Incline Village Real Estate and Community News

Feb. 25, 2019

WEEKLY INCLINE VILLAGE MARKET CONDITION REPORT

Incline Village, NV 89451

Mon Feb 25 2019 

This week the median list price for Incline Village, NV 89451 is $1,695,000 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.

Slight Buyer's Advantage

Home sales have begun exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing.

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.

Posted in Market Updates
Feb. 24, 2019

ECONOMIC UPDATE

More Buyers on the Way ~ February 22, 2019

Existing home sales slipped again, but the phrase "its all relative" jumps to mind. So do the words "at least it's not as bad as last month." Sales were down by 1.2% from December. Disappointing, but hardly the 6.4% dive they took then.

Lawrence Yun, chief economist for The National Association of Realtors (NAR), said the annual rate of 4.94 million sales in January was the poorest showing since November 2015, but that they are likely to have reached a cyclical low. "Moderating home prices combined with gains in household income will boost housing affordability, bringing more buyers to the market in the coming months," he said.

Inventories increased from 1.53 million in December and 1.52 million a year earlier, to 1.59 million. Yun noted inventories have now increased year-over-year for six straight months. He also pointed out that the median annual home price growth of 2.8% in January was the slowest rise since February 2012.

Sales fell in every region but the Northeast. In the West they dipped 2.9% to an annual rate of 1.00 million and are now 13.8% below a year ago.

Cracking the Code

If 2019 turns out to be a good year for home sales, construction guru John McManus, editor of Builder online magazine, says he will have two explanations; 1) the long pent-up demand will begin to ease as Millennials move into the marketplace, and 2) homebuilders, developers, architects, and investors will have begun to crack the code for selling houses to them.

With average home prices approaching $400,000, he says the nation "has been telling young adults--in no uncertain terms--'we've got nothing for you'."

For this and other reasons, about 15% of Millennials are still living with their parents. Two-thirds of them have bachelor's degrees. They have been acting like smart consumers who have time on their side, McManus says. But given their age, not to mention the ticking biological clock, they may have run that course. Today they have improving job opportunities, growing flex-time and remote work options that expand their commuting range, and in some cases the "Bank of Mom & Dad" to help out with downpayments.

At the same time, he continues, builders and the others mentioned above "have been working on designs, product, density, operational processes, selling and data systems to make the present day's nearest facsimile to starter homes, in starter home neighborhoods, for people who want and need them."

Adding to what McManus said, and also helping the cause, interest rates dipped for the third straight week. The average 30-year fixed rate was 4.35%.

Key Indicators

Housing Market Index Feb

62

[Prior 58]

 

Leading Indicators Jan

Down 0.1%

[Prior 0.0% rev]

 

Coming Indicators

 

Tuesday, February 26

Residential Construction

S&P Case Shiller Indices

FHFA HPI

 

Wednesday, February 27

Factory Orders

Pending Home Sales

 

Thursday, February 28

GDP

Gold (Monex)

$1,341/ounce up

 

Crude Oil (Brent)

$67.08/brl up

 

U.S. Dollar to...

Euro                      0.8816 down

Japanese Yen   x110.7500 down

Chinese Yuan     6.71830 down

Canadian Dollar   1.3189 down

Mexican Peso     19.1990 down

 

6-mo T-Bill Yield    2.51%

Unchg  

10-yr T-Note Yield 2.65%

Down 6 bps

 

11th Dist Cost of Funds 1/31

1.056 down 4 bps

 

Freddie Mac 30-Year

Avg Rate 2/21

4.35% down 2 bps

 

MBA - Mortgage Applications

Index Week ending 2/15

Overall           

Up 3.6%

[Prior week down 3.7%]

Purchase Money Loans

Up 2.0%

[Prior week down 6.0%]

Refinancing Loans

Up 6.0%

[Prior week down 0.1%]

 

Jobless Claims 2/16

216,000 new claims

[Prior week 239,000]

4-week moving avg 235,750 up

 

Existing Home Sales Jan

Down 1.2% MoM

Down 8.5% YoY

4.940M units

Posted in Market Updates
Feb. 18, 2019

WEEKLY INCLINE VILLAGE MARKET CONDITION REPORT

Incline Village, NV

Mon Feb 18 2019 

This week the median list price for Incline Village, NV is $1,672,500 with the market action index hovering around 27. This is an increase over last month's market action index of 24. 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.

Slight Buyer's Advantage

Home sales have begun exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing.

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

Posted in Market Updates
Feb. 5, 2019

NEVADA TAX ADVANTAGES

Relocating to Nevada

Individuals and businesses are motivated to relocate to Nevada due to the fact that there is no state-imposed income tax. In order to take advantage of the income tax savings, several factors come into play. Evaluate your personal and corporate tax climate and use the following information to evaluate your potential for the Nevada tax savings.

Nevada tax benefits & advantages

In order to take advantage of Nevada’s tax hospitality, a taxpayer must make Nevada its principal place of residence, i.e. your primary home. Residency is the single most important factor in gaining Nevada’s tax advantages.

A “close connection test” is implemented and must be passed in order for a taxpayer to establish state residency. The “close connection test” identifies if Nevada is the state in which a taxpayer has the closest social and business contacts, and more. A corporation organized and domiciled in Nevada can also significantly reduce its state tax burden by shifting its corporate level of activity to the state Nevada.

Owning real estate in the state of Nevada is the key factor when considering tax advantages. To learn more about the potential tax advantages of Nevada residency for yourself of your business, visit tax.nv.gov. Contact an experienced CPA or financial advisor to plan and implement a successful change in residency.

Top reasons to Incorporate in Nevada

• No Corporate Income Tax

• No Taxes on Corporate Shares

• No Franchise Tax

• No Personal Income Tax

• Nominal Annual Fees

• Nevada corporations may purchase, hold, sell,

or trans shares of its own stock

• Competitive Sales and Property Tax Rates

Click Here to Download PDF Flyer• For capital, services, personal property, or

real estate, including leases and options.

The directors may determine the value of

any of these transactions. and their decision

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• No Franchise Tax on Income

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• No Unitary Tax

• No Estate Tax

Click Here to Download PDF Flyer

Posted in Community News
Feb. 4, 2019

YOUR WEEKLY INCLINE VILLAGE MARKET REPORT

Incline Village, NV

Mon Feb 04 2019 

This week the median list price for Incline Village, NV is $1,645,000 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.

Slight Buyer's Advantage

Home sales have begun exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing.

The market is 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.

Posted in Market Updates
Jan. 31, 2019

MISPLACED WORRIES OVER QUANTITATIVE TIGHTENING

MARKETS AND ECONOMY

Misplaced Worries Over Quantitative Tightening

As the Fed slowly removes accommodative monetary conditions that were put in place during the last recession, there’s some concern about tightening financial conditions spurring a new downturn. But financial conditions and monetary conditions aren’t the same, and the Fed’s recent actions shouldn’t be seen as restrictive.

JIM GLASSMAN, HEAD ECONOMIST, COMMERCIAL BANKING , JP MORGAN

JANUARY 23, 2019

As the top of the business cycle approaches, every action from the Federal Reserve seems to provoke anxiety. After all, the US economy has never held full employment for long until the start of the next downturn. Periods of strength always threaten to generate an overheating labor market, spiraling inflation, or financial imbalances that will eventually tip the economy into a new recession.

Every step of interest rate normalization has been subject to intense debate, with critics questioning whether the expansion can endure higher borrowing costs. However, December’s hike merely pushed short-term rates into a 2.25 to 2.5 percent window, barely ahead of inflation. Unless the true equilibrium for real interest rates in an economy operating near full capacity is negative, rates have yet to move into restrictive territory.

Worries Over Stealth Tightening

Interest rates are not the sole lever for making monetary policy. During the early years of the recovery, the Fed turned to quantitative easing to hasten the recovery. By purchasing large volumes of Treasurys and mortgage-backed securities, the Fed was able to push down long-term borrowing costs and spur a wave of private-sector capital investment. Now that the economy is back on solid footing, the Fed has begun shrinking its balance sheet, allowing its holdings to mature and effectively releasing a new flow of securities onto the open market.

This decision has led to worries that balance sheet normalization represents a stealth mechanism for monetary tightening. After all, quantitative easing brought long-term borrowing costs down, so it’s logical to think its reversal could push interest rates above their natural equilibrium. If rising yields cause monetary conditions to turn restrictive, higher borrowing costs could cut off capital investment and dampen economic activity.

Yields Remain Tranquil

The Fed’s balance sheet is shrinking by some $50 billion monthly, yet the market shows no signs of tightening. A year after the runoff of excess reserves began, the 10-year Treasury yield—often used as a proxy for long-term interest rates—has climbed to just 2.7 percent, less than one percentage point above inflation expectations. Despite the added flow of securities coming onto the market, long-term yields likely rest below their true equilibrium, which has historically held approximately two percentage points ahead of inflation.

It appears that the yearlong climb in yields that began in late 2016 was only partly driven by the Fed’s announcement of balance sheet normalization. Investors were likely also responding to the presidential election results, which brought the hope of tax relief, fiscal stimulus and business-friendly regulatory reforms.

Reducing Idle Liquidity

As the Fed’s balance sheet shrinks, the excess liquid reserves held at the central bank are also declining. This has led to concerns that monetary conditions will tighten as banks no longer have excess reserves to draw upon. However, just as hyperinflation did not follow the creation of these excess idle reserves, their removal should have little impact on monetary conditions for the broader economy. If a liquidity crunch were brewing, it would first become visible in steadily rising bond yields—a sign that is markedly absent today.

Why Aren’t Yields Rising?

No single factor can fully explain yields’ stability through the first year of balance sheet normalization. Central banks abroad are still engaged in quantitative easing, which may be suppressing yields for high-grade debt in the US. The 10-year yield on Japanese Government Bonds sits at virtually zero, and German bunds have climbed barely above 0.25 percent. This may be encouraging investment in US government debt, which is at least ahead of inflation.

However, overseas investors have purchased relatively few Treasurys in recent years—since 2014, international investment in US government bonds has been flat. Instead, foreign capital has been flowing into stocks and corporate bonds. Since 2014, foreign investors have acquired $3.5 trillion in US equities and another $1 trillion in corporate debt and dollar-denominated money market securities. Foreign inflows may have an indirect role in suppressing bond yields, but it doesn’t appear that the US bond market is serving as a refuge from quantitative easing programs in Europe and Japan.

Demand for government debt is broadly spread across the domestic market. Banks and investment funds have purchased $2 trillion of Treasurys since 2014; households and hedge funds have added another $1 trillion of government debt to their portfolios over this period. These purchases may have been driven by higher capital requirements for lending institutions, as well as investors fleeing volatility in the stock market.

Monetary Versus Financial Conditions

The debate over the Fed’s decisions often conflates monetary policy with the broader financial conditions facing consumers. The Fed’s ability to set short-term interest rates gives it great power over monetary conditions, but financial conditions—and the availability of credit to private borrowers—is a function of the free market. Issues like the impact of growing student debt are fundamentally endogenous; they can be affected by policymakers’ decisions, but market forces ultimately control the movement of capital within the private sector.

As the economy strengthens, financial conditions may grow tighter in an absolute sense. But that will reflect strengthening demand for credit as promising opportunities for investors proliferate. The Fed’s mandate is to maintain price stability, not to control the shifting balance of financial conditions as the top of the business cycle arrives.

Posted in Real Estate News
Jan. 28, 2019

WEEKLY INCLINE VILLAGE MARKET CONDITION REPORT

Incline Village, NV 89451

Mon Jan 28 2019 

This week the median list price for Incline Village, NV 89451 is $1,595,000 with the market action index hovering around 23. This is an increase over last month's market action index of 22. 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.

Slight Buyer's Advantage

The Market Action Index has been trending lower for several weeks while prices have remained relatively stable. If inventory continues to grow relative to demand however, it is likely that we will see downward pressure on pricing.

Again this week we see prices in this zip code remain roughly at the level they’ve been for several weeks. Since we’re significantly below the top of the market, look for a persistent up-shift in the Market Action Index before we see prices move from these levels.

Market Segments

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

Posted in Market Updates
Jan. 25, 2019

BLINDSIDED ~ JANUARY 25, 2019

Blindsided ~ January 25, 2019

Existing home sales were approaching the end of the year on a promising note. Monthly data from the National Association of Realtors had shown sales slipping in May, June, July.... Then in October there was an unexpected rebound, not a big one, an increase of 1.4% from September, but still a welcome relief. The November report bestowed another 1.9% gain; sales seemed to be getting back on a roll. Of course, by then, year-over-year sales were down 7.0%, the lowest in 7-1/2 years.

Analysts were expecting a slight decline in December. Those sales would have reflected houses put under agreement primarily in late October and November when interest rates had peaked, but the report actual blindsided everyone--a 6.4% decline. This further widened the year-over-year deficit, of course. December finished up 10.3% behind the same month last year; 4.99 million annualized sales compared to 5.56 million.

The bad news didn't stop there. Sales were down in every region--from 1.9% in the West (and 15% year-over-year) to 11.2% in the Midwest. And despite flagging sales, the for-sale inventory still shrunk, from 1.74 million homes and a 3.7-month supply in October to 1.55 million and 3.2 months.

NAR Chief Economist Lawrence Yun told CNBC's "Nightly Business Report" that such a huge change is usually due to some big news "like an expiring tax credit or a change in consumer protection laws." This one he pinned on buyers' price concerns as well as the November rate peak. Elsewhere he also faulted the continuing lack of inventory.

Joel Kan, Associate Vice President of the Mortgage Bankers Association, had a slightly more upbeat outlook. He acknowledged the current affordability challenges but added "We do expect this to dissipate slowly, as there have been more signs of moderating home-price growth and accelerating wage growth, which should help bridge the affordability gap."

Bucking The Trend

While we have seen appreciation moderating in most recent home price reports, those from the Federal Housing Finance Agency's (FHFA's) have been remarkably stable. With the exception of September, month-over-month national price gains have held steady at 0.4% since May. That held true for this week's report for November as well. The year-over-year increase was 5.8%, up 0.1 point from October.

Regional indices are a different matter. Four of the nine census divisions posted monthly increases in the 1.0% vicinity but three were in negative territory including the Pacific division with the largest decline, 0.8%. Further, the annual price increase in November was 4.9%, only slightly more than half of the annual gain in November 2017 of 8.9%.

Finally, giving new meaning to the word "stability," the 30-year fixed-rate remains at 4.45% for the third straight week.

Key Indicators

FHFA Home Prices Nov

Up 0.4% MoM

Up 5.8% YoY

 

Leading Indicators Dec

Down 0.1%

[Prior up 0.2%]

 

Coming Indicators

 

Friday, January 25

New Home Sales

 

Tuesday, January 29

FOMC Meeting Begins

S&P Case-Shiller Price Indices

Consumer Confidence

 

Wednesday, January 30

GDP

Pending Home Sales

 

Gold (Monex)

$1,275.00/ounce down

 

Crude Oil (Brent)

$61.14/brl down

 

U.S. Dollar to...

Euro                      0.8820 up

Japanese Yen  109.7200 up

Chinese Yuan      6.7934 up

Canadian Dollar  1.3358 up

Mexican Peso    19.0850 up

 

6-mo T-Bill Yield    2.51%

Up 2 bps  

10-yr T-Note Yield 2.76%

Up 3 bps

 

11th Dist Cost of Funds, 12/31

1.060 down 19 bps

 

Freddie Mac 30-Year Avg Rate 1/24

4.45% unchg

 

MBA - Mortgage Applications

Index Week ending 1/18

Overall           

Down 2.7%

[Prior week up 13.5%]

Purchase Money Loans

Down 2.0%

[Prior week up 9.0%]

Refinancing Loans

Down 5.0%

[Prior week up 19.0%]

 

Jobless Claims 1/19

199,000 new claims

[Prior week 212,000 rev]

4-week moving avg 215,000 down

 

Existing Home Sales Dec

Down 6.4% MoM

Down 10.3% YoY

4.99M units

Posted in Community News
Jan. 21, 2019

A FULL WEEK OF WEATHER LEFT US WITH PHENOMENAL SKIING!

A Full Week of Weather Left Us with Phenomenal Skiing!

Sugar Bowl Resort 1.21.19

Skiers today were blessed with a true Sierra powder day with a fresh 20" of flulffy snow up high, making the 7-day storm total nearly 8 feet of snow. Needless to say, we have a great base of snow at this point, and the mountains are filling in beautifully. Around town, the scenery sparkles, the snowmen are taller than humans, and the sled hills are filled with the sound of laughter. With a week of sunshine in the forecast, travel will be easy - making this the perfect time to visit our winter wonderland.

Snow Day! 1.17.19

Truckee 1.19.19

Diamond Peak 1.18.

Homewood Mountain Resort 1.19.19

 

Tahoe City 1.18.19 Photo Credit: Ben Arnst, shared by @SquawAlpine

Posted in Community News
Jan. 21, 2019

YOUR WEEKLY INCLINE VILLAGE MARKET REPORT

Incline Village, NV

Mon Jan 21 2019 

This week the median list price for Incline Village, NV is $1,695,000 with the market action index hovering around 24. This is about the same as last month's market action index of 24. Inventory has held steady at or around 29. 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.

Slight Buyer's Advantage

Home sales have begun exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing.

The market is 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.

Posted in Market Updates