13200 Oberwald, SOLD
October 30, 2010
Views and Plenty of Room for a Couple of Families!
Located on Oberwald Way, this Tahoe Donner home has sweeping views of Mt. Rose, Carson Range and Northstar. Proven floor plan! Open great room with pine vaulted ceiling, free standing gas stove and built in entertainment center; delightful kitchen with tile counter tops, oak floor, garden window and breakfast bar; vaulted ceilings throughout, 2 decks, hot tub, airlock entry, and a huge family room! This place has something for everyone!
- Offered at $575,000, $510,000, SOLD $485,000
- Sweeping mountain views of Mt. Rose, Northstar and Carson Range
- 4 bedrooms (2 en-suite)
- 3 bathrooms
- 2 car garage
- 2010 square feet
- Open Great Room with Free Standing Gas Stove on River Rock Hearth
- Huge Family Room with full bathroom, pine wainscoting (or 4th Bedroom)
- Spacious master suite with vaulted ceiling and access to private deck with Hot Tub
- Master bath with tiled counter tops and double sinks, tile floor, large tiled shower with 2 shower heads.
- Delightful kitchen with oak floor, tile counter tops, garden window and breakfast bar.
- Lot dimensions 65′ x 180′
- Greenbelt setting
- Light, bright and cozy
- Enjoy a full spectrum of Tahoe Donner amenities
- Defensible Space Compliant
- Virtual Tour of 13200 Oberwald Way
- Printable Flyer
Tahoe Donner 3rd Quarter 2010 Sales Analysis
October 7, 2010
Tahoe Donner Single Family Home “Consecutive” Quarter Sales Analysis
(A Snapshot of the Last 21 Months)
This chart illustrates:
1) Number of Single Family Homes Sold in Tahoe Donner 1st QTR 2009 through 3rd QTR 2010.
2) Comparison of Median List Price to Median”SOLD” Price of Homes Sold in Tahoe Donner 1st QTR 2009 through 3rd QTR 2010.
The Quarterly data suggests:
- Median “SOLD” prices are the same when comparing 3rd QTR 2009 ($525K) to 3rd QTR 2010 ($525K).
- Comparing same time this year with same time last year, 3rd QTR Tahoe Donner single family homes sales show a 3% decrease with 65 sales QTR 3 ’09 and 63 sales QTR 3 ’10
- Comparing consecutive quarters in 2010, Single Family Home sales have increased 24% from QTR 2 2010 (51 homes) to QTR 3 2010 (63 homes).
Tahoe Donner 3rd QTR Sales Performance 2004 – 2010
(The Bigger Perspective – The Last 7 Years)
This chart illustrates:
1) Number of Single Family Homes Sold during the 3rd QTR from 2004 through 2010.
2) Comparison of Median “List” Price to Median “Sold” Price for the 3rd QTR from 2004 through 2010.
The sales data for Tahoe Donner single family homes shows us:
- Current single family home “SOLD” prices are 9.87% lower now than they were in 2004.
- Since the top of the market in 2005, single family home “SOLD” prices have dropped 31%.
Monthly Number of Tahoe Donner Single Family Home Sales
(January 2010 through September 2010)
Keep in mind that that homes depicted as SOLD most likely went “under contract” 30 to 45 days (or more) before they show up as SOLD. For example this would suggest that the higher number of SOLD homes in August and September are reflective of higher sales activity in preceding months. If you have a house on the market, right now is an important “window of opportunity” to get your home under contract. Last minute shoppers are looking for mountain properties, now, before the snow flies. The first few months will slow down.
Price Category Comparison of Homes Sold
During the 3rd Quarter of 2010, July 1 through September 30, 63 singles family homes sold in Tahoe Donner.
$0 – $499,999 (29 homes) or 46%
$500,000 – $749,999 (27 homes) or 43%
$750,000 – $999,999 (4 homes) or 6%
$1,000,000 – $1,249,999 (2 homes) or 3%
$1,250,000 – $1,499,999 (1 home) or 1.5%
$1,500,000 – $1749,000 (o homes)
$1,750,000 – UP (0 homes)
If you are a seller, regardless of which end of the market you are in, it is imperative that you price right. At the lower end of the market there is a greater velocity of sales but also much greater competition. Keeping tabs on the pulse of the market is key to pricing correctly. On the higher end of the market, there are fewer buyers and less demand and it goes hand in hand that a more attractively priced house will get more attention and sell more quickly than an over priced competitor.
Tahoe Donner® Real Estate Sales: September 2010
October 2, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - September 2010
Single Family Homes SOLD = 26 (1 Short sale)
Median List Price = $509,450
Median Sale Price = $519,500
Average Days on Market = 72
YTD TD SF Homes Sold = 152
Active Listings = 152
| Address | Original Price | Sales Price | Square Feet |
| 12430 Bernese (SS) | $299,950 | $290,000 | 1352 (12 DOM) |
| 11195 Northwoods | $299,950 | $265,000 | 1224 (92 DOM) |
| 14275 Northwoods | $374,900 | $337,000 | 1332 (51 DOM) |
| 12061 Bernese | $384,500 | $325,000 | 1466(67 DOM) |
| 16640 Northwoods | $425,000 | $392,000 | 1433 (13 DOM) |
| 11050 Lausanne | $428,900 | $427,900 | 1392 (1 DOM) |
| 14320 Davos | $444,500 | $430,000 | 1308 (55 DOM) |
| 11750 Snowpeak | $449,000 | $374,ooo | 1760 (52 DOM) |
| 13908 Hansel | $475,000 | $461,000 | 1760 (8 DOM) |
| 12590 Stockholm | $479,000 | $424,500 | 1640 (116 DOM) |
| 11949 Oslo | $485,000 | $470,000 | 1587(11 DOM) |
| 12573 Saint Bernard | $519,900 | $505,000 | 1683 (21 DOM) |
| 14319 Davos | $529,000 | $450,000 | 1760 (152 DOM) |
| 11695 Lausanne | $554,000 | $534,000 | 2402 (18 DOM) |
| 14627 Hansel | $575,000 | $560,000 | 2098 (5 DOM) |
| 16418 Skislope | $649,000 | $580,000 | 2071(206 DOM) |
| 11815 Northwoods | $599,000 | $585,000 | 2590 (89 DOM) |
| 11710 Sitzmark | $649,000 | $605,000 | 2473 (39 DOM) |
| 13940 Ramshorn | $689,000 | $669,000 | 2293 (94 DOM) |
| 12954 Solvang | $699,500 | $647,000 | 2426 (196 DOM) |
| 13581 Hillside | $699,900 | $685,000 | 2292 (30 DOM) |
| 11456 Zermatt | $719,500 | $635,000 | 2168 (173 DOM) |
| 12849 Roundhill | $777,777 | $695,000 | 2977 (68 DOM) |
| 12590 Parsenn | $799,000 | $770,000 | 3077 (20 DOM) |
| 12710 Zurich | $1,190,000 | $950,000 | 2992 (99 DOM) |
| 13972 Skislope | $1,528,000 | $1,440,000 | 4700 (178 DOM) |
DOM = Day on Market
Tahoe Donner® Condos Sold - September 2010
Condos SOLD = 2
Median List Price = $195,500
Median Sale Price = $179,000
Average Days on Market = 57
YTD TD Condos Sold = 31
Active Listings = 28
Tahoe Donner® Lots Sold - September 2010
Lots SOLD = 0
Median List Price = n/a
Median Sale Price = n/a
Average Days on Market = n/a
YTD TD Lots Sold = 16
Active Listings = 53
(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
If you enjoyed this post, make sure you subscribe to my RSS feed!
Forestry Building Update / Victory!
September 20, 2010
As of Saturday evening (9/18), it was agreed that the two sites on Skislope as well as the site on Alder Creek would be removed from the site options for the new Forestry/Maintenance Building. Robbie and I, along with many other TD homeowners, attended the first three Community Forums. The first 1.5 hours of each meeting consisted of a powerpoint presentation followed by a period, of equal length, for member comments. Member comments unanimously opposed the use of open space and questioned the expense of the project. The 4th Community Forum was cancelled and it was announced that the open space sites would not be pursued and the size and scope of the project would be re-evaluated.
In addition, Tahoe Donner has also agreed to remove the “dump” at the Lion’s Leap trailhead (end of Alder Creek) and Tahoe Donner is also pursuing options for a new location for the chipping site at the corner of Slalom and Northwoods.
Our SaveTDTrails group obtained 500 signatures and around 70 or so letters were sent to the board. They listened to us!
Tahoe Donner will be sending out information on this decision and their plans going forward but I wanted to let you know!
Thanks for your support.
Notice / Opposition of Tahoe Donner’s Proposed Use of Open Space
September 17, 2010
Recently, the Board at Tahoe Donner has begun making plans to construct a new $3.1 million dollar Forestry Department building. Instead of rebuilding on its current site on Northwoods Boulevard they have proposed four alternative sites. The potential four sites under consideration are: (1) Northwoods Boulevard, next door to the Golf Course Maintenance facility, (2) the land at the end of Alder Creek Road an eighth of a mile beyond the pavement (open space area), (3) Skislope Way, at the green gate trailhead, and (4) Skislope Way, 1,000 feet on Skislope Way above the green gate trailhead.
Tahoe Donner describes this building as: “The Proposed new building would not be a fine finished facility like Trout Creek Recreation Center or The Lodge; rather the finish would be utilitarian, similar to the current Golf Course Maintenance facility.”
The majority of the square footage of the proposed 2 level facility (6,600 square feet) is identified for Forestry operational use, including work bays; large equipment storage; atv, splitter and chipper storage; flammables storage; material storage bins; wood pile and office space including three restrooms (men’s, women’s and unisex), kitchen, conference room and locker room with showers, washer and dryer. The perimeter of the facility will be encompassed by a security fence with sliding metal gates.
Property owners in Tahoe Donner have indicated through a survey conducted by the Tahoe 
Donner Association that open space is the number one most important aspect of Tahoe Donner. The proposed site at the end of Alder Creek is an open space area. For Tahoe Donner to consider building the new Forestry Facility at this location is outrageous. The Alder Creek site is the most used open space in all of Tahoe Donner. It is used year round with cross country ski trails in the winter, hiking, biking and equestrian center uses in the summer. The actual site on Alder Creek is in the center of the most used trail (Lions Leap) within the cross country ski area.
Tahoe Donner’s plan is moving along fast so now is the time to oppose their sprawl into our open spaces. Once they get a project like this in place there may be no stopping the future use and development into these treasured and extremely limited spaces.
Link to Potential Sites
Link to Forestry Building Schematic Elevations
Please join the opposition to the Alder Creek Forestry Project. Reply to SaveTDTrails@hotmail.com with your name and address. We will add your name to the petition to oppose this site. The actual petition wording is included below.
| Petition summary and background | Tahoe Donner is currently considering multiple sites for a proposed NEW $3.1-million Forestry Multi-Use Building. Several sites on this list are not consistent with the current Tahoe Donner General Plan, which supports the preservation of open space, was approved by the board and is a governing document for Tahoe Donner Association. |
| Action petitioned for | We, the undersigned, oppose any proposed site for a new Forestry Multi-Use Building outside of TD’s main corridor, Northwoods Boulevard. We urge the TD Board and management to follow the current General Plan, including site recommendations of the General Plan Committee for forestry and maintenance facilities. We want the TD board and management to know that we adamantly support the preservation of open space and trails and expect the board and management to cluster all maintenance and forestry facilities to avoid encroaching on open space and trails. Clustering and centralization should also be used to minimize the cost and increase the efficiency of remodeling, rebuilding and operating maintenance or forestry facilities. |
If you are so inclined, please forward this email to any other person(s) you feel would be interested in this information.
You can also express your opinion directly to board@tahoedonner.com and forestryproject@tahoedonner.com .
There will be a Tahoe Donner Community Forum meeting at 10:00 AM on September 11, to discuss this site. This meeting will be at the Northwoods Clubhouse. Our strength will come from our numbers so please attend if at all possible.
Tahoe Donner® Real Estate Sales: August 2010
September 1, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - August 2010
Single Family Homes SOLD = 24 (up 84% from last month - 13 sales)
Median List Price = $547,000
Median Sale Price = $525,000
Average Days on Market = 44
YTD TD SF Homes Sold = 127
Active Listings = 159 (down 6% from last month)
| Address | Original Price | Sales Price | Square Feet |
| 15948 Northwoods | $289,900 | $306,000 | 1786 (5 DOM) |
| 12823 Hillside | $295,000 | $295,000 | 953 (3 DOM) |
| 13631 Northwoods | $394,900 | $375,000 | 1785 (162 DOM) |
| 12359 Hillside | $395,950 | $345,000 | 1848 (45 DOM) |
| 15471 Northwoods | $428,000 | $428,000 | 1632 (39 DOM) |
| 11880 Baden | $499,950 | $480,000 | 1400 (60 DOM) |
| 11147 Northwoods | $500,000 | $440,000 | 1860 (27 DOM) |
| 11907 Oslo | $500,000 | $475,000 | 1421 (31 DOM) |
| 11620 Norse | $525,000 | $504,000 | 1728 (16 DOM) |
| 12304 Bennett Flat | $545,000 | $530,000 | 1776 (8 DOM) |
| 12301 Greenleaf | $549,000 | $545,000 | 2040 (10 DOM) |
| 15407 Wolfgang | $549,000 | $525,000 | 1897 (13 DOM) |
| 14329 Hansel | $559,000 | $470,000 | 1732 (69 DOM) |
| 14781 Tyrol | $585,000 | $555,000 | 1969 (57 DOM) |
| 14100 Skiview Loop | $595,000 | $465,000 | 1893 (51 DOM) |
| 12627 Parsenn | $599,000 | $570,000 | 2064 (80DOM) |
| 14267 Pathway | $599,000 | $585,000 | 2049 (11 DOM) |
| 13327 Muhlebach | $625,000 | $615,000 | 1950 (8 DOM) |
| 14979 Swiss | $659,000 | $525,000 | 2132 (62 DOM) |
| 13819 Herringbone | $699,000 | $675,000 | 2299 (36 DOM) |
| 12429 St. Bernard | $769,000 | $705,000 | 2242 (32 DOM) |
| 11422 Mougle | $779,000 | $710,000 | 2924 (124 DOM) |
| 11760 Kitzbuhel | $850,000 | $775,000 | 2425 (0 DOM) |
| 14384 Swiss Lane | $1,150,000 | $1,100,000 | 3386 (18 DOM) |
| *DOM (Days on Market) |
Tahoe Donner® Condos Sold - August 2010
Condos SOLD = 2
Median List Price = $274,000
Median Sale Price = $261,000
Average Days on Market = 27
YTD TD Condos Sold = 29
Active Listings = 28
Tahoe Donner® Lots Sold - August 2010
Lots SOLD = 2
Median List Price = $121,450
Median Sale Price = $102,000
Average Days on Market = 38
YTD TD Lots Sold = 16
Active Listings = 58
(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
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner® Real Estate Sales: July 2010
August 2, 2010
Tahoe Donner® Real Estate
Single Family Homes Sold - July 2010
Single Family Homes SOLD = 13 (down 13% from last month – 15 sales)
Median List Price = $509,900
Median Sale Price = $490,000
Average Days on Market = 126
YTD TD SF Homes Sold = 104
Active Listings = 159 (up 19% from last month – more listings to choose from for buyers and more competition for sellers)
| Address | Original Price | Sales Price | Square Feet |
| 12500 Lausanne | $375,000 | $350,000 | 962 (3 DOM) |
| 15534 Northwoods | $415,000 | $380,000 | 1480 (100 DOM) |
| 13644 Hansel | $479,900 | $425,900 | 1584 (50 DOM) |
| 12165 Bernese | $450,000 | $425,000 | 1401 (39 DOM) |
| 13121 Northwoods | $499,000 | $467,500 | 1963 (63 DOM) |
| 13282 Muhlebach | $499,000 | $475,000 | 1469 (34 DOM) |
| 13504 Cristallina | $529,900 | $490,000 | 1564 (28 DOM) |
| 16961 Skislope (REO) | $579,000 | $530,000 | 2648 (30 DOM) |
| 12678 Skislope | $695,000 | $555,000 | 2079 (274 DOM) |
| 11577 Rhineland | $595,000 | $575,000 | 2166 (16 DOM) |
| 13098 Pinnacle Loop | $769,000 | $710,000 | 3569 (50 DOM) |
| 14019 Skislope | $1,050,000 | $895,000 | 3726 (379 DOM) |
| 11835 St. Bernard | $1,425,000 | $1,100,000 | 3993 (570 DOM) |
| *DOM (Days on Market) |
Tahoe Donner® Condos Sold - July 2010
Condos SOLD = 3
Median List Price = $199,900
Median Sale Price = $192,000
Average Days on Market = 126
YTD TD Condos Sold = 27
Active Listings = 32
Tahoe Donner® Lots Sold - July 2010
Lots SOLD = 2
Median List Price = $103,750
Median Sale Price = $97,918
Average Days on Market = 48
YTD TD Lots Sold = 14
Active Listings = 55
(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
If you enjoyed this post, make sure you subscribe to my RSS feed!
Tahoe Donner – Look What’s Happening at The Lodge !
June 2, 2010
Deck Opening Party
Don’t miss the annual deck opening party at The Lodge on Friday, June 11. Enjoy a complementary drink with live music from 6 to 9 p.m. and Happy Hour from 4 to 9 p.m. throughout the entire restaurant.
Happy Hour
4 – 6 p.m., Sunday – Friday
25% off entire Pub Menu,
Plus drink specials.
(In Pub Only. Not valid during holiday periods.)
Wild Wednesdays
Enjoy Happy Hour in the Pub all night long, Wednesday nights from 5 p.m. ’till close.
(Last Wild Wednesday of the season is on June 9.)
Music in The Grotto
Free live music in The Grotto, every Wednesday night through August. Begins June 16.
No Corkage Tuesdays
Every Tuesday night The Lodge will waive the corkage fee when you bring in a bottle of wine.
(Not valid during holiday periods.)
Truckee Day
June 2, 2010
Truckee Day is a town-wide street clean up and civic-pride day, taking place on Saturday, June 5 2010. The Tahoe Donner check-in station will be at Snowtech (17356 Northwoods Blvd.) and will open at 8 a.m. Arrive early to pick up your materials and your volunteer tee shirt, and then you will be assigned a section of roadway to clean.
Following the cleanup, there will be a town-wide barbeque and block party starting at noon at the Truckee River Regional Park. This is a great way to spend time with your friends and neighbors while helping the community. For more information, visit www.truckeeday.org.
Buyers – Home Design Considerations !
June 2, 2010
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
- Lot Topography
- Location
- Soil, rock, vegetation characteristics (trees and bushes)
- 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 allows
entry 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 angled
towards 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
