The Carson Valley real estate market continues to make gains. Home sales are up – way up. In April 2012, the Gardnerville/Minden region saw 71 homes close escrow. Inventory continues to be at record low numbers, and that is creating modest appreciation in the market.

Here are Carson Valley homes sales numbers for April 2012:

• 71 homes sold
• Median asking price is $202,500
• Median selling price is $195,000
• Median days on market is 113

So what is the absorption rate for the Carson Valley?

• There are 282 homes for sale in the Carson Valley as of May 16, 2012
• 71 homes sold in January
• 282 / 71 = 3.97 months of inventory

The market has turned in the Carson Valley – make no mistake. Of the 282 homes available for sale, 37 are short sales, and 21 are bank owned. That means 20.6% of our market is distressed. That means there are only 224 homes available in the Carson Valley you can buy today as traditional sales. As the percentage of distressed homes decreases, the market has shifted from a buyer’s market to a seller’s market.

(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.)

2718 Fuller Avenue Minden NV 89423 – Attractively Offered at $449,900

Absolutely stunning horse friendly property in Johnson Lane near shopping and schools. Beautiful custom cabinetry throughout, Stainless Steel Appliances, pantry, granite slab countertops, travertine tile floor and breakfast bar with separate breakfast nook. The separate & formal dining room showcases a coffered ceiling. Spacious Master Bedroom w/separate travertine shower & jetted tub with double sinks and walk-in closet. Ceiling fans in almost every room!

Built by Jeff Kirby Homes in 2007, this 5 year young home looks barely lived in. Enjoy panoramic views of the majestic Sierra Nevada Mountain ranges from every room. There is also a separate den/study/bonus room not included in the bedroom count. The laundry room even has granite counters surrounding the laundry sink & custom cabinetry. Expect the best and be prepared to be impressed with this quality home. The grounds have been professionally landscaped with automatic irrigation throughout. The RV parking in front has a water & electric hookup. Don’t miss the horseshoe pit, volleyball court, or separate dining patio complete with water & electric showcasing 360 degree views. Hike Hot Springs Mountain or take off to nearby BLM land for riding horses, dune buggies, etc. The 3 car garage has pull-down attic storage. Within walking distance to Pinon Hills Elementary School. No CC&Rs or HOA.

To schedule a viewing of this wonderful Carson Valley home, contact Steve at (775) 690-0695 or Christy at (775) 881-8223.

1359 Westminster Place, Gardnerville, NV  89410 – Attractively Offered at $149,900

Great location near downtown Gardnerville this cute house is sure to please. It is just a few minutes from downtown shopping, heath care services and parks. The kitchen features tile counter tops and floors, breakfast bar and a gas range. In the master bedroom you will find a ceiling fan and double vanities in the master bath.

To schedule a viewing of this wonderful Carson Valley home, contact Steve at (775) 690-0695 or Christy at (775) 881-8223.

1422 Sugar Maple Avenue, Gardnerville, NV – Attractively Offered at $136,900

Delightful patio-style home in Arbor Gardens. This three bedroom, two bath home featured laminate flooring in the great room, a lovely paver patio rear yard with perimeter landscaping, and is close to the Arbor Gardens park. Close to services, schools and shopping, this gem is sure to please.

This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down. This property is approved for HomePath Financing. This property is approved for HomePath Renovation Financing. Go to HomePath.com for details. This property is subject to Fannie Mae’s First Look (TM) Program. Visit HomePath.com for details.

To schedule a viewing of this wonderful Wellington home, contact Steve at (775) 690-0695 or Christy at (775) 881-8223.

As you enter into the lavishly tiled Foyer you will be embraced with a grand living area featuring ten foot ceilings and eight foot doors. This home has been constructed with luxury in mind. From the soft-close Thomasville solid maple cabinets and slab granite counter tops and tiled kitchen, breakfast nook and baths this beautiful home is sure to please. The Great Room features a gas log Fireplace Extrordinaire with slate surround and hearth. Each bedroom including the Great Room has been equipped with a ceiling fan. In the Kitchen you will see lots of recessed lighting, all stainless steel appliances including Maytag double ovens, stainless steel sink, four burner Maytag gas cooktop, microwave and dishwasher. The granite slab Kitchen countertops include a breakfast bar. For formal dining, this home features a full Dining Room and for more casual meals the large Breakfast Nook is ideal. The Master Bedroom includes a coffered ceiling and recessed lighting. In the Master Bath you will find double vanities, again with granite slab, a beautifully tiled shower, soaker tub and a nearby walk-in closet. Very high quality fencing has been included making the covered patio a private place ideal for outside living. Central air conditioning has been included. Front yard landscaping with automatic drip irrigation has been completed. The home is equipped with rain gutters all with underground drains.

Not a short sale or bank-owned REO, this brand new home is a traditional sale with a motivated reasonable Seller. For a showing, contact Steve at 775-690-0685.

 Gardnerville, NV – Stephen Orear of Great Nevada Homes, Inc. and RE/MAX Realty Afilliates announced today that The Ranch At Gardnerville – the Carson Valley’s newest master planned community – pulling it’s first 5 permits and beginning construction.

 “The Carson Valley real estate market is experiencing the lowest inventory we’ve seen in years and many of the homes available today are either short sales or foreclosures. We feel very strongly that there is an opportunity in this market to present new homes at a competitive price with amenities new home buyers are looking for. The Ranch at Gardnerville is going to fill a long-awaited void that has grown over the last few years since new construction has almost come completely to a halt”, said Stephen Orear.

The Ranch at Gardnerville is a master-planned community that will consist of 633+/- new single family detached homes. The first five homes are due to be completed the first week of March 2012. The homes are being built by renowned regional home builder KDH Builders, LLC. Ken Hendrix, Managing Member, stated he anticipates building out the first phase of 30 homes in 2012.

“We are very excited to begin construction on the first phase of The Ranch. We build a superior product with top quality interior finishes including slab granite counters, stainless appliances, and 3 car garages as part of our standard offering. We’ve seen a great deal of success with our home building projects across Northern Nevada and are delighted to be building in the Carson Valley”, said Ken Hendrix.

The Ranch at Gardnerville is located off of Gilman Avenue north of Highway 395. The future phases and development will flow northwesterly towards the Minden/Gardnerville town line.

For more information about The Ranch at Gardnerville, please contact Stephen Orear at 775-782-8777 or visit the development’s website at http://www.theranchatgardnerville.com.

]]> http://greatnevadahomes.com/2012/02/new-carson-valley-homes-under-construction/feed/ 0 http://greatnevadahomes.com/2011/11/carson-valley-homes-%e2%80%93-new-listing-%e2%80%93-3691-quail-run-way-wellington-nv-%e2%80%93-239900/ http://greatnevadahomes.com/2011/11/carson-valley-homes-%e2%80%93-new-listing-%e2%80%93-3691-quail-run-way-wellington-nv-%e2%80%93-239900/#comments Sun, 06 Nov 2011 21:20:28 +0000 gnhomes http://greatnevadahomes.com/?p=37 Carson Valley Homes – NEW LISTING – Carson Valley Horse Property

3691 Quail Run Way, Wellington, NV 89444

Country living at its best. Got horses? This house has the setup. Got other four legged friends? This home boasts two outdoor pens with shady trees perfect for them, too. Inside the house is thoughtfully laid out with a great room, kitchen with granite counters, double oven, breakfast bar, formal dining room, separate laundry room with cabinets and a sink, french doors from great room out to a covered patio and more.

Spend more time outdoors enjoying the beautiful views and vistas with the solar lights that surround the property. Nestled on a beautiful street at the entrance to Topaz Ranch Estates, this home has lots of charm, four bedrooms (one currently is used as a den), lovely laminate floors, a newer roof (2007), 2 car attached garage and an oversized 3 car detached garage, and more. Circular front drive, horse setup is triple rail vinyl fenced…just move in an enjoy! This property is a short sale but never fear – experienced & certified short sale listing agents can help this home become a dream come true for you!

To schedule a viewing of this wonderful Wellington home, contact Steve at (775) 690-0695 or Christy at (775) 881-8223.

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

3691 Quail Run Way, Wellington, NV 89444

Minden Village Homes Sold Since June 1, 2010

• No Sales to Report

Minden Village Homes Under Contract

• 1658 East Minden Village Loop – Offered at $189,000 (short sale) – 3 bedrooms, 2 baths, 2 car garage – 1,523SF
• 1638 West Minden Village Loop – Offered at $182,500 (short sale) – 3 bedrooms, 1 bath, 2 car garage – 1,591SF

Minden Village Homes Available for Sale (as of November 11, 2010)

• 1670 East Minden Village Loop – Offered at $179,900 (short sale) – 3 bedrooms, 2 baths, 2 car garage – 1,682SF
• 1668 East Minden Village Loop – Offered at $160,000 (bank owned) – 3 bedrooms, 2 baths, 2 car garage – 1,523SF

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

REO means real estate owned and is the common term for bank owned property. Buying a Carson Valley REO can be an easy process not unlike a typical traditional purchase. The ease at which the transaction is accomplished can be directly attributed to the listing and selling agent’s willingness to work together to overcome obstacles.

Carson Valley Bank Owned Homes (or REOs) are usually sold in “As-Is” condition meaning that the Seller is unwilling to make repairs to the property. When we do our brokers price opinion that is used by the Seller to help determine the selling price, we list repairs that we discover. The Seller evaluates the cost to repair versus the gain in value attributed to the repairs. Most often the Seller chooses to sell the property “As-Is”. On the other hand we have seen some of our Sellers choose to make the repairs before the property is listed for sale. A property in average condition for the neighborhood will sell closer to the asking price and in a shorter amount of time than a property in fair or poor condition. One of the categories for the price recommendation is “lender required repairs”. It is here that we list repairs that we know a lender will require to fund a loan for the property. These are usually health and safety issues that might be present at the property. For example, if a handrail for a staircase was missing we would estimate the cost to repair. If the roof was a shake roof and not serviceable we would estimate the cost to repair. If the house was missing a range we would also estimate the cost to repair. The cost to repair is totaled so the Seller has an idea on how much they might have to spend to market the house in repaired condition which would bring it up to average condition for the neighborhood. We also make an estimation of who the most likely buyer will be. If we estimate that it will be an investor the Seller may choose not to make any repairs. If the estimate is an owner occupant or first time home buyer the Seller is already aware of what repairs may be required for a loan that the buyer will need. Usually Sellers choose not to repair prior to listing. Knowing that the purchase is contingent upon the funding of a loan the Seller may wait until the buyer has done some due diligence (inspections) and appraisal before choosing whether or not to repair. If the appraiser names items that must be repaired prior to final loan approval then the Seller is likely to agree to have the repairs done.

The enthusiasm and willingness of the agents to work together to make the case to the Seller regarding lender required repairs can make or break the deal. The burden usually rests with the listing agent to obtain bids from licensed contractors, submit the bids to the bank and organize the work. Generally the listing agent pays the vendors and submits to the bank for reimbursement.

Having listed and sold many Carson Valley REO homes, we have never lost a deal because the bank was unwilling to make lender required repairs once the repair list has been identified by an appraiser. So, just because the contract calls for the property to be sold “As-Is” doesn’t mean that the bank will be unwilling to make some lender required repairs. If the buyer needs a loan to close and the appraiser calls out repairs the repairs will need to be accomplished before the deal can close. Usually the contract is contingent upon the loan approval.

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