ISO’s Public Protection Program (PPC) plays an important role in the underwriting process at insurance companies. ISO is the leading supplier of data and analytics for the property/casualty insurance industry. Most insurers use PPC classifications for underwriting and calculating premiums for residential, commercial and industrial properties. This information is an essential part of their decision making when deciding what business to write, coverage’s to offer or prices to charge for personal or commercial property insurance.

Each insurance company independently determines the premiums it charges its policyholders. The way an insurer uses ISO’s information public fire protection may depend on several things – the company’s fire-loss experience, rate-making methodology, underwriting guidelines, and its marketing strategy.
PPC is important to communities and fire departments. Communities whose PPC improves may get lower insurance prices. PPC also provides fire departments with a valuable benchmark and is used by many departments as a valuable tool when planning, budgeting and justifying fire department improvements.

http://tahoe.livingwithfire.info/wp-content/uploads/2018/12/North-Lake-Tahoe-FPD-ISOs-newst-Class-1-Community-Effective-March-1-2019.pdf

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV 89451

Mon May 06 2019 
This week the median list price for Incline Village, NV 89451 is $1,650,000 with the market action index hovering around 26. This is an increase over last month's market action index of 25. Inventory has held steady at or around 31. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100026

Slight Buyer's Advantage

The market has shown some evidence of slowing recently. Both prices and inventory levels are relatively unchanged in recent weeks. Watch the Market Action Index for changes as it can be a leading indicator for price changes.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,650,000
Per Square Foot
$603
Days on Market
220
Price Decreased
10%
Price Increased
3%
Relisted
6%
Inventory
31
Median House Rent
$5,100
Most Expensive   $15,950,000
Least Expensive   $495,000
Market Action Index 
Slight Buyer's Advantage
26
Avg 7-DayAvg 90-DayMay 2016Sep 2016Jan 2017May 2017Sep 2017Jan 2018May 2018Sep 2018Jan 2019May 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8M
 

Prices in this zip code seem to have settled around a plateau. Look for a persistent down-shift in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 
 

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV 89451

Mon Apr 29 2019 
This week the median list price for Incline Village, NV 89451 is $1,592,500 with the market action index hovering around 26. This is about the same as last month's market action index of 26. Inventory has held steady at or around 32. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100026

Slight Buyer's Advantage

The market has shown some evidence of slowing recently. Both prices and inventory levels are relatively unchanged in recent weeks. Watch the Market Action Index for changes as it can be a leading indicator for price changes.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,592,500
Per Square Foot
$569
Days on Market
210
Price Decreased
13%
Price Increased
3%
Relisted
6%
Inventory
32
Median House Rent
 
Most Expensive   $15,950,000
Least Expensive   $495,000
Market Action Index 
Slight Buyer's Advantage
26
Avg 7-DayAvg 90-DayMay 2016Sep 2016Jan 2017May 2017Sep 2017Jan 2018May 2018Sep 2018Jan 2019Apr 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8M
 

Prices in this zip code seem to have settled around a plateau. Look for a persistent down-shift in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV 89451

Mon Apr 22 2019 
This week the median list price for Incline Village, NV 89451 is $1,650,000 with the market action index hovering around 26. This is about the same as last month's market action index of 26. Inventory has held steady at or around 31. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100026

Slight Buyer's Advantage

Home sales have been exceeding new inventory for several weeks. Since this is a Buyer’s market, prices are not yet moving higher as excess inventory is consumed. However, as the supply and demand trends continue, the market moves into the Seller’s zone, and we are likely to see upward pressure on pricing.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,650,000
Per Square Foot
$585
Days on Market
210
Price Decreased
13%
Price Increased
0%
Relisted
6%
Inventory
31
Median House Rent
 
Most Expensive   $15,950,000
Least Expensive   $495,000
Market Action Index 
Slight Buyer's Advantage
26
Avg 7-DayAvg 90-DayApr 2016Sep 2016Jan 2017May 2017Sep 2017Jan 2018May 2018Sep 2018Jan 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8M
 

Prices in this zip code seem to have settled around a plateau. Look for a persistent down-shift in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV

Thu Apr 18 2019 
This week the median list price for Incline Village, NV is $1,745,000 with the market action index hovering around 25. This is about the same as last month's market action index of 25. Inventory has held steady at or around 30. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100025

Slight Buyer's Advantage

Home sales have been exceeding new inventory for several weeks. Since this is a Buyer’s market, prices are not yet moving higher as excess inventory is consumed. However, as the supply and demand trends continue, the market moves into the Seller’s zone, and we are likely to see upward pressure on pricing.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,745,000
Per Square Foot
$573
Days on Market
228
Price Decreased
10%
Price Increased
0%
Relisted
7%
Inventory
30
Median House Rent
 
Most Expensive   $15,950,000
Least Expensive   $558,000
Market Action Index 
Slight Buyer's Advantage
25
Avg 7-DayAvg 90-DayApr 2016Sep 2016Jan 2017May 2017Sep 2017Jan 2018May 2018Sep 2018Jan 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8M
 

The market appears to be hovering around this plateau. Look for a persistent change in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 

Weekly Incline Village Market Condition Report

by Jeffrey Corman

Incline Village, NV 89451

Mon Apr 08 2019 
This week the median list price for Incline Village, NV 89451 is $1,672,500 with the market action index hovering around 26. This is an increase over last month's market action index of 24. Inventory has held steady at or around 26. Click here to stay informed with the Incline Village market!

Market Action Index

The Market Action Index answers the question "How's the Market?" by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies Seller's Market conditions. Below 30, conditions favor the buyer.

 Today
 Last Month
100026

Slight Buyer's Advantage

Home sales have been exceeding new inventory for several weeks. Since this is a Buyer's market prices are not yet moving higher as excess inventory is consumed. However, as the supply and demand trends continue, the market moves into the Seller's zone, and we are likely to see upward pressure on pricing.

Real-Time Market Profile

Never miss important changes in the Incline Village market.
Median List Price
$1,672,500
Per Square Foot
$550
Days on Market
221
Price Decreased
8%
Price Increased
4%
Relisted
8%
Inventory
26
Median House Rent
 
Most Expensive   $15,950,000
Least Expensive   $558,000
Market Action Index 
Slight Buyer's Advantage
26
Avg 7-DayAvg 90-DayApr 2016Aug 2016Dec 2016Apr 2017Aug 2017Dec 2017Apr 2018Aug 2018Dec 2018Apr 2019$1.2M$1.3M$1.4M$1.5M$1.6M$1.7M$1.8MFriday, May 5, 2017 Avg 90-Day: $1,472,576
 

In the last few weeks we’ve seen prices in this zip code bouncing around this plateau. Look for a persistent down-shift in the Market Action Index before we see prices deviate from these levels.

Market Segments

Each segment below represents approximately 25% of the market ordered by price.

 

Economic Update

by Jeffrey Corman
Refinance Revival ~ April 5, 2019
  
After last week's largest one-week decline in mortgage interest rates in a decade, the Mortgage Bankers Association reported a 39% increase in its Refinance Index on top of a 12% gain the previous week. This brought the index, based on mortgage applications, to its highest point since January 2016. The Purchase Index increased too, but by a comparatively paltry 3%.
 
MBA economist Joel Kan noted that the average size of a refinance loan was the highest in MBA history, $438,900, and noted that it was borrowers with larger loans who were driving the refinancing numbers; they are the most sensitive to falling rates. Conversely, the size of purchase mortgages declined which Kan called a hopeful sign that first-time buyers are increasingly active in the market.
 
Rates held steady this week even though the yield curve "un-inverted." The 10-year T-note yield rose 13 basis points over the last week while the 3-month bill didn't budge from 2.44%, putting 8 basis points between them.
    
Different Drummers
 
It just doesn't seem possible to get all three home sales reports marching to the same drummer--or to get any of them to move in one direction for long. Last week we reported a dynamite sales report for existing homes in February, an 11.8% increase from January and the largest monthly gain in more than three years. This week's new home sales were also higher, although not by nearly as much--and pending sales retreated.
  
The Census Bureau reported new home sales increased by 4.9% from January to a seasonally adjusted 667,000 annual rate. Sales have actually risen for the last four months, but subsequent revisions have largely erased the gains. As a result, the February sales were up only a slight 0.6% from February 2018.
 
Sales were especially strong in the Northeast and Midwest--topping 25% increases in both regions--but rose only 1.8% in the South and didn't budge in the West where new home sales are down 2.9% from last year.
 
There were 340,000 newly constructed homes for sale at the end of February, an estimated 6.1-month supply. This is up from 5.4 months a year earlier.
 
Pending sales lost track of the beat in February. After a solid near 5% increase in January, the National Association of Realtors' Pending Home Sale Index (PHSI) declined 1.0%. This report is always a little fraught because it is a leading indicator, generally predicting sales one to two months down the road. The February number hints that sales at the peak of the spring market may not be as robust as hoped. The PHSI was 4.9% behind the level last February, the 14th straight month of year-over-year declines.

Displaying blog entries 1-10 of 210