Truckee Home Designs

Design Considerations…

It is a big decision for anyone to buy a new home and there are many things to take into consideration, especially when purchasing a home in the mountains. While location and price are major determinants in the home buying process, many buyers often overlook other important elements. For example, a house that is great in the summer may not be so great when it’s buried with snow come winter. Following are some of the elements you should know about:

• Basic Home Design
• Lot Topography
• Location
• Materials and Design

In this article we will try to point out some of the features you should seriously consider when buying your mountain home. We want you to thoroughly enjoy your new place and we also want you to make a good investment.

Home Styles

Truckee has a wide range of home styles. We see homes ranging from ranch style homes to A-frames (and variations) to reverse floor plans to luxurious mountain lodges! Following are a few things to think about:

• Ranch Style: While ranch style homes (all one level) can be nice in most locales, in snow country they are not always the best choice. Depending on the snow load, a single level home can easily get buried in the winter turning your bright and sunny summer chalet into an ice cave in the winter. If you do require a single level home, you should consider the snow load in the neighborhood and the roof angles and materials (see picture).
• Reverse Floor Plan: A typical Truckee home or cabin is designed with what we call a reverse floor plan which describes a home with the main living area upstairs and the garage and bedrooms on the ground level. This gets the main living area of the house up out of the snow and it is also more economical to build. This style home is a good way to accomplish a better view on a flat lot and also is quite common on an up slope lot.  
• Garages are another consideration for mountain homes. A garage serves many purposes. In the winter, especially, it is nice to park inside a garage and this also makes it easier when your snow removal service comes to remove snow. A garage protects your car from snow shedding from the roof and a garage also gives you a place to store skis, boats, lawn furniture, etc.

Lot Characteristics

Lots come in all shapes and sizes. You should consider all of the following

1. Lot Topography
2. Location
3. Soil, rock, vegetation characteristics (trees and bushes)
4. Orientation to the sun

• An up slope lot, which slopes upward from the street, will generally mean the house will have an up slope, sometimes steep, driveway and the view from the house will look out over the street. The entrance to the home will usually require stairs to get to the front door and main living area as the garage is often positioned below the living area. Depending on the steepness of the lot, the usable area to the rear of the house can be confined by the slope. A turn around area in an up slope or down slope driveway can be very helpful in icy conditions. Snow and ice on south facing driveways melts faster than the north facing driveway across the street! It makes a huge difference! Common sense will tell you if the driveway is too steep. Is it a driveway you will want to navigate in the winter when there is snow and ice?
• A down slope lot, which slopes downward from the street, usually allowsentry to the house through the main living area. The driveway can either be down sloping or if it is elevated or bridged, the driveway may actually be flat (see picture). If power lines are a concern for you, they generally have less impact with a down slope lot as most windows will look out to the rear, away from the street.
• An advantage of a flat lot, if you build the right house, is that you have easy access to your yard. At our house, where the main living area is on the ground floor, in the summertime we use our deck as an extension of our house and in the winter we snowshoe just as easily. A flat driveway is always easiest for snow removal, and traction when icy.
• The location of your lot/home is also important. It is different for everyone, but the majority of our clients prefer homes on the more interior neighborhood streets vs. the main streets in a subdivision. Locations that get good sunshine are also preferable. Check out the orientation to the sun.
• Take a look at the soil, rocks and vegetation on your lot. Some people like lots of trees and other prefer more openness.

Materials / Design

The snow in Truckee should definitely be a consideration for the design of a home. Roof lines and type of roofing materials are a big factor in the effect the snow has around the house. Roofs that are angledtowards decks, garage and entry doors and even windows will shed snow in unwanted places. The roofing material is a factor in how much snow will actually slide off the roof. Metal roofs will not hold snow while a composition roof will. For example, a metal roof that angles towards your driveway will shed unwanted snow in front of your garage doors. Windows and doors are susceptible to the same thing (see picture).

Sophisticated roof designs add attractiveness to the home, however, complex roof designs that have valleys and areas where snow can accumulate can be problematic. We find with newer homes, that apply more modern architecture and building techniques, these problems are greatly minimized.

These are just a few things to keep in mind when considering a home in the Tahoe Donner and Truckee area. Remember, not every property will have everything just perfect, so be prepared to be flexible. That upslope or downslope driveway may just get you the view you have been looking for. As your Realtors, we try to point out issues about properties that you are interested in purchasing because, first and foremost, your satisfaction is our priority.

written by: Robbie and Karen Huntoon

Tax Tips for Home Selling

Seven Things You Should Know When Selling Your Home

IRS Tax Tip 2009-54

People who sell their home may be able to exclude the gain from their income. Here are seven things every homeowner should know if they sold, or plan to sell their house.

1. Amount of exclusion. When you have gain from the sale of your home, you may be able to exclude up to $250,000 of the gain from your income. For most taxpayers filing a joint return, the exclusion amount is $500,000.
2. Ownership test. To claim the exclusion you must have owned the home for at least two years during the five year period ending on the date of the sale.
3. Use test. You also must have lived in the house and used it as your main home for at least two years during the five year period ending on the date of the sale.
4. When not to report. If you are able to exclude all of the gain from the sale of your home, you do not need to report the sale on your federal income tax return.
5. Reporting taxable gain. If you have gain which cannot be excluded, it is taxable and must be reported on your tax return using Schedule D.
6. Deducting a loss. You cannot deduct a loss from the sale of your home.
7. Rules for multiple homes. If you have more than one home, you may only exclude gain from the sale of your main home and must pay tax on the gain resulting from the sale of any other home. Your main home is generally the one you live in most of the time.

For more information see IRS Publication 523, Selling Your Home, available at IRS.gov or by calling 800-TAX-FORM (800-829-3676).

Maximize New Tax Credit – Options for First Time Home Buyers

WASHINGTON – As part of the Treasury Department’s consumer outreach effort and with the April 15 individual tax filing deadline approaching, the Internal Revenue Service today began a concerted effort to educate taxpayers about additional options at their disposal to claim the new $8,000 first-time homebuyer credit for 2009 home purchases. For people who recently purchased a home or are considering buying in the next few months, there are several different ways that they can get this tax credit even if they’ve already filed their tax return.

The Treasury Department encourages taxpayers to explore these options to maximize their credit and get their money back as fast as possible.

The new credit can get money in the pockets of first-time homebuyers quickly,” said IRS Commissioner Doug Shulman. “For people who recently purchased a home or are considering buying in the next few months, there are several different ways that they can get this tax credit even if they’ve already filed their tax return.

First-time homebuyers represent a significant portion of existing single-family home sales. The expansion in the first-time homebuyer credit will make it easier for first-time homebuyers to enter the housing market this year.

Under the American Recovery and Reinvestment Act of 2009, qualifying taxpayers who purchase a home before Dec. 1 receive up to $8,000, or $4,000 for married individuals filing separately. People can claim the credit either on their 2008 tax returns due April 15 or on their 2009 tax returns next year.

The filing options to consider are:

• File an extension. Taxpayers who haven’t yet filed their 2008 returns but are buying a home soon can request a six-month extension to October 15. This step would be faster than waiting until next year to claim it on the 2009 tax return. Even with an extension, taxpayers could still file electronically, receiving their refund in as few as 10 days with direct deposit.
• File now, amend later. Taxpayers due a sizable refund for their 2008 tax return but who also are considering buying a house in the next few months can file their return now and claim the credit later. Taxpayers would file their 2008 tax forms as usual, then follow up with an amended return later this year to claim the homebuyer credit.
• Amend the 2008 tax return. Taxpayers buying a home in the near future who have already filed their 2008 tax return can consider filing an amended tax return. The amended tax return will allow them to claim the homebuyer credit on the 2008 return without waiting until next year to claim it on the 2009 return.
• Claim the credit in 2009 rather than 2008. For some taxpayers, it may make more financial sense to wait and claim the homebuyer credit next year when they file the 2009 tax return rather than claiming it now on the 2008 tax return. This could benefit taxpayers who might qualify for a higher credit on the 2009 tax return. This could include people who have less income in 2009 than 2008 because of factors such as a job loss or drop in investment income.

The IRS reminds taxpayers the amount of the credit begins to phase out for taxpayers whose modified adjusted gross income is more than $75,000, or $150,000 for joint filers. Taxpayers can claim 10 percent of the purchase price up to $8,000, or $4,000 for married individuals filing separately.

IRS.gov provides more information, including guidance for people who bought their first homes in 2008.

Tax Credit for First-Time Home Buyers

February 25, 2009

Treasury Department Touts Expanded Tax Credit for First-Time Homebuyers

Credit Offers Up to $8,000 to Qualifying Taxpayers Now

Latest Move in Swift Implementation
of Administration’s Recovery, Stability, Affordability Plans

Washington, DC – In an ongoing effort to deliver on swift implementation of the Obama Administration’s recovery, stability and affordability plans, the U.S. Department of the Treasury touted today the availability of an expanded tax break for first-time homebuyers – a provision under the American Recovery and Reinvestment Act of 2009 that will make up to $8,000 available now to qualifying taxpayers who buy homes this year. 

First-time home buyers represent a significant portion of existing single-family home sales.  In 2008, nearly one out of every two homebuyers were buying for the first time, and the expansion in the first-time homebuyer credit will make it easier for first-time home buyers to enter the housing market this year.   

“The expansion of the first-time home buyer tax break as part of the President’s recovery agenda gives money to taxpayers when they need it most, while also targeting an important group of buyers,” said Treasury Secretary Tim Geithner. “We view our economic recovery plan, our financial stability plan and now this homeowner affordability plan as three legs of the same stool – an integrated whole that represents our immediate response to the current crisis. We remain committed to swift, efficient and effective implementation of all of these components.” 

The announcement comes on the heels of the first Recovery Plan Implementation meeting led by Vice President Joe Biden at the White House this morning; Secretary Geithner was among several Cabinet secretaries to attend and offer updates on implementation efforts in progress at Treasury and its bureaus. Vice President Biden is overseeing the Administration’s implementation of the Recovery Act’s provisions. 

The Internal Revenue Service (IRS) has posted on IRS.gov a revised version of Form 5405, First-Time Homebuyer Credit to incorporate provisions from the American Recovery and Reinvestment Act.  Under the new law, qualifying taxpayers who buy a home this year before December 1 can claim up to $8,000, or $4,000 for married individuals filing separately, on either their 2008 or 2009 tax returns.  Unlike the prior first-time homebuyer credit, this is money individuals do not need to pay back.   

Keller Williams Market Report – March 2009

This Month in Real Estate – March 2009 YouTube

This Month in Real Estate is presented by Jay Papastan and Bryon Ellington. They talk about the Home Buyer Tax Credit for first time home buyers. The “up to” $8000 tax credit is for purchases of primary homes between Jan. 1 and Dec. 1, 2009. The tax credit is not paid back and buyers must live in the house, as their primary residence, for 3 years after the purchase. While times are tumultuous, they urge first time home buyers to consider 1) low prices, 2) tax credit and 3) mortgage availability. Sellers, on the other hand, are advised to “price for the market” and not “price with pride”. They affirm that homes priced correctly will sell while homes priced, as little as 10 % over market price, will not even get looked at. Price correctly right from the start. Great advice!

2009 Cross Country Ski Junior Olympics

Once again, the Cross Country Ski Junior Olympics are coming to Truckee, CA. All events will be held at the Auburn Ski Club Training Center on Donner Summit located right off of I-80.

Training for the Nordic events starts on Thursday March 5th and the Opening Ceremonies will be held at The Truckee High School on Sunday March 8th from 3:00 to 4:45 P.M.

Race Events are scheduled as follows:

Monday, March 9th:  Sprint Competition
Wednesday, March 11th: Freestyle Competition
Friday, March 13th: Classic Competition
Saturday, March 14th: Relay Competition

Closing Ceremonies: Saturday, March 14th, 7:00 P.M. at Truckee High School.

This is a very exciting event with tremendous energies expended by athletes, staff and volunteers. It is a “must see” event. Come and cheer on the athletes that travel from far and near or lend a hand and volunteer. Truckee did such a good job in 2005 that the games have come back again this year!

Tahoe Donner Market Snapshot: Feb. 1 – Feb. 28, 2009

Tahoe Donner Single Family Homes Sold - February 2009
.
Single Family Homes SOLD = 12
Median List Price = $749,500
Median Sold Price = $680,000
Average Days on Market = 143
YTD TD SF Homes Sold = 21
Active Listings = 131

Address	Original Price	Sales Price	Square Feet
14831 Slalom	$899,000	$380,000	2699 -unfinished
12474 Schussing	$499,000	$450,000	1188
13515 Skiview Loop	$586,000	$505,000	1776
11737 Nordic Lane	$635,000	$510,000	1469
11163 Northwoods	$749,000	$631,000	2241
12596 Pinnacle	$785,000	$675,000	2387
15044 Wolfgang	$719,000	$685,000	2387
13196 Roundhill	$1,195,000	$880,000	3498
12400 Falcon Point	$1,149,000	$875,000	3574
11806 Snowpeak Way	$1,159,000	$925,000	3372
11956 Rhineland	$795,000	$775,000	2704
11298 Skislope	$1,348,000	$1,250,000	3774

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Tahoe Donner Condos Sold - February 2009

Condos SOLD = 4
Median List Price = $324,000
Median Sold Price = $295,000
Average Days on Market = 297
YTD TD Condos Sold = 4
Active Listings = 25

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Tahoe Donner Lots Sold - February 2009 

Lots SOLD = 1
Median List Price = $360,000
Median Sold Price = $280,000
Average Days on Market = 17
YTD TD Lots Sold = 2
Active Listings = 56

(YTD = Year-To-Date)

This is provided as a quick snapshot of the monthly market activity in Tahoe Donner. Keep in mind, numbers only tell part of the story. We would be happy to share our day-to-day insight

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Truckee Market Report: Feb. 1 – Feb. 28, 2009

Tahoe Donner Leads the Truckee Real Estate Market

 

 

 

 

 

 

 

 

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This graph shows the numbers of homes sold and median sales prices of homes sold in Truckee during the first two months of 2009. Tahoe Donner continues to be the strongest segment of the Truckee market with 50% of the homes sold in Truckee being represented by Tahoe Donner sales. Sales in Tahoe Donner were steady January through February with 9 single family homes closing in January and 12 more closing in February.

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