Carson Valley Real Estate - Winhaven Patio Homes Fall 2010 Market Report

Winhaven Patio Homes Sold Since June 1, 2010

• No Sales To Report

Winhaven Patio Homes Under Contract

• 1730 Lavender Court – Offered at $234,900 (traditional sale) 3 bedrooms, 2 baths, 2 car garage – 1,776 SF
• 1757 Fox Glove Court – offered at $199,900 (traditional sale) 2 bedrooms, 2 baths, 2 car garage – 1,438 SF

Winhaven Patio Homes Available for Sale (as of November 11, 2010)

• 1093 Daphne Court – Offered at $167,900 (bank owned) 2 bedrooms, 2 baths, 2 car garage – 1,438SF

Data is as per the Northern Nevada Regional Multiple Listing Service as of November 11, 2010

So what is the absorption rate for the Carson Valley? 

• There are 384 homes available for sale in the Carson Valley as of 5/7/2010
• 55 homes sold in April
  
• 384/55 = 6.98 months of inventory

Of the 384 homes on the market, 30 are bank owned, 58 are short sales, and 1 is Subject to Court Approval. That means that 23% of our market is distressed. Our market has also been holding steady at this distress level for several quarters as well. That means that although there is an appetite for buyers to purchase bank owned and distressed short sale homes, they continue to enter the market. Over the lat 10 days, our team alone has received over 10 new REO assignments (listings that are in their pre-marketing stages). For us, it looks like the new wave of REO's everyone predicted at the beginning of the year is finally starting to hit the market. The question will be whether or not there is sufficient buyer demand to continue to buy them at the current rate. If not, they will put downward pressure on our pricing and the stability we've enjoyed over the last few quarters may begin to slide once again.

 (Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Area 300, known as the Carson Valley which includes Gardnerville, Genoa, Minden, Indian Hills area of Carson City, China Springs, Spring Valley, Topaz Ranch Estates and outlying areas.)       _________________________________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

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About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

Only 11 homes closed escrow in the Dayton Valley in February 2010, however, March saw a considerable increase with 25 homes sold. 

Here are the statistics for Dayton Nevada Homes Sold in February:

• 11 homes sold
  
• Median asking price is $164,500
• Median selling price is $158,000
• Median days on market is 132
  

Here are the statistics for Dayton Nevada Homes Sold in March:

• 25 homes sold
  
• Median asking price is $144,000
• Median selling price is $145,700
• Median days on market is 84

So what is the absorption rate for the Dayton Valley?

• There are 114 homes on the market as of 4/13/10
• 25 homes sold in March
  
• 114/25 = 4.56 months of inventory

Of the 114 homes on the market, 24 are bank owned and 38 are short sales. The number of homes on the market continues to hold steady, however over 53% of the market is distressed. So, the message with Dayton continues to be loud and clear: If you're looking to buy in Dayton, it's likely a distress sale and will either be a while to get escrow closed, or may have deferred maintenance and you'll need to do some repairs if it's bank-owned. However, the market has never been lower and you can buy a fabulous home for less than it costs to build.

(Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Areas 420, 416, 414, 412, 410, 402, and 403 known as the Dayton Valley and the outlying areas.)

      _________________________________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

_________________________________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

We had 61 homes sell in the Carson Valley in March 2010, up from 29 in February 2010. In contrast, 40 homes sold in March 2009. It seems as though the market has definitely picked up in terms of sales volume.

Here is a snapshot of our market indicators for March:

• 61 homes sold
  
• Median asking price is $248,000
• Median selling price is $248,000
• Median days on market is 161

So what is the absorption rate for the Carson Valley?

• There are 404 homes available for sale in the Carson Valley as of 4/12/2010
• 61 homes sold in March
  
• 404/61 = 6.6 months of inventory

Of the 404 homes on the market, 26 are bank owned, 66 are short sales, and 1 is Subject to Court Approval. That means that 23% of our market is distressed. Slowly but surely our distressed property percentage of the market is shrinking? Will that continue? I'm not sure - my instinct tells me the next wave will be jumbo loan defaults and foreclosures in our area - how that will affect our market is anyone's guess.

 (Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Area 300, known as the Carson Valley which includes Gardnerville, Genoa, Minden, Indian Hills area of Carson City, China Springs, Spring Valley, Topaz Ranch Estates and outlying areas.)       ______________________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

______________________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks

This fantastic Carson City Home is an approved short sale with Wells Fargo Bank. (The previous buyer missed the 55+ active adult community requirement and fell out of escrow.) This is a spectacular home with many fine appointments throughout. Beautiful tile floors, custom paint, and a thoughtful design creates many living zones. This fine home features both front and rear patios, a master suite with double sinks and walk-in closet, separate laundry room, and a den with adjoining second bedroom. The split floor plan design provides separation and privacy. This home has been lovingly cared for, shows beautifully, and is priced to sell.

Soak up the sun on your rear patio in the mornings and enjoy your view of the eastern Carson foothills. This home simply must be seen to be appreciated. Brand new garbage disposal installed August 2009. Easy to show and sell. Don’t miss the virtual tour to take a closer look at this immaculate home. Consider the Possibilities!

View the Virtual Tour Here! 1195 Bandtail Drive

For more information or a showing on this property, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.Ca

Your own piece of the American Dream for an incredible price is right here! Enjoy 3 bedrooms, 2 baths and a 2 car garage on an acre - horses okay - vaulted ceilings, mountain views, 1,480 square feet, for $74 per square foot! You can't build this house for the price - and - it's priced well below new construction! Complete with drapes, faux wood blinds, and decorative curtain rods, it's ready and waiting for it's new owners!

• Lot Size: 1.0 Acres
• 3 bedrooms, 2 baths, 2 car garage
• $2,124.89 - 2009-2010 Property Taxes
• No HOA
• All faux wood blinds, drapes and decorative curtain rods included in sale

This home is a short sale and will require third party approval, but there is only one lender. For more information or a showing on this property, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

We are holding open a fantastic Carson Valley Home Sunday, March 14th from 1-4pm. 2947 Hot Springs Road is a 3 bedroom, 2 bath, 3 car garage home built in 1997 on 0.37 acres. The home has recently undergone a complete kitchen remodel and is not your typical subdivision home in Saratoga Springs. The home is a custom and has a very unique open floorplan which naturally lends itself to comfortable, single story living.

The home features a 3 car garage with a pull-down ladder for above garage storage. It also has RV parking accessible from either the front or rear yards via double gates. The “Nevadascape” landscaping is all on automatic drip, making this a perfect second / vacation home with your own on site RV parking.

Click on any of the pictures of this home above to launch our virtual tour showcasing all the rooms and exterior features of this wonderful Carson Valley Home. If you miss our open house and would like a to schedule a showing, please call Steve at (775) 690-0685 or Christianne at (775) 881-8223.  We welcome any questions you may have.

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If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

We had 29 homes sell in the Carson Valley in February 2010, up from 26 in January 2010. We’ve had a very busy winter, with almost 60 homes selling already during winter – a time when most people are not thinking about moving!

Here is a snapshot of our market indicators for February:

• 29 homes sold
• Median asking price is $199,900
• Median selling price is $210,000
• Median days on market is 141

So what is the absorption rate for the Carson Valley?

• There are 383 homes available for sale in the Carson Valley as of 3/8/2010
• 29 homes sold in January
• 383/29 = 13.2 months of inventory

Since the number of sales slowed in February from our (recent) normal average of 40-50 homes per month, our absorption rate has increased a few perentage points. It is still better than the 14.5 from January. A more telling indicator of the activity in the market is the question “How many homes are pending right now?” As of today, there are 128 homes under contract – a 3 month high. This is much more indicative of what we are seeing in our office – Since January 1, 2010, the RE/MAX Gardnerville office has opened 92 escrows. That’s an incredible volume when you consider the fact that it’s still Winter! Of the 128 pending home sales, 22 are bank owned, 59 are short sales, and 1 is subject to court approval.

Of the 383 homes on the market, 29 are bank owned, 58 are short sales, and an additional 3 are Subject to Court Approval. That means that 23% of our market is distressed. Slowly but surely our distressed property percentage of the market is shrinking? Will that continue? I’m not sure – my instinct tells me the next wave will be jumbo loan defaults and foreclosures in our area – how that will affect our market is anyone’s guess.

(Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Area 300, known as the Carson Valley which includes Gardnerville, Genoa, Minden, Indian Hills area of Carson City, China Springs, Spring Valley, Topaz Ranch Estates and outlying areas.)

• 3 bedrooms, 2 full baths, 3 car garage
• 1,714 square feet of easy single story living
• Completed remodeled gourmet Cook’s delight kitchen
• RV Parking with unique pull-through double gates on two sides of property

Located in Saratoga Springs, this home has the amenities of a planned community with some special appointments many homes can’t offer. This home has a 3 car garage but also includes RV access and parking via Vicky Lane. Double gated at both the front and rear, it provides a unique pull-through option for the outdoor enthusiast. Rear yard features both covered and uncovered patio areas and an easy to manage small lawn. All landscaping is on automatic sprinklers and drip making this idyllic scene simple and easy to maintain. There is even a home warranty!

If you’re interested in homes in Gardnerville or the Carson Valley, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

Only 10 homes closed escrow in the Dayton Valley in January 2010, compared to 12 sales in January 2009. January historically is a slow month for home sales, so this is not altogether surprising, and certainly nothing to be alarmed over. Most escrows take 45 days to close and that means home buyers would need to be out shopping for homes in December. Instead, people were enjoying their Winter Holidays. 

Here are the statistics for Dayton Nevada Homes Sold in January:

• 10 homes sold
  
• Median asking price is $144,500
• Median selling price is $142,000
• Median days on market is 88
  

So what is the absorption rate for the Dayton Valley?

• There are 114 homes on the market as of 2/4/10
• 10 homes sold in October
  
• 114/10 = 11.4 months of inventory

Of the 114 homes on the market, 25 are bank owned and 34 are short sales. The number of homes on the market continues to hold steady, however over 51% of the market is distressed. So, the message with Dayton continues to be loud and clear: If you're looking to buy in Dayton, it's likely a distress sale and will either be a while to get escrow closed, or may have deferred maintenance and you'll need to do some repairs if it's bank-owned. However, the market has never been lower and you can buy a fabulous home for less than it costs to build.

(Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Areas 420, 416, 414, 412, 410, 402, and 403 known as the Dayton Valley and the outlying areas.)

    ______________________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

______________________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

We had 26 homes sell in the Carson Valley in January 2010, compared to 21 sales in January 2009. January historically is a slow month for home sales, so this is not altogether surprising, and certainly nothing to be alarmed over. Most escrows take 45 days to close and that means home buyers would need to be out shopping for homes in December. Instead, people were enjoying their Winter Holidays. 

Here is a snapshot of our market indicators for January:

• 26 homes sold
• Median asking price is $236,400
• Median selling price is $233,000
• Average days on market is 120

So what is the absorption rate for the Carson Valley?

• There are 377 homes available for sale in the Carson Valley as of 2/4/2010
• 25 homes sold in January
• 377/26 = 14.5 months of inventory

Since sales slowed in January, our absorption rate slipped a few perentage points. The key indicator we need to inquire is how many homes are pending right now? As of January 4, 2010, we had 84 homes under contract in the Carson Valley. As of today, there are 115 homes under contract. That's an increase of 37% and clearly demonstrates that as soon as the holidays ended, the buyers came back out into the marketplace. Of the 115 pending home sales, 57 are pending short sales and 23 are bank owned properties.

Of the 377 homes on the market, 43 are bank owned, 53 are short sales, and an additional 4 are Subject to Court Approval. That means that 25% of our market is distressed.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

This fabulous house has gone under contract today but there are other great homes in The Springs - a fantastic golf course community in the Carson Valley. Are you looking for a great home on a golf course in Minden? Call us! We know the market!

Enjoy this stunning, upgraded 3 bedroom, 2.5 bath plus den home across from the golf course in The Springs. The spacious kitchen features granite countertops, cherry cabinets, a gourmet island and gorgeous mahogany laminate flooring. Shows like new. Downstairs could be used as an In-Law quarters. Office/Den on second floor and sanctuary above Master Bedroom.

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If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Simply a gorgeous home with stunning mountain views and a fabulous open floor plan. 3 bedrooms, 2 full baths, an oversized 2 car garage. Panoramic views to the south and west out of kitchen, great room, and master bedroom. Freshly custom painted interior, loads of cabinet space, island kitchen, gas cooktop, built-in microwave, single oven. Master bedroom has shower and gardentub, huge walk-in closet. This home shows true pride of ownership.

Fabulous value in Sunburst Subdivision at end of western-most cul-de-sac. Great landscaping, fully fenced including a dog run. Washer, dryer and refrigerator all included at sale (as-is at no value with no warranty). This is a fabulous value!

_______________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

_______________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Dayton NV Homes – UNDER CONTRACT – 804 Ballybunion Drive

This home is get again now under contract and we’re not surprised it happened so fast. This is a GREAT house on the Dayton Valley Golf Course!

Enjoy this lovely home on the Dayton Valley Golf course, featuring an expansive Great Room with Kitchen, Dining Area, Ceiling Fan and Fireplace. The home features 3 bedrooms, 2 baths and a 2 car garage. The rear yard opens up onto the fairway of the golf course, providing exquisite views. The Master Bedroom incudes an alcove ideal for a library, study, office or just to enjoy a private living zone. The Kitchen features an island with breakfast bar, gas range, built in microwave and dishwasher.

If you’re interested in homes in Dayton, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

This beautiful French Country Estate Home needs just a little love and care to make it your personal palace. Located on 5 water righted acres with gated fencing this special location provides spectacular mountain and valley views. Ideal for the family that desires country living close to town services. Property includes a guest house that could be used as an in-law quarters.

Seller has authorized a new 40 year GAF ELK roof to be installed on the main house, guest house, pump house and shed. New carpets, interior paint, exterior paint and rain gutters to be installed on main house prior to March 1, 2010.

• Lot Size: 5.09 Acres
• 4 bedrooms, 2 full baths, 3 half baths, 3 car garage plus Guest House
• $2,153.72 – 2009-2010 Property Taxes

If you’re interested in homes in Gardnerville, Minden or the Carson Valley, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Enjoy this beautiful west side Carson City home just walking distance from the Governor’s Mansion. Previously upgraded and remodeled including plantation shutters, this turn key property is sure to delight! Complete with a wine cellar and wood burning fireplaces the living zones provide the opportunity for the lifestyle you are seeking. Walk out the patio door to discover a very private backyard with a wonderful patio surrounding an in ground swimming pool with a diving board.

Adjacent to the swimming pool you will find a delightful custon built patio cover complete with a ceiling fan and exterior lights perfect for outdoor dining and a barbeque. Inside you will find a generous master suite with a hearth, mantle, wood burning fireplace and open beamed ceiling. Upstairs there are two full baths and four bedrooms.

View the Virtual Tour Here! 1101 Calaveras Drive – Carson City Homes

For more information or a showing on this property, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Simply a gorgeous home with stunning mountain views and a fabulous open floor plan. 3 bedrooms, 2 full baths, an oversized 2 car garage. Panoramic views to the south and west out of kitchen, great room, and master bedroom. Freshly custom painted interior, loads of cabinet space, island kitchen, gas cooktop, built-in microwave, single oven. Master bedroom has shower and gardentub, huge walk-in closet. This home shows true pride of ownership.

Fabulous value in Sunburst Subdivision at end of western-most cul-de-sac. Great landscaping, fully fenced including a dog run. Washer, dryer and refrigerator all included at sale (as-is at no value with no warranty). This is a fabulous value – Take a closer look at this home and be sure to view the virtual tour. You’ll be glad you did!

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

This lovely 3 bedroom, 2 bath home has it all! It has a gorgeous laminate wood floor with vaulted ceilings in a formal dining room, custom paint, a southern charm kitchen complete with glasstop electric range, built in microwave & large pantry. The formal dining room opens up onto a covered patio that is perfect for enjoying the unobstructed views of the Sierra Nevada mountains. Custom paint and architectural delights abound in this home and must be seen to be appreciated.

Don’t miss the RV parking on the south side of the street, the beautiful vegetable garden in back, and trailer storage access out back as well. Every aspect of this home has been meticulously cared for – inside and out. Two friendly tiny dogs at property – Georgie and Frankie – please do not let them out. Refrigerator included as-is, at no value with no warranty.

If you’re interested in homes in Gardnerville or the Carson Valley, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Pride of ownership is obvious everywhere you look in this delightful Indian Hills home. Easy no-fuss landscaping in the front, and a comfortable covered patio complete with fruit trees and small lawn in the back. This home has been lovingly maintained by it’s owner and is really shows. Three bedrooms, 2 full baths, 2 car garage, two storage sheds. Refrigerator, washer and dryer are included in the sale – there’s even a home warranty!

Not bank owned or a short sale but priced like one! A wood-burning fireplace and picture window make the living room complete, perfect for morning sun. In the afternoon soak up the sun on your back patio. This home received a new roof in 2005, and a new furnace and carpet in 1999. The garage door opener and disposal were replaced summer of 2009. Affectionately maintained by it’s previous owner, this home is in excellent move-in condition.

• Lot Size: 0.15 Acres
• 3 bedrooms, 2 baths, 2 car garage
• $936.23 – 2009-2010 Property Taxes
• No HOA
• Refrigerator, washer and dryer all included in the sale (as-is)
• Home Warranty Included!

View the Virtual Tour Here! 853 Auburn Court

For more information or a showing on this property, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

This gorgeous custom decorated 3 years young Lennar home just sold on Friday, January 15, 2010 and is our most recent successful Reno short sale. This wonderful home features upgrades and custom appointments throughout. Inside you’ll find granite slab counters, wainscoting, custom paint, ceiling fans, laminate floors, and a custom concrete stamped rear patio with wood pergola. Fully automated landscaped front and rear with drip and sprinklers. One bedroom adjacent to full bath on main level makes great guest quarters or secluded den.

Beautiful millwork throughout the home accents the architectural nuances of the home. Gas log fireplace in family room is particularly stunning. Great location is close to schools, shopping and major freeways. Paver driveway, storage shed also included in sale. Home also features a tandem garage ideal for 3 vehicles, toys, or an oversized workshop. Consider the possibilities! Don’t miss the virtual tour for 50+ images of this home!

View the Virtual Tour Here! 1035 S University Park Loop

This property is now sold, but there are others for sale in University Ridge. If you’re interested in homes in University Ridge, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Yes, the coveted snow is again collecting on the slopes of Northern Nevada’s world-class ski resorts and it’s time to come play! Here is a quick and easy list of Ski Resorts and phone numbers so you can arrange a vacation or a last-minute getaway to the Jewel of the Sierra!

South Lake Tahoe & Surrounding Area Resorts

Heavenly Valley Ski Resort – 29 lifts – 3,500 Vertical Feet – 86 Runs – 775-586-7000

Kirkwood Ski Resort – 12 lifts – 2,000 Vertical Feet – 65+ Runs – 209-258-6000

Sierra at Tahoe – 10 lifts – 2,212 Vertical Feet – 43 Runs – 530-659-7453

North & East Shore / Nevada

Boreal – 9 lifts – 500 Vertical Feet – 41 Runs – 530-426-3666

Diamond Peak – 6 lifts – 1,840 Vertical Feet – 30 Runs – 775-832-1177

Mount Rose – 6 lifts – 1,500 Vertical Feet – 43 Runs – 775-849-0704

Royal Gorge Cross Country Ski Resort – 4 lifts – 1,600 Vertical Feet – 530-426-3871

Soda Springs – 4 lifts – 652 Vertical Feet – 16 runs – 530-426-3901

Sugar Bowl – 12 lifts – 1,500 Vertical Feet – 84 runs – 530-426-9000

Truckee Area

Tahoe Donner – 4 lifts – 600 Vertical Feet – 14 runs – 530-587-9444

Donner Ski Ranch – 6 lifts – 750 Vertical Feet – 50 runs – 530-426-3635

Northstar at Tahoe – 15 lifts – 2,280 Vertical Feet – 70 runs – 530-562-1330

North Lake Tahoe / Tahoe City

Alpine Meadows – 13 lifts – 1,802 Vertical Feet – 100+ runs – 530-583-4232

Granlibakken Ski Hill – 1 lift – 300 Vertical Feet – 800-543-3221

Homewood – 8 lifts – 1,650 Vertical Feet – 35 runs – 530-525-2992

Squaw Valley USA – 33 lifts – 2,850 Vertical Feet – 100+ runs – 530-583-6985

Central Sierra Resorts

Bear Valley – 11 lifts – 1,900 Vertical Feet – 67 runs – 209-753-2327

Dodge Ridge – 12 lifts – 1,600 Vertical Feet – 60 runs – 209-965-3474

Mammoth Mountain – 28 lifts – 3,100 Vertical Feet – 800-MAMMOTH

___________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

___________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks.

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Simply a gorgeous home with stunning mountain views and a fabulous open floor plan. 3 bedrooms, 2 full baths, an oversized 2 car garage. Panoramic views to the south and west out of kitchen, great room, and master bedroom. Freshly custom painted interior, loads of cabinet space, island kitchen, gas cooktop, built-in microwave, single oven. Master bedroom has shower and gardentub, huge walk-in closet. This home shows true pride of ownership.

Fabulous value in Sunburst Subdivision at end of western-most cul-de-sac. Great landscaping, fully fenced including a dog run. Washer, dryer and refrigerator all included at sale (as-is at no value with no warranty). This is a fabulous value – Take a closer look at this home and be sure to view the virtual tour. You'll be glad you did!

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If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

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About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

First, here is the technical definition of a Northern Nevada Short Sale: A short sale occurs when a seller sells a property that has encumbrances, together with closing costs and commissions from the sale, for less than the seller owes to the lender(s).

Clear as mud?

Here's a simplified definition: A short sale is when the seller sells the house for less than the seller owes to the bank, including the costs to sell the home.

Why would a Northern Nevada homeowner choose to do a short sale? A short sale can help homeowners avoid further mortgage collection activity or foreclosure.

In order to qualify for a Short Sale, it is very important that the prospective seller / homeowner be prepared to have a candid discussion with his or her real estate professional as to how the financial distress occurred. The REALTOR® will need to be able to validate the financial hardship on behalf of the seller in order to complete a successful short sale.

As a Certified Distressed Property Expert (CDPE) and a Short Sales & Foreclosure Resource (SFR) I have the skills, knowledge and experience to successfully negotiate Northern Nevada short sales. If you are considering listing your home as a short sale, it is important that you select a knowledgeable agent. Your future success as a short sale seller depends on it, and a foreclosure could hang in the balance and ultimately occur if your agent does not understand the process.

When I list short sales, I collect a great deal of documentation up front at the time of the listing to begin work on the short sale package I will ultimately submit to the lender(s) once I have an offer on your home.

This initial list of documents is just the listing documents, regardless of whether you are a short sale seller or not:

• Duties Owed By A Nevada Licensee and Consent To Act
• Exclusive Listing Agreement
• Sellers Real Property Disclosure Form
• Disclosure Regarding Homeowner's Insurance Claims
• Mold, Fungal & Pet Disclosures & Waiver and Flood Disclosure
• MLS Residential Listing Input Form
• Residential Disclosure Guide Acknowledgment Page

If you are a Northern Nevada short sale seller, I will also want to gather these documents:

• Authorization to Release Information (this allows me to negotiate with the bank on your behalf)
• Financial Information Worksheet (documents your financial situation)
• Hardship Letter (explains why you are unable to pay the mortgage)
• Last 2 months checking account statements
• Last 2 paystubs for all borrowers
• Last 2 years tax returns including W-2s
• Last 2 months mortgage statements for all mortgages

The timeline to obtain short sale approval and close a short sale is dependent upon where the seller is in the Default Process. It is best if you know you need to short sell your home and you have a valid hardship that you begin the process before the Notice of Default is filed. Many banks are inundated with short sale applications, and the process can be lengthy and frustrating. The more time you can provide to your REALTOR® to complete the sale, the better off you will be.

Once an offer is submitted, the REALTOR® will assemble the short sale package including all the documentation above, along with a Competitive Market Analysis showing the prices of the most recent sales, along with a decline of value letter. Often, additional market statistics are also included. The package can very easily swell to 75-100 pages of documentation. It is important to remember that the sale of the home must be an "arms length transaction".This means the property may not be sold to anyone the seller has a close personal or business relationship with including family, friends or neighbors.

Once the documentation is submitted to all lenders, the application is assigned to a negotiator who typically orders a BPO. A BPO is an acronym for Broker Price Opinion. A Broker Price Opinion is a real estate agent's valuation of the property. For Northern Nevada short sales, the BPOs ordered will be interior - meaning the agent will need to come inside the home and photo document the home's condition for the lender(s). The lender(s) may also order full blown appraisals from licensed Northern Nevada appraisers.

After they have reviewed the documentation and validated the value of the home, depending on the individual circumstances, short sale decision letters will be issued. In the case of two lenders, or mortgage insurance, this process takes longer.

If there is only one lender and short sale approval is granted, they typically are good for 30 days, but the window can be shorter. If there are two lenders, the first lender will wait for the second to approve the short sale. Often a negotiation occurs between the first and the second with the first agreeing to divert some of the funds from the sale of the home to the second. Once the first and second agree on an amount the second will accept to release their interest in the property, the first will work on their short sale approval. Each will issue a letter with specific terms at the time they approve the short sale.

If there is mortgage insurance (either purchased by the current owner at the time they bought the home, or put in place by the lender at some time afterward), the application must then also be submitted to the Mortgage Insurance Company(MI Company) for approval. The first lender will coordinate the submission of documentation to the MI Company and their approval could take another 10 business days. It is important to note that any one of the lenders or the MI Company not approving the short sale can derail the transaction. 

Once approval is obtained from all parties, the buyer needs to act quickly to seek their loan approval. Another appraisal will be completed for the benefit of the buyer's lender, and then all parties can move to closing.

What happens to the amount between what you owe the bank and what your home sells for?

There are two answers to this question, and we've found often this depends on whether you have one or two lenders.

Our experience has been that first position lenders have been forgiving the difference between the amount received and the amount owed. Keep in mind that lenders are not required to forgive this difference, and if your short sale approval letter does not specifically state that your lender is forgiving the debt, it may not be forgiven.

If you have two loans on your property, depending on the balance of the second mortgage and the situation surrounding how your second mortgage was obtained (cash out to pay credit cards or true second mortgage) how the lender reacts to the short sale has been case by case. Again, read the short sale approval letter. It will clearly state if the lender is simply releasing their interest in the property or whether they are forgiving the debt.

It is also important to note that being a short sale seller can have negative impact on your credit report. It is also not your only option. You can contact your lender and see if you qualify for a loan modification, or you can negotiate a deed in lieu of foreclosure. It is important that you weigh all your options and we recommend you consult a Northern Nevada attorney to clearly understand all the options open to you. If you employ an attorney during your short sale, ask him or her up front if they will submit their bill to escrow to be paid at the time of closing. This way you can get the legal advice you need without paying up front for it during a time of financial distress.

If you are a homeowner in Northern Nevada and you have experienced a reduction in pay, loss of job, death, divorce, medical expenses due to illness, and can no longer afford to make your mortgage payments, there is help and there are options. The worst thing you can do is - do nothing.

Call us today - we are here to help you consider all your options and decide the best path back to financial well being for you and your family.

This article is not all-inclusive and many aspects of short sales are specific to each homeowner situation. If you are a Gardnerville, Minden, Carson City, Reno, Sparks or Dayton homeowner and you are in financial distress, there is help available. Call me and I will be glad to sit down with you - confidentially - and go over your situation specifics and assist you in determining if you are eligible for a short sale.

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If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Only 16 homes closed escrow in the Dayton Valley in December 2009, compared to 27 sales in November, and 13 sales in December 2008.

The Dayton Valley Nevada real estate market ended the year with 308 sales for all of 2009, substantially higher than the 176 sales in all of 2008. Indicators show that our market has definitively moved through the low point in sales volume. Basic economic models tell us that when sales volume improves and supply diminishes, price appreciation typically follows. We'll continue to watch 2010 trends closely to see if this indeed is the case in the Dayton Valley.

Here are the statistics for Dayton Nevada Homes Sold in December 2009:

• 16 homes sold
  
• Median asking price is $129,900
• Median selling price is $127,450
• Median days on market is 92
  

While volume may have been lower than in previous months, that's not too particularly surprising. The real estate market often enters a 'quiet period' between Thanksgiving and Superbowl Sunday when people focusing their attention on the holidays and traveling to see family over winter break.

So what is the absorption rate for the Dayton Valley?

• There are 109 homes on the market as of 1/8/10
• 16 homes sold in October
  
• 109/16 = 6.8 months of inventory

The absorption rate fluctuated this cycle because of the decrease in the number of closed escrows during December. Look to the absorption rate to start trending back down in January and be back below 4 months in February if inventory levels remain constant. Dayton's enduring affordability over neighboring Carson City, Reno, Sparks or the Carson Valley continues to be a big draw for homebuyers.

Of the 109 homes on the market, 27 are bank owned and 35 are short sales.The number of homes on the market continues to hold steady, however over 56% of the market is distressed. So, the message with Dayton is loud and clear: If you're looking to buy in Dayton, it's likely a distress sale and will either be a while to get escrow closed, or may have deferred maintenance and you'll need to do some repairs if it's bank-owned. However, the market has never been lower and you can buy a fabulous home for less than it costs to build.

(Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Areas 420, 416, 414, 412, 410, 402, and 403 known as the Dayton Valley and the outlying areas.)

      _________________________________________________________________________________________________________

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos? 

_________________________________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

We had 48 homes sell in the Carson Valley in December 2009, compared to 38 sales in December 2008. We ended the year on a high note with a higher than historical average of home sales in December 2009. We ended the year with 557 sales for all of 2009, substantially higher than the 474 sales in all of 2008. Indicators show that our market has moved through the low point in sales volume. When volume begins to pick up, elementary economics will show that price appreciation typically follows. We'll continue to watch 2010 trends closely to see if this indeed is the case in the Carson Valley.

Here is a snapshot of our market indicators for December:

• 48 homes sold
  
• Median asking price is $251,000
• Median selling price is $251,000
• Average days on market is 143

The median asking and selling price for Carson Valley Real Estate was EXACTLY the same in December. What does this mean? It means that buyers and sellers are exactly aligned when it comes to asking and selling prices. Barring any unforeseen market shake-ups (like a glut of bank owned foreclosures being thrown on the market) it appears that we have officially stabilized and modest appreciation will begin to occur in homes priced under the median of $251,000.

So what is the absorption rate for the Carson Valley?

• There are 388 homes available for sale in the Carson Valley as of 1/4/2010
• 48 homes sold in November
  
• 388/48 = 8.08 months of inventory

The absorption rate has remained essentially the same in December when compared to the previous month. As of January 4, 2010, we have 84 homes under contract in the Carson Valley. Of the 84 homes under contract, 43 are pending short sales and 19 are bank owned properties.

Of the 388 homes on the market, 43 are bank owned, 53 are short sales, and an additional 3 are Subject to Court Approval. That means that 25% of our market is distressed.

If you enjoyed my blog post, I invite you to connect with me on social networks, subscribe to my blog, and watch my videos?

________________________________________________________________________________

About The Author

Christianne Gordon, REALTOR®, CDPE, SFR is a Northern Nevada Real Estate Specialist that can assist you with the purchase or sale of real estate in Gardnerville, Minden, Genoa, Carson City, Dayton, and Reno/Sparks. 

To search all available homes for sale in the Northern Nevada area, please visit GreatNevadaHomes.com or contact us for a FREE ListingBook account!

Don't miss this 3 bedroom, 2 bath, 2 car garage home in Arbor Gardens. This home is clean and ready for its new owners. It is ideal for your first time home buyer or anybody else who wants easy living close to parks, schools and services they need. Enter into the Great Room with Kitchen including a Breakfast Bar where people can gather for an informal meal or just to catch up on the days events.

For more information or a showing on this property, please call Christy at (775) 881-8223 or Steve at (775) 690-0685.

Posted By: Christianne Gordon - Northern Nevada Real Estate Agent - REALTOR® with RE/MAX Realty Affiliates, specializing in Carson Valley Real Estate & Northern Nevada Homes

Enjoy this stunning, upgraded 3 bedroom, 2.5 bath plus den home across from the golf course in The Springs. The spacious kitchen features granite countertops, cherry cabinets, a gourmet island and gorgeous mahogany laminate flooring. Shows like new. Downstairs could be used as an In-Law quarters. Office/Den on second floor and sanctuary above Master Bedroom

This incredible house in The Springs is sure to sell quickly, regardless of whether it was listed two days before Christmas! If you want to see this home, call us. We'll be happy to arrange a showing - even on Christmas Eve!

 Posted By: Christianne Gordon - Northern Nevada Real Estate Agent - REALTOR® with RE/MAX Realty Affiliates, specializing in Carson Valley Real Estate and Northern Nevada Real Estate.

We had 27 home sell in the Dayton Valley in November 2009, another marked increase over November 2008 when 15 homes sold. November makes the fourth month in a row where sales volume has (nearly) doubled year over year. 

Here are the statistics for Dayton Nevada Homes Sold in November 2009:

• 27 homes sold
  
• Average asking price is $166,572
• Average selling price is $165,652
• Average days on market is 151

This is remarkable because the gap between average asking and average selling price is less than $1,000, attesting to the tightness of the real estate market in the Dayton Valley.

So what is the absorption rate for the Dayton Valley?

• There are 105 homes on the market as of 12/21/09
• 27 homes sold in October
  
• 106/27 = 3.89 months of inventory

The absorption rate for the Dayton Valley continues to be strong and under the 5-7 months considered a normal supply. Dayton's affordability over neighboring Carson City, Reno / Sparks or the Carson Valley continues to be a big attraction over the higher priced areas.

Of the 105 homes on the market, 26 are bank owned and 31 are short sales. The number of homes on the market continues to hold steady, however over 50% of the market is distressed. So, the message with Dayton is loud and clear: If you want to get a good deal on a home, be patient. It's likely a short sale. It may take several months. But - if it's all you can afford, what are your other options? They are not plentiful in this tight market.

(Data provided courtesy of the Northern Nevada Regional Multiple Listing Service and excludes manufactured and shared ownership housing for Areas 420, 416, 414, 412, 410, 402, and 403 known as the Dayton Valley and the outlying areas.)

Simply a gorgeous home with stunning mountain views and a fabulous open floor plan. 3 bedrooms, 2 full baths, an oversized 2 car garage. Panoramic views to the south and west out of kitchen, great room, and master bedroom. Freshly custom painted interior, loads of cabinet space, island kitchen, gas cooktop, built-in microwave, single oven. Master bedroom has shower and gardentub, huge walk-in closet. This home shows true pride of ownership.

Fabulous value in Sunburst Subdivision at end of western-most cul-de-sac. Great landscaping, fully fenced including a dog run. Washer, dryer and refrigerator all included at sale (as-is at no value with no warranty). This is a fabulous value – Take a closer look at this home and be sure to view the virtual tour! You'll be glad you did!