Gold Bend Condo Sales Update

Gold Bend exterior photo

Within the last year there have been twelve sales in Gold Bend. A competitive seller’s market in the Bay Area, record Sierra snowfall, and issues among competing Northstar Condo HOA’s have kept Gold Bend in demand. Currently there are no Gold Bend condos listed for sale.

12 sales since 5/24/16…

(8) 2 bedroom sales ranged from $345,500 to $450,000. Median price $370,000

(3) 3 bedroom sales ranged from $447,000 to $465,000. Median price $450,000

(1) There was one 4 bedroom condo sold at $485,000.

Indian Hills HOA Assessment Update

There has been plenty of discussion amongst the Board of Directors of the HOA of a large assessment being proposed, as high as $50k or so.  As its been explained to us, an amount that would be sufficient to re-side and re-trim all of the buildings along with re-building all the decks.  Certainly a lot of work that would result in the complex looking almost new from the outside with the expectation that the complex would then become more desirable in the market and more valuable having lost its late 70’s style and appearance.

Per the couple of owners we are working with, and CAMCO, there is no assessment currently out for consideration by the membership.
Rather, last fall there was an amendment to the C.C.&R’s put out for a vote that would have redistributed any assessment obligation on a proportional basis with the 3 bedroom owners owing a greater share than the 2 bedroom owners based, I believe, on the square footage of the units (or perhaps the exterior wall square footage, not sure how it was defined).
Well, a vote to change the C.C.&R’s required a super majority for passage, which did not happen.  Apparently the 3 bedroom owners like the way the costs are currently distributed, so it remains that 2 and 3 bedroom owners would pay equally.
However, any vote on an assessment only requires a simple majority to pass, and there is a simple majority of 2 bedroom units within the complex.  So our owners believe that any really expensive assessment would not be approved by the 2 bedroom owners and thus not get the majority vote necessary.
All that said, they do believe that there will be some assessment voted on at some point in the future, but that the amount will end up being more reasonable for the average owner to absorb and more modest in its scope of work.
144 total units -(approximate numbers)
58 – 3 bedrooms
86 – 2 bedrooms

Homes that function well in snow…

Consider four feet of snow just fell and it took hours driving over I-80. What kind of home greets you? Provided your plowing contractor has cleared your driveway, is your front door accessible? Can you simply park and carry in your sleeping children and gear? Here are a few home designed that work well.

veryvery-welcomingvery-morevery-more-moregreeting-welcome

Entry ways are covered, snow is not unloading on the walkways or your cars, overall access to the front door is easy.

Some homes do not function as well because the front entry is exposed and there is a distance between parking and home. Yes some people will only come in through the garage so some of these features are not an issue. Though it remains a challenge to host guests.

When considering a purchase during summer months, envision four feet of new snow at midnight when you arrive. As Realtors, we know homes that work for clients and disclose those properties that do not and help discern the difference.

Village Walk in Northstar

Currently there are three Village Walk Townhomes listed for sale $1,499,000-$1,695,000, each 4BR/4.5BA/2 car garage walking distance to the Village at Northstar.
The Village Walk HOA is a little less than $1,200/month.  It would include all exterior maintenance of the buildings, snow removal and road maintenance.  The owners have access to the pool and gym facility at the west end of the Village (across from the drop-off circle at the entrance to the Village) and the member ski locker room is in the Welk Resort building at the base of the Ritz Gondola. Very convenient.
As far as appreciation, these units have been stalled for awhile without much activity, only recently have they started to generate interest with the recent sale at $1.5m.  I like them for the location, the interior size and quality of construction plus the private attached garage.  For all intent and purposes they feel and act like a single family residence but are essentially located in the Village.  When you compare the pricing for the condominiums in the Village, especially for their size, and then look at the HOA fees for the Village condos, I feel these have quietly become a “good deal” for something in the $1.5m price range.

Acreage Property in Truckee

overview-w-lakeThe Meadows is a gated community in Truckee offering large open spaces with horses optional, views of Mt Rose and close to downtown Truckee and easy access to Reno. Boca Reservoir is minutes away. This 6000 sq ft Whitehorse Estate is on 10.22 acres. Main house is just under 4,000 sq.ft. with 4 br, 3 ba, library/den, home theater and  gym. Master on the main level with access to large deck enjoying lovely views across the acreage property with natural meadow and Mt. Rose in distance.  In a separate building is the 1,200 sq.ft. guest house above the 1,200 sq.ft 3 car garage and an 800 sq.ft. A/V office. Extensive audio componentry.

Aerial view

Virtual Tour

Offered at $1,395,000

530 Wolf Tree, Northstar Offered at $1,549,000

exterior fornt driveway summerGreat location in Northstar near end of cul-de-sac with greenbelt out the back. Well constructed home with meticulous attention to details from what you see to what you don’t see. Perfect for large gatherings, quiet backyard setting, extra seating areas for office and reading, small people’s playroom, one of the largest garages in Northstar that would fit your toys as well as the cars. Dumb waiter from first level inside garage to kitchen allow for ease of groceries and luggage to the upstairs. Theater room is sound insulated. Four bedrooms, seating areas/offices, four full baths and a half bath. Deck off the kitchen and living area with natural gas plumbed to the grill and fire pit.. It is details like this that make this home special.

exterior deckSerene back deck looks onto greenbelt. A true parklike setting with the gas fire pit. This 4179 sq ft home has special extras not found in many homes and large gathering living room with extraordinary construction details. Walnut kitchen cabinets, double oven, hardwood plank floors, pantry with dumb waiter from garage area, granite counters.

living diningkitchen better moreExtra spaces include a family room…

family room.jpgTheater and game table…and yes it does have a wet bar…

theater and game roomtheater wet bar4 Bedrooms and 4.5 baths will accommodate quite the crowd. Gathering under one roof and enjoying the large dining area is where memories are made.

bedroom 3

bedroom 2bedroom masterbedroom 4bath 3bath 4All in a quiet location in Northstar. And if you want a quick lift to the Village or the Recreation Center, just call the HOA funded shuttle, but have your ski boots on or beach bag ready before you call because they are efficient.

Northstar California Resort - S'Mores in The Village-3 copy.jpgThe HOA is $1100 per year and the amenities are fantastic. Please call to discuss the pools, hot tubs, tennis, pickle ball, bocce ball, playground, hiking trails, fitness center, security, green waste pickup, road maintenance, shuttle service, and the list continues. Plus Vail has a really well maintained 18 hole golf course just down the street. Northstar Property Owners Association Rec Center virtual tour http://truckeetahoehometours.com/tour/9976/Northstar-Rec-Center

NPOA playgroundNPOA tennisgolf_8491_Affleck_2011 copyPlease contact for an appointment. 530-330-4300 or peter@sheridanbrokers.com

What NOT to do When Selling your Property…

Do not overprice your property. Having a reasonable listing price is the most important step in selling your home.

The value of your property in today’s market is established by comparing it to similar properties recently sold and currently listed. What you paid is now irrelevant – good or not so good depending upon the market trend. Potential buyers may not even view your home since it may not be in their search parameter and those buyers actually coming in will compare it to other recently toured homes that most likely have more expensive finishes, better settings, or better neighborhoods. The only person benefiting from an overly priced property is the listing agent. It is wonderful advertising to have their sign displayed in your front yard for a long period of time, but you would still own your home. If you are curious what your home is worth in today’s market, please contact us for a comparative market analysis known as a CMA.

Do not neglect broken items.

For the most proactive approach, have a recent home inspection report and complete repairs or have items disclosed with the listing agent. For the little items, walk through your property and think about what you have always meant to fix. By not repairing those constant drips in the bathroom or painting over the marks on the walls may turn likely buyers away. It will make the house less appealing, especially compared to your competition. When potential buyers see problems in the house, they may wonder what problems lie below the surface. We can provide contacts for inspections and repairs.

Unclutter the interior and remember curb appeal.

You want buyers to come in to view your home rather than drive to the next home for sale. If the exterior to a house is unkept, potential buyers will likely assume the interior is as well. Do not let a broken fence or railing deter them. Once inside, it is better to have your property look as spacious as possible by removing unnecessary furniture and personal items. You want buyers to envision their own furniture placement without the distraction of too much of yours.

Do not crowd the buyer.

It is easy to become excited when there is a potential buyer touring your house. Remember to take a step back and let them walk and talk with themselves. It will be easier for them to begin to visualize their own furniture in the house and talk about the potential. Answer any questions they may ask, but be sure to let them come to you.

Selling your house is not an easy process and you want to avoid these common mistakes. We have helped many clients through the process. Please contact us if you wish to discuss selling your property.

Peter and Linda Morris

530-330-4300 or 530-330-4301