Robert Stiles

Both South Lake Tahoe and the Nevada East Shore experienced a sharp drop in the number of new listings last week. This could be because many sellers prepare their homes for listing over the 4th of July weekend. Thus pending sales took over again at South Lake as new listings trailed those entering escrow for the first time since the beginning of June. The East Shore however added more inventory…

Montgomery Estates at South Lake Tahoe prices rise.

Montgomery Estates is conveniently located mid way between Stateline and Meyers, California, offering various settings and price ranges. Bordering both sides of Pioneer Trail the community is surrounded by U.S. or CA State Land, and is an excellent place to hike, bike or snow shoe.  Most of the home sites in the neighborhood are 1/4 to 1/3 acre with some offering spectacular views.  If you have…

Lake Tahoe Real Estate Update

I see a trend occurring in both our South Lake Tahoe and NV East Shore real estate market. If you’re a buyer whose been waiting on the side lines or a seller waiting for the market to continue upward then you may want to read on. For the last year we have constantly seen more properties entering escrow than have come on the market. However since the week before Memorial Day that trend has started…

Real Estate – April 2021

The Nevada East Shore took a dive in new listings last week. This was the first time since mid-March new listings fell behind the number of properties entering escrow. South Lake Tahoe had a 30% increase in new listings just beating out the number of properties entering escrow. Closed sales for April 2021 more than doubled on the East Shore from last year while sales tripled from one year ago at…

What’s Up with Real Estate Prices in the Carson Valley?

This report includes the areas from Johnson Lane to the north, to our western state border, to Ruhenstroth south, and to the Pinenut areas out east. There were 68 single family residential homes sold in April. The median sales price was $547,500 with an average of 84 days on market. Compared to April 2020 when we had 62 sales and a median sales price of $415,000 all I can say is, WOW. A 31.9%…

Waiving one or more contingencies isn’t the only way a buyer can entice a seller to accept their offer over others in a competitive situation. Buyers offering to pay a portion of the seller’s closing costs and taxes, or releasing the earnest money deposit early could help. Offering the seller a flexible timeline or allowing them to rent back the property temporarily after closing could be…

Waiving one or more contingencies isn’t the only way a buyer can entice a seller to accept their offer over others in a competitive situation. Buyers offering to pay a portion of the seller’s closing costs and taxes, or releasing the earnest money deposit early could help. Offering the seller a flexible timeline or allowing them to rent back the property temporarily after closing could be…

February Real Estate Update

The Carson Valley saw a similar number of single-family residential homes sold as compared to last year at this time. The median sales price however increased substantially to $580,000 with an average day on market of 73. Last year the median sales price was $399,000 with an average day on market of 89. Nearly half of February sales occurred in the Downtown areas of Minden-Gardnerville and the…

Douglas County NV Vacation Rental News

Douglas County Commissioners on Thursday once again approved a moratorium or temporary suspension on the issuance of new vacation rental permits within the Tahoe Township till their next meeting in 4 weeks while they reviewed the current ordinance. At issue was whether to establish a cap on the number of rentals and if this should be done annually. Measures to control rental density, and radius…

Single Family Sales Continue to Climb

Single family sales continue to climb through the last week of February at South Lake Tahoe. There have been 85 property sales since January 1st as compared to only 52 last year at this time. We currently have 53 properties on the market starting at a price point of $399,000. On the Nevada East Shore sales have more than doubled to 26 units this year as compared to only 10 units in 2020. There…

Single Family Sales Have Declined

Single family sales have declined thus far this year in the Carson Valley. We have only had 71 home sales this year as compared to 90 in 2020. This is quite a change as compared to Douglas County up at the Lake where sales have more than doubled this year. Lack of inventory is the likely culprit as there are only 34 properties currently on the market starting at a price point of $228,000. To…

Last month in South Lake Tahoe, the TRPA Governing Board approved a 248-unit workforce housing project south of the “Y” on surplus land donated by the California Tahoe Conservancy. The collaborative project brought together the developer and the non-profit St. Joseph Community Land Trust with the Conservancy, the City of South Lake Tahoe, and El Dorado County.

The Valley Knolls Subdivision has begun some construction and grading work, according to Douglas County’s Public Information Officer Melissa Blosser. The Valley Knolls Development is located in north Douglas County at the east end of Topsy Lane. It will have up to 178 single family units and 96 triplex units. The development was approved in 2018 and also included a community center and…

January Real Estate Update

January 2021 sales started off to a slow start compared to 2020 in the Carson Valley.  Total sales declined from 61 units in 2020 to only 43 last month.  The largest drop in sales occurred in the Downtown areas of Minden/Gardnerville.  The good news for current homeowners was the median sales price increase from $457,000 in January 2020 to $520,000 last month.  Days on market for those looking to…

Millions Heading toward Foreclosure

What happens when the foreclosure moratorium ends? For homeowners who are not in good standing in a forbearance program, servicers may begin or resume the foreclosure process. Homeowners in a forbearance program have through the end of the program to begin making payments again. Once their program ends, they may also apply for an extension. Further, when they begin to make payments again,…

El Dorado County VHR Update

El Dorado County recently announced that any vacation home rental found to be operating without a permit will not be permitted to obtain a permit until all past due transient occupancy taxes, penalties and interest are paid in full and will be precluded from applying for a vacation home rental permit or from being added to the waiting list for a one year period. Renewals of existing permitted…

Skyland is one of the few neighborhoods on the Nevada East Shore to have not sold as many properties as the previous year.  In 2019 and 2020 there were a total of 11 sales each year.  One of the predominant changes thus far in 2020 has been the reduction in the total average days on market to sell a property. 2020 saw days reduced from 185 in 2019 to 97 this year.  Homeowners will be happy to…