• Douglas County Nevada now has a population of 46,997 residents.
• Douglas County Nevada population is up from the 2009 census estimate of 45,464 but lower than the demographer’s estimate of 51,390 people.
• This is the first population increase in Douglas County Nevada since 2006.

The allure of small-town America is alive and well in the Carson Valley area. In the Carson Valley area, we still revel in the fact that we only have 5 stop lights between the three towns of Genoa, Gardnerville and Minden. Residents here have a strong sense of community with several functions throughout the year. We proudly enjoy the Minden Park Concert Series, Heritage Park Movies in the Park Series, Wine Walks, Carson Valley Days annual parade (where Highway 395 is shut down for several hours where floats throw small children candies), and others.

Come see what the Carson Valley area is all about. We have 300 sunny days a year on average, specatular Sierra Nevada mountain views, incredible recreational activities – hiking, biking, fishing, snowskiing, boating, to name a few – and no state income tax. Make your retirement dollar go farther in Nevada.

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

Incredible opportunity in Bramwell Estates. Spectacular 3 bedroom, 2 full, 1 half bath, 3 car garage home showcasing vaulted ceilings, jetted tub in the master, dual vanity sinks in the master bath, gorgeous formal dining room with matching chandelier and sconces, unbelievable views and more. There are three covered patios, immaculate landscaping, and a 4 car oversized garage with a half bath and utility sink. The shop is wired for 220, and all the garage cabinetry stays. The home also features a whole house fan and air conditioning. The refrigerator will stay (as is at no value). Master bedroom drapery and weathervanes (2) on shop do not convey. This home is not to be missed – Mr. and Mrs. Neatnik live here! If you want a shop, this home MUST be on your list to see.

Not a short sale or bank-owned REO, this home is a traditional sale with a motivated reasonable Seller. For a showing, contact Christianne or Steve at 775-881-8223 or 775-690-0685.

Deciding whether or not to short sale your Carson Valley Nevada home is a big decision. It is not for the faint of heart, and is not a solution simply because you are unhappy your home is worth less than when you bought it. For a homeowner to successfully short sale a home, they need to be experiencing a genuine financial hardship. Once you have established that you are eligible for a short sale, it’s important to understand how a short sale will impact you – negatively. Primarily, a short sale will impact you in three ways: credit damage, tax liability and remaining debt liability.

First, let’s discuss the credit damage. A short sale will negatively impact your credit – don’t let anyone tell you otherwise. However, in a general sense, it usually impacts your credit less severely than a foreclosure. Since credit scores are determined by complex formulas that consider a specific collection of credit reporting data which is different for each person, it is difficult to explain the impact of a short sale in any meaningful way for any one person. It’s important to realize that the real credit harm of a short sale lies not in the mechanics of the short sale itself but in the late payments that usually precede it. As time passes, those entries on any given credit report are given less and less importance because they become historical. Current data is more important than data from years gone by. If you need more information on how a short sale will impact your credit, you should seek legal, tax, and other licensed professionals who can analyze your unique credit situation and perhaps provide more specific guidance relative to your personal situation.

Second, let’s discuss the tax liability associated with a Carson Valley Nevada short sale. Many homeowners are surprised at the end of the year when they receive a 1099-C from their previous home loan lender, only to find out that forgiven debt is considered taxable income by the IRS. There are two exceptions that may reduce or eliminate a borrower’s tax liability for this forgiven debt. The first option is insolvency. IRS tax code 108(a)(1)(B) can excuse insolvent borrowers from paying tax on a deficiency if they can prove they were insolvent at the time of the debt relief. This is not a real estate specific exclusion and relates to all debt discharge. IRS Publication 908 defines insolvency. The second exception is the Mortgage Forgiveness Debt Relief Act of 2007. With the passage of this law, a taxpayer does not have to pay federal income tax in debt forgiven for a loan secured by a qualified principal residence. This tax break applies to debts discharged from January 1, 2007 to December 31, 2012. To determine whether you will be responsible for the tax liability associated with debt forgiven in a short sale, you are strongly encouraged to explore this topic further with a competent tax professional.

Lastly, let’s discuss the remaining debt liability you may be obligated to pay when completing a Carson Valley Nevada short sale. Many homeowners decide to short sale their homes because they believe their debt burdens will be wiped out completely, only to find out afterwards they didn’t have all the facts. In order to find out whether your mortgage debts are eligible to be forgiven is to determine the type of loan you used to secure the property. Nevada is a recourse state, meaning most loans written in Nevada allow the noteholder to seek compensation for amounts owed – even after taking the collateral. This means your lender can continue to come after you for the amount owed even after they’ve taken possession of your home. They can file suit against you, garnish your wages, and use other methods to collect what is owed to them. Some lenders have the right to pursue a deficiency, but may choose not to. Legal action is time consuming and expensive. In Nevada, lenders have up to 6 years to pursue people for the balance remaining under a deficiency. Lenders may choose to wait until you’ve had time to recover financially and then file for a judgment against you. It is important when you are short selling your home to ensure that the property language is in your short sale approval letter waiving any deficiency balances and specifically forgiving the remaining amounts due. Once you receive your short sale approval letter, you should seek the advice and interpretation of a qualified legal professional to ensure the letter protects you.

Carson Valley Nevada Short sales are complex transactions. Make sure you work with an agent that knows what they are doing and has a team of qualified tax and legal professionals to help you protect yourself and your family – today and for your future.

This article originally published at CarsonValleyShortSales.com on March 8, 2011.

Are you contemplating a move to the Carson Valley area of Northern Nevada? Curious to know what homes are available for sale in which areas? You’ve come to the right place!

Today we are showcasing the Arbor Gardens area of the Carson Valley.

Arbor Gardens – located in Gardnerville Nevada – the heart of the Carson Valley – is a new spin on a traditional old-town neighborhood, known as neo-traditional architecture. You’ll find old style charm on the outside with all the updated amenities of a new home inside. All the homes in Arbor Gardens feature inviting covered porches in front, and garages in the rear, which creates a very charming streetscape for it’s residents. There are five floorplans in Arbor Gardens. The smallest is a 967 square foot single story home with 2 bedrooms and 2 full baths. The largest is a 2,051 square foot, two story home. It offers four bedrooms, 2.5 baths, and a den located just off of the foyer that could easily double as a fifth or guest bedroom.

Arbor Gardens Homes Available For Sale – Gardnerville, Nevada

If you are searching for a home in the Carson Valley area and would like to speak to someone right away, please call Steve Orear at (775) 690-0685 or Christy Gordon at (775) 881-8223. Steve and Christy are REALTORS® with RE/MAX Realty Affiliates and deliver results for buyers and sellers across the Carson Valley, Northern Nevada and beyond.

Magnificent in Meadowgrass! 2613 Wildrye Court is a fantastic home on almost a ½ an acre. Three bedrooms, 3 full baths, 4 car garage, formal dining room, great room with vaulted ceilings, and a family room addition! This home was done right and has been meticulously maintained! It shows great, has spacious yet private living zones, is fully landscaped with an automatic irrigation system, and is centrally located. Close to schools, shopping, major freeways, and services.

This fabulous home features a newer gas range (energy star), freshly painted exterior (June 2010), new carpet throughout. Not a short sale or bank-owned REO, this home is a traditional sale with a motivated reasonable Seller. For a showing, contact Christianne or Steve at 775-881-8223 or 775-690-0685.

Are you contemplating a move to the Carson Valley area of Northern Nevada? Curious to know what homes are available for sale in which areas? You’ve come to the right place!

Today we are showcasing the Johnson Lane area of the Carson Valley.

The Johnson Lane area is located in the northeastern corner of the Carson Valley. You can access the neighborhood by one of two roads that intersect Highway 395 – the two roads are Johnson Lane and, more recently added, Stephanie Way. The Johnson Lane area is laid out much like a grid and is, for the most part, all residential. Along the southern side of Johnson Lane there are some smaller light industrial buildings. The largest business located in the Johnson Lane area is the Starbuck’s Roasting Plant of Minden.

The Johnson Lane area is bordered by BLM land to the North and the East, providing excellent access to miles upon miles of hiking, biking and exploring trails. The other breath-taking feature of this area is the views of the Sierra Nevada Mountain range. In most of the Johnson Lane area you can see all the way from Mt. Rose to Kirkwood, and everywhere in between. The views of the valley and mountains are incredible, every season of the year.

If you are a homeowner in distress, and have heard some of the horror stories from people you know, you may be wondering if anyone will be willing you buy your Carson Valley home as a short sale?

The good news is YES! Buyers are willing to buy short sales, demonstrated by February’s Carson Valley home sales. So – since short sales are getting approved more frequently and are closing, let’s talk about the advantages to buying a short sale.

1. A short sale usually is not vacant. Typically, it’s occupied by the owner or in some cases, a tenant. When homes are vacant, very quickly the systems begin to suffer from lack of use. When compared to a Bank Owned property, short sales often are in better shape and require less repairs.

2. Short sales have less competition. As the stigma of buying REO properties fades away, more and more buyers are open to considering and ultimately buying bank owned REO properties. This means you can expect multiple offers competing with you as a buyer. This can drive the price up. On short sale listings, there is usually less competition.

3. When a lender is realistic and reasonable, the buyer can get a great deal! Anyone considering buying a short sale should always have their buyer’s agent run recently sold comparables to determine the true value of the home. Any individual completing an independent valuation (often known as a BPO – broker’s price opinion) or appraisal will be considering the same comparables to value the home.

So there you have it – 3 reasons why buyers want to buy your Carson Valley Short Sale!

This blog post originally posted on CarsonValleyShortSales.com on March 4, 2011 by Christianne Gordon.

1. Short sales are anything but short! They may be called short sales but that has no bearing on the time involved in buying a short sale. They will take longer than a bank owned or traditional purchase. Sometimes obtaining approval from all the lenders involved can take months. This trend has improved drastically in the last 6 months, but you should still be prepared for a 3-4 month waiting time just for the lenders to approve the sale. This does not include your new loan processing if you are obtaining a loan. Buyers should be aware of this timeframe and plan accordingly.
2. Whether or not your Short Sale in Nevada is approved often depends on the skills and experience of the listing agent. Any real estate professional can list a short sale, but it takes a great deal of knowledge and training to get a short sale approved. If you are considering buying a specific Short Sale home in Nevada, have your buyer’s agent run an MLS listing report on the listing agent. Then you can see how many short sales he or she has completed successfully. This will be a good indicator of whether your transaction will go smoothly, or maybe hit a few road bumps along the way.
3. While everyone wants a good deal, it’s important to understand that the seller and listing agent, nor the buyer, establish the price. The noteholder (or investor) establishes the selling price. Buyers should be prepared for a counter from the lender during the short sale approval process. If you are familiar with the recently sold comparables in the neighborhood, it should be clear that the lenders merely want to make sure the home sells at market value, not below.

If buyers keep these three key points in mind, buying a short sale really isn’t that daunting. Do you have questions about short selling your home in Nevada? We’d be happy to sit down with you confidentially and discuss your options so you make an informed decision that is right for you and your family. Contact Christianne Gordon at 775-881-8223 or by email at info@carsonvalleyshortsales.com today to arrange for your personal and confidential consultation.

This blog post originally posted on CarsonValleyShortSales.com on March 4, 2011 by Christianne Gordon.

1. Why would I want to do a short sale? If you are experiencing a genuine financial hardship, it is in your best interest to avoid foreclosure if at all possible. First, no one wants a foreclosure on their credit history. It is very important to understand how a foreclosure affects your credit as opposed to a short sale. A foreclosure remains on your credit report for up to 7 years as an active account. This means it directly affects your credit rating for up to 7 years. When you consider a short sale as an alternative, a short sale settles your mortgage indebtedness for less than the full amount owed. When the escrow closes, so does the active reporting on your credit report. As time goes by, that short sale will have less and less impact on your credit reporting, because credit bureaus give less weight to accounts that are historical than accounts that are current. This doesn’t even begin to address the emotional anguish or social stigma associated with a foreclosure.
2. Why would a bank accept a Carson Valley short sale? For banks, many of these decisions are strictly financial. Banks accept short sales when they determine that the financial loss from the short sale is less than the loss would be if they foreclosed. There are significant financial costs associated with a foreclosure that banks must bear, so often a short sale is a better alternative for them if a foreclosure is likely.
3. Do banks always accept Carson Valley short sales? No. They do not. It is critical for anyone considering a short sale in Nevada to speak with a real estate professional who has a proven track record of success along with the education and experience necessary to work in this market specialty. That way, it will maximize your potential for success with your own personal short sale.
4. Will a bank accept a short sale if the homeowner is current on payments? It really depends on the lender and the specific situation. Sometimes the banks will accept a short sale if the homeowner is current, however it does not happen very often. The best way to find out is to simply submit a short sale file to the lender. As real estate professionals, we can never advise a homeowner whether they should fall behind in their payments in order to qualify for a short sale. Homeowners pondering this question should seek legal advice from a Nevada attorney on this topic.

Disclaimer: Short Sales are complex transactions involving many factors that are unique in every transaction. We strongly recommend anyone considering a short sale in Nevada to contact qualified tax and legal professionals in addition to speaking with real estate professionals to determine the best solution.

Photos courtesy of BenefitIQ and Swodeck via Photobucket.com. This article originally published on GreatNevadaHomes.net on March 3, 2011.