Category: Housing

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In The News: TRPA approves amendment to area plan with serious mitigations, approve extension of beach shuttle

June 30, 2023 | Miranda Jacobson

Originally published in the Tahoe Daily Tribune 06/30/2023, Written by Miranda Jacobson

INCLINE VILLAGE, Nev.— Tahoe Regional Planning Agency governing board voted to approve the amendment to the Tahoe Area Plan in Incline Village’s Special Area 1, with serious mitigations to promote mixed-use development and achievable housing. 

At their meeting Wednesday, June 28, the governing board heard a presentation from TRPA’s senior planner Jacob Stock, who explained the background of the need for an amendment before getting into the different mitigations that would be implemented. 

“Our goal for these mitigation measures was to really implement existing policy that’s already in the area plan,” said Stock. 

READ MORE >

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Berkshire Hathaway Vendor Invite

June 9, 2023 | Member Submitted

YOU’RE INVITED!   Join us for a Home Repair/Improvement Fair

Your business is invited to participate in our upcoming Home Repair/Improvement Fair. The fair will be an excellent opportunity for you to showcase your services and connect with potential clients in Incline Village.  And there’s no cost to participate – bring yourself and a table/tent/chairs and set yourself up in our parking lot.

As a contractor, you play a vital role in providing homeowners with exceptional services and helping them repair and transform their houses into beautiful homes. Our Vendor Fair aims to bring together reputable contractors like yourself, along with homeowners seeking professional services for their home repair/improvement projects.

Here are some key benefits of participating in the Vendor Fair:

  • Networking Opportunities: Connect with homeowners actively seeking contractors and build valuable relationships with potential clients.
  • Brand Exposure: Showcase your services and expertise to a targeted audience, increasing your visibility in the local market.
  • Collaboration Opportunities: Engage with other industry professionals, fostering potential partnerships and collaborations for future projects.
  • Marketing and Promotion: Take advantage of our extensive marketing efforts to promote the Vendor Fair and drive attendance, reaching a wide range of potential clients.

To reserve your booth or if you have any questions, please contact Kris Pollack at 925-683-2420 or kris.pollack@bhhsdrysdale.com.  The deadline to sign up to participate is June 20.  We have limited booth spaces available, so we encourage you to confirm your participation as soon as possible.

We look forward to your participation hope to see you on June 29th!

Event Details: Date: Thursday, 6/29 Time: 4:30-6:30 Location: 907 Tahoe Blvd., Incline Village

Contact: Kris Pollack (Agent Concierge) Berkshire Hathaway HomeServices Drysdale (925)-683-2420

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The Local Lens – Workforce Housing Updates 

May 30, 2023 | Linda Offerdahl

Workforce Housing is the single largest issue that afflicts our community, as well as being a crisis across the nation. It affects the viability of our local merchants and their ability to hire staff. We have seen problems keeping teachers and other professional workers, as well as service workers. With the high cost of fuel, commuting is often not a feasible option either. The toll this takes is both direct and indirect. We have all seen some of our favorite stores or restaurants close. Even owners of businesses have had to move to Reno or Carson. Indirectly, this results in a decline in the “Village vibe” that makes us all feel like one big happy family. 

Under the auspices of the Tahoe Prosperity Center, and funding primarily from Washoe County, the Washoe Tahoe Housing Partnership was formed. Three years ago, a housing study was conducted to quantify the need for housing in our region. Last summer, consultants were hired to formulate a roadmap. The Housing Partnership is comprised of key agencies including TRPA, Incline employers and local residents, selected for their interest or expertise in some aspect of the housing partnership. Committees are formed around housing programs, finance, community engagement, and development/redevelopment zoning and housing policies. 

The WTHP mission: Accelerate local housing solutions for those who live and work in Washoe Tahoe. 

The WTHP vision: A thriving vibrant community that has housing solutions to support our local residents, workforce and businesses.

The roadmap has a wealth of information, ideas, and recommendations; however, it is not an implementation plan. Now the hard work begins, determining the best solutions for Incline, together. What do we do next? 

LEARN ABOUT THE ROADMAP!

Go to Tahoepropserity.org and click on the Projects tab for the pulldown menu to find Washoe Tahoe Housing Partnership. You will find the roadmap here.

ATTEND THE CAB MEETING ON JUNE 5th

Commissioner Hill will be presenting the roadmap at this meeting of the Washoe County Citizen Advisory Board. Although you can attend in person at Incline Library, I recommend attending on Zoom. These meetings have a great format; there is a presentation, CAB members, all from our community ask questions and then open it up for public comment and questions. Join the meeting via Zoom at https://us06web.zoom.us/j/82231865379?pwd=TTF2M3FaSnR0bE9jQVA2Q1lJb2hqUT09 

SIGN THE PLEDGE TO SUPPORT HOUSING!

This is not a request for a donation. It says that you support the work being done to find housing solutions.  Commissioner Hill will ask the Board of Commissioners to approve the roadmap in July. Signing this pledge tells the commissioners that housing IS an important issue in our community, and we want to see Washoe County funding housing programs. 

Sign the pledge here.

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In The News: Incline, Crystal Bay receives roadmap for community housing solutions

May 30, 2023 | Member Submitted

Photo Credit: Washoe Tahoe Housing Partnership

Originally published with the Sierra Sun 05/25/2023.

INCLINE VILLAGE, Nev. — Every community member has experienced it as they move about daily life here in Tahoe – reduced days and hours at a favorite restaurant, help wanted signs in every store window, long lines at the grocery store and post office. 

What isn’t always obvious, is that those same impacts are affecting critical behind-the-scenes members of the workforce. Ninety-eight percent of Incline/Crystal Bay firefighters do not live here. The school district and hospital struggle to attract teachers, doctors and nurses who can live in the local community. Sixty-five percent of the workforce in Incline/Crystal Bay drives from outside the basin every day to get to work, clogging roads and filling limited available parking. The primary reason for it all is the lack of local housing available and affordable to a wide range of income levels.

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Incline Village/Crystal Bay Receives New Roadmap for Community Housing Solutions

May 29, 2023 | Member Submitted

Media Contacts: Washoe County Commissioner Alexis Hill, ahill@washoecounty.gov, 775-447-3017 Heidi Hill Drum, CEO Tahoe Prosperity Center, heidi@tahoeprosperity.org, 530-545-9095

FOR IMMEDIATE RELEASE: May 22, 2023

Incline Village, Nev. (May 22, 2023) – Every community member has experienced it as they move about daily life here in Tahoe – reduced days and hours at a favorite restaurant, help wanted signs in every store window, long lines at the grocery store and post office. What isn’t always obvious, is that those same impacts are affecting critical behind-the-scenes members of the workforce. Ninety-eight percent of Incline/Crystal Bay firefighters do not live here. The school district and hospital struggle to attract teachers, doctors and nurses who can live in the local community. 65-percent of the workforce in Incline/Crystal Bay drives from outside the basin every day to get to work, clogging roads and filling limited available parking. The primary reason for it all is the lack of local housing available and affordable to a wide range of income levels. 

The issue has been analyzed, studied, discussed and disputed for many years with little to no progress. Today, the Washoe Tahoe Housing Partnership is releasing a Housing Roadmap that provides reasonable options and solutions to improve housing options. The Housing Roadmap was developed over the course of the past year and with participation and input from a wide range of community stakeholders.   “We believe that the people who work here are a part of the fabric and vibrancy of our community. They deserve to live here and thrive here just like the rest of us,” says Kathie Julien, Incline Village resident. 

“The lack of workforce housing has had a major impact on our community. Addressing these issues is critical. I applaud the many agencies, businesses and organizations that form the Washoe Tahoe Housing Partnership. The roadmap offers a range of short and long term solutions from which the community can choose,” says Linda Offerdahl, Executive Director of the Incline Village Crystal Bay Business Association. 

The Housing Roadmap takes a multi-year phased approach to the housing solutions it offers. The first phase is already in the early stages through discussions with a local business that provides financial incentives to homeowners who offer long-term rental opportunities to local workers. 

This idea is just one of many proposed strategies that takes a long-term approach to solving the housing crisis. The Roadmap’s success depends on the input and participation of the community. To learn more and to get involved, https://tahoeprosperity.org/wthp/.


About Washoe Tahoe Housing Partnership: At its core, the WTHP is about community. Their work is focused on keeping Incline Village and Crystal Bay a vibrant, thriving place for families and individuals, visitors, businesses and the local workforce. WTHP’s goal is to accelerate housing solutions for local workers.  Solving the dire housing situation is directly connected to issues such as traffic and congestion, keeping local businesses open, maintaining strong local schools and ensuring critical services like the hospital, fire and safety are all very much in place. The Partnership is a volunteer group of local individuals, agencies, non-profits, businesses, faith and service-based organizations. WTHP values the unique and amazing community of Incline Village and Crystal Bay.  They firmly believe that by coming together as a community, the housing challenges can be solved.  More information visit https://tahoeprosperity.org/wthp/.

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Incline Village/Crystal Bay Housing ‘Roadmap’

May 25, 2023 | Member Submitted

Incline Village Crystal Bay Community and Business Association

Join Washoe County and the Incline Village/Crystal Bay Citizen Advisory Board (CAB) members for a meeting on Monday, June 5, at 5:30 p.m., at the Incline Village Library, 845 Alder Ave., Incline Village, or via Zoom. Hear a presentation about the Washoe Tahoe Housing Partnership “Roadmap” and updates from public safety representatives.

ZOOM MEETING LINK >>

AGENDA

  1. CALL TO ORDER/ DETERMINATION OF QUORUM
  2. PLEDGE OF ALLEGIANCE
  3. GENERAL PUBLIC COMMENT – Limited to no more than three (3) minutes. Anyone may speakpertaining to any matter either on or off the agenda. Please raise your hand on your computer and then you will be called one by one. Comments are to be addressed to the Board as a whole. Additionally, during action items public comment will be heard on that particular item before action is taken.
  4. WASHOE COUNTY DEPARTMENT UPDATES: This item includes the Washoe County Sherriff’s Office and the North Lake Tahoe Fire Protection District. (Non-Action Item)
  5. ANNOUNCEMENTS FROM COMMISSIONER HILL – (Non-Action Item)
  6. WASHOE TAHOE HOUSING PARTNERSHIP (WTHP) – Heidi Hill Drum, Chief Executive Officer,Tahoe Prosperity Center, will present the WTHP “Roadmap”. The “Roadmap” will address theneed for affordable housing for workforce employees of all levels. (Non-Action Item)
  7. CONTINUATION OF AGENDA ITEM 6 FROM FEBRUARY 6, 2023 MEETING – Continued discussionon the topic of the IVCB CAB to prepare a presentation to the Washoe County Commissioners. These discussions will take place throughout the next few months during CAB meetings. There will be a time certain presentation by Kevin Lyons from 5:50 – 6:00 p.m. at the June 5, 2023 meeting, and then a return to the balance of the agenda, with CAB discussion and direction and public comment. (Possible Action Item)
  8. CAB BOARD MEMBERS ANNOUNCEMENTS – This item is limited for announcements by CAB members. (Non-Action Item)
  9. APPROVAL OF MINUTES FROM PREVIOUS MEETING APRIL 3, 2023 AND MAY 1, 2023 (Possible Action Item)
  10. NEIGHBORHOOD DEVELOPMENT HUB – Staff to announce any upcoming neighborhood development meetings in the Incline Village/Crystal Bay area. For more information click on HUB. (Non-Action Item)

11. GENERAL PUBLIC COMMENT — Limited to no more than three (3) minutes. Anyone may speak pertaining to any matter either on or off the agenda. Please raise your hand on your computer and then you will be called one by one. Comments are to be addressed to the Board as a whole.

12. ADJOURNMENT

-Please Note: If you have a question, please send to the CAB email at CAB@washoecounty.gov and your question will be provided to the presenter. If you have additional topics to propose for future CAB meetings, please send your suggestions to the CAB email at CAB@washoecounty.gov

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Upcoming Neighborhood Meetings

May 13, 2023 | Member Submitted

Join the community and attend a neighborhood meeting to discuss Waldorf Astoria Lake Tahoe and Granite Place Condominium development. This is your opportunity to review the proposed project, ask questions and provide feedback prior to submittal of a formal development application.

This proposed project is for special use permits to allow the following: Employee Housing, Multiple Family Dwelling, General Merchandise Stores, Vehicle Storage and Parking, and Transmission and Receiving Facilities.

Waldorf Astoria Lake Tahoe
WHEN: 05/23/2023 04:00 PM to 05:00 PM
 
LOCATION: 917 Tahoe Blvd, Ste 100, Incline Village, Nevada, 89451

More Information >

Granite Place Condominiums – Amendment of Conditions
WHEN: 05/25/2023 05:30 PM to 06:30 PM
 
LOCATION: 1 Big Water Dr, Crystal Bay, Nevada, 89402

More Information >
 
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Incline Village and Crystal Bay Housing Update

July 27, 2022 | John Crockett

Lofty prices, low inventory, and a fast rising cost of living are housing market factors that are not unique to Incline Village.  While these conditions exist nationwide, additional impacts from second home owners now occupying properties year-round and the beauty magnet that is Lake Tahoe place additional strain on buyers.  As interest rates continue to climb the number of listings are increasing, some with price cuts, although a seller’s market persists in Incline Village and Crystal Bay.     

Currently in Incline Village and Crystal Bay, there are 102 single family residences and just 49 condominiums on the market, according to Gail Krolick with Alpine Realty.  At a time when the market is seasonally more active, these figures surprise Incline Board of Realtors President Brad Lewis.  “Pre-2020 we would see at least 75% more inventory listed in the single family residence category.”  And for condominiums?  “There ought to be closer to 90 of those property types listed.  The market has gone haywire.”

Also lower compared to pre-pandemic is the average days on the market for these listings.  In past years, a listing in Incline Village and Crystal Bay area could be on the market for 100 days or more, given the smaller base of buyers and higher tolerance on both sides of the transaction.  “The tolerance has shifted,” says Lewis.  “Everything is turned upside down.  The numbers show that things are selling much more quickly.  The pace of which, particularly in the condo category, units are going on the market and flying right off…it’s quite interesting to watch.”  The average number of days on the market is 35 days for single family residences (52 days for condos), a mark well below historical averages for the area.

The Bay Area and San Diego are traditional feeder markets for Incline Village and Crystal Bay but Lewis is also seeing more buyers coming from the pacific northwest and Texas.  “Buyers coming from out of market are saying, ‘It’s the time.’  The world has had this paradigm shift and if I can work remotely, why not the paradise that is Incline Village,” says Lewis.  

Krolick has also noticed more second-home owners occupying their properties.  “People were leasing their homes that they were using once or twice a year.”  But after 2020, “they’re living here now, they like Incline, and are here year-round.  But it’s still a seller’s market.”  

And as with other resort communities in the west such as Bear, Breckenridge, and Jackson, the area has experienced substantial median price increases.  The median sale price for a single family residence went from $1.1 million in 2020 to $2.47 million in 2022 (a 125% increase), while condos rose from $500,000 to $765,000 over that time (a 53% increase).  Combine rapid appreciation with rising interest rates and buying power is reduced for those who may not have the buying power of those driving this voracious market.

“The monthly mortgage payment today compared to that same home a year ago, the effect of cost increase, between appreciation and interest rates, is actually 55% more expensive this year.  That’s a compounding factor, it’s really significant,” says Lewis.  In terms of housing affordability in this community for locals and employees, “there are forces beyond our control.”

Gail Krolick does see the challenge for buyers looking to break into the Incline market.  “I do worry about first-time home buyers but there are options.  If you save properly, you can make it happen.”  This decrease in buying power will be exacerbated by another interest rate increase announced today by the Federal Reserve at their July meeting.  As more buyers give pause, expect to see more listings, some price cuts, and a slight increase in the number of days on the market for the Incline Village and Crystal Bay housing market.       

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Local Resources for Building or Reconstructing a Home in Tahoe

May 17, 2022 | Kayla Anderson

As we get into the summer building season, you may be thinking about how to begin that bathroom or kitchen remodel you’ve been dreaming about, or that deck or chimney you need to get rebuilt after last winter’s wet and heavy snowstorms. Or maybe you just bought a plot of land that you want to build a custom home on or are planning a full renovation. 

Therefore, if you need an excellent architect, engineer, or building company to help you get started (or even accompanying services such as a commercial cleaning/sanitizing crew), one that understands what works and doesn’t in the North Lake Tahoe environment, we have some recommendations of prestigious firms that are right here close to home: 

Greenwood Homes

Licensed to build homes in California, Nevada, and Hawaii, Greenwood Homes is an award-winning general contractor that specializes in creating gorgeous custom homes all around Lake Tahoe, Truckee, and beyond. Just look at its 6,000-sq.-ft. “Fairway Modern” home in Incline Village that won the 2019 Tahoe Quarterly Mountain Home Award with its light-filled simple beauty, and you’ll see what sets Greenwood Homes apart from the rest. 

James Costalupes General Contractor, Inc. 

James “Jim” Costalupes and his team have been conceptualizing and building homes in Lake Tahoe for more than three decades, all while keeping its stellar reputation for maintaining honest communication and giving forthright advice to its clients as it meets local and regional regulations down to the final walk-through. Headquartered in Incline Village, Jim prides himself on keeping a company that provides utmost craftsmanship and knowledge while keeping budget in mind. View James Costalupes’ portfolio online.

Smith Design Group

Based in Incline Village right on Country Club Boulevard, the Smith Design Group is an architecture and planning firm that has worked on everything from the Jack Rabbit Moon building to the Incline Skate Park. Along with dedicating themselves to enhancing and enriching the local environment for all of the community to enjoy, Smith Design Group has worked on the architectural projects for residential homes including “Pinecone” featuring knotted polished floor-to-ceiling wood finishings and sleek stone fireplaces to the interior bathroom remodel of a Mays Boulevard location that has a contemporary stand-alone bathtub, double sinks, and glass encased shower like what you would find at a five-star resort. Visit the Smith Design Group online.

Elise Fett Architect 

Integrating aesthetics, site characteristics, sustainable housing methods, and structural integrity in every project that it engages in, Crystal Bay’s Elise Fett & Associates specializes in architecture, engineering, and TRPA consulting for residential homes in the Lake Tahoe area. Along with building new homes, Elise Fett can provide cost-effective blueprints for home remodels that reflect their inhabitants’ personalities and lifestyles. “The construction process can be intimidating and full of unexpected surprises, but if you work with us, the one thing you know for sure is that we will listen to you and design a space that truly reflects your style,” the company proclaims. Learn more about Elise Fett.

Other Accompanying Services

After building or remodeling your custom Tahoe home, you may need some final additions like a keyless entry system or a cleaning company to help keep your Tahoe haven peaceful and secure. Here are some Incline Village/Crystal Bay property services that are great to work with: 

North Lake Tahoe Cleaning 

Whether you own one property or several, North Lake Tahoe Cleaning group is a professional commercial cleaning business that handles carpets, linen service, and sanitizing spaces so that you don’t have to. Working with property management companies, second homeowners, and short-term rentals as well, North Lake Tahoe Cleaning has spiffed up more than 2400 homes in its 38 years of business. As it says on its website, “You live and work in North Tahoe to ski the slopes of Northstar and paddle the beaches of Incline Village- not to hang out after work cleaning your office. Leave that to us.” 

Lake Tahoe Lockshop

Based right there in the Christmas Tree Village sandwiched between Crosby’s and the new Happy Tiers Bakery, Lake Tahoe Lockshop is your one-stop-shop for everything security-related. Padlocks, latches, key blanks, store-a-key lockboxes, and miscellaneous key accessories can be found in the store, along with high-security ASSA locks, keyless entry systems, and Schlage/Kwikset/Baldwin combination code keypads. If they don’t have it, they’ll order it, and you can install it yourself or Lake Tahoe Lockshop can do it for you. It’s open Monday-Friday, 10am-4pm. Visit Lake Tahoe Lockshop online. 

Sierra Mobile Storage

Many homeowners find they need extra storage as they approach a building or renovation. Luke and Staci Stevenson’s Sierra Mobile Storage offer portable, attractive weatherproof storage and moving containers in two sizes and two styles, including a Tahoe-forest themed wrap. Storage containers can be delivered to remain onsite so you can access all your belongings and materials during the project or moved to their secure storage yard until you are ready to have them delivered back to your project. Think Inside the Box! Call Sierra Mobile Storage at 775-549-3333. Visit online to see the Tahoe wrapped version.

Additional Information About North Lake Tahoe Construction Season

To help preserve Tahoe’s natural environment, there are regulations and restrictions about new construction projects and upgrading existing homes. Along with going through the usual procedure of getting permits through the building department, the TRPA (Tahoe Regional Planning Association) decides if you can even build a home and if so, how big it can be. Permits to build a new house from the ground up can cost $25,000-$35,000 alone for a 1500-3000 square foot space, so that’s something to consider when launching your project. The window to complete new construction (because of weather) is between May 1-October 15. For more information about this process, click here.

Happy Building!

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