Since Lake Tahoe Real Estate and Vacation Rentals are our business, we would like to share with you our wealth of information about the Lake Tahoe area! This presentation includes local highlights, statistics on climate, population, schools, transportation, hospitals and clinics, and investing options.

Plus, when you are ready to visit or purchase a Lake Tahoe home, you can rely on Coldwell Banker Northern California real estate as your finest resource.

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Where is Lake Tahoe?

 Highways leading to Lake Tahoe include Hwy. 50 from Sacramento, California to the West and also Hwy. 80 from Sacramento to the West and Reno, Nevada to the East. 

Getting to Lake Tahoe

The Reno's International Airport is less than an hour away by car. Flights from the entire country come through Reno daily. There is a shuttle to all three Lake Tahoe destinations from the airport and the usual variety of rental agencies where you can get a car. In winter months, go for a 4 wheel drive! 

The Truckee-Tahoe Airport is located on Highway 267 just 5 minutes from Truckee. It will accommodate your plane easily and is equipped with Unicom. Business jets fly in here regularly.

South Lake Tahoe's airport is located minutes south of the casinos on Lake Tahoe's South Shore.

Lake Tahoe and the surrounding areas all experience four seasons. Since Tahoe is predominantly a resort area there are definite patterns with respect to tourist visits. The high seasons - summer and ski season - bring large numbers of visits from folks from all over the country, but predominantly from the Bay Area and Sacramento. In the summer, we look forward to days that are usually warm with frequent afternoon thunder storms and cool clear nights. In the winter, days are usually clear and sunny with an occasional storm that supplies us with our famous Sierra snow. Gray overcast days are an exception. Days are comfortable and nights are cold.

If you're new to the area, bring your warm winter clothing and a pair of snow boots during cold weather. In the summer, bring light clothing and a light jacket for the evening. 

When Does it Snow?

Snowstorms in the summer are a rare and pleasant change - don't be surprised if you see one in July or August! The snow never sticks to the ground during summer, though.

Winter snowfall in the Sierra is usually plentiful and can vary tremendously from area to area and neighborhood to neighborhood. Higher elevations seem to accumulate much more snow, even a fifty or a hundred foot elevation change can make a big difference. Micro climates in the winter are very evident. As an example, changes from one neighborhood to the adjacent neighborhood can be significant. If you're going to be a winter resident you should ask us about these micro climates! 

Lake Tahoe was officially named by the California legislature in 1870 as "Lake Bigler." In 1945 that proclamation was rescinded and Lake Tahoe officially got its name.

Back in 1844, John Fremont, Kit Carson and 40 others came upon Lake Tahoe. Fremont named it Lake Bonpland after a French botanist who accompanied an earlier expedition. City founders in Placerville renamed the lake Lake Bigler in honor of John Bigler, California's third governor, who led a rescue party to Lake Tahoe in 1852 to save a group of snowbound travelers. Bigler fell into disfavor after the outbreak of the Civil War when he was accused of being a Southern sympathizer. Other names were suggested and finally it was left to a map maker with the Department of the Interior, William Henry Knight, to choose a new name. He pursued the question with California writer Dr. Henry DeGroot who finally came up with "Tahoe" which he believed meant "big water or "high water" in the native Washoe Indian language. 

Truckee History and Demographics

Truckee got its name way back in 1844 when a friendly Paiute Indian named "Tro-Kay" offered to guide the Murphy-Stephens-Townsend party west through what now is Reno and Truckee. They called him Truckee and he became a favorite of white settlers because of his honest and true nature. In fact, Truckee was a Chief and the father of Winnemucca. Captain Stephens discovered Donner Lake and dubbed it Truckee's Lake. 

Later in October, 1860, the ill-fated Donner Party were convinced to alter their planned route from the "Emigrant Trail" to a shorter route through the Truckee area and suffered a disastrous delay on their trek west. A monument to the Donner Party's heroic battle with the elements and hunger stands today at the east end of Donner Lake.

In 1868, the Central Pacific Railway came through Truckee as a part of the Transcontinental Railway. The building of the railway created what was then the second largest "Chinatown" on the west coast. The Chinese were never assimilated into the community and were eventually driven away. 

Logging was a key industry in Truckee for decades. San Francisco's ice boxes were supplied by ice from the ponds around Truckee for years. In the late 1800's Truckee gained a reputation as a "Wild West Town" complete with a roaring red light district. 

The period from 1920 to 1960 was very quiet as the wars drew attention away from Truckee.

In 1960 the Winter Olympics put Truckee on the map as a destination resort, a reputation that flourishes today. Close by Squaw Valley, Alpine Meadows and Northstar are world class ski resorts that draw huge crowds during the ski season. In summer months, Truckee offers countless other attractions that draw thousands every year and have caused explosive growth. In 1989 Truckee became an incorporated town and in the next few years is expected to double in size. The Truckee Air Show, Dog Sled Races and Truckee Rodeo are big favorites with locals and visitors from all over the country. 

Donner Lake provides access to the best in water sports and there are several excellent golf courses close by. Reno, with its shows, gambling and excitement are just a few minutes away.
 

Tahoe City History and Demographics

When the transcontinental railway opened in Truckee it was a big boon to Tahoe City, a rough lumbering camp at the lake end of the Truckee Canyon. Tourists left the train at Truckee and boarded a Concord coach for a jarring ride along the Tahoe-Truckee Toll Road to Tahoe City where they boarded steamers for destinations around the lake. The toll road was eventually replaced by a narrow gauge rail line that terminated on the pier at Tahoe Tavern. By 1871, Tahoe City was a sleepy community of some 50 houses, 2 hotels and an over water saloon named the "Custom House."' That year the "Grand Central Hotel" opened to great fanfare. It was the ultimate in elegance and refinement with a bar, billiard room, bowling area, croquet grounds, telegraph office, express office, carriage and saddle horses for rent and row boats for hire. Rates were $14 to $21 per week with meals. 

Luxurious resorts had sprung up all around the lake and Tahoe City was the jumping off point for each of them. Tahoe City was a great success in summer months but became an isolated pocket of hardy souls during winter months. In the winter of 1938, there was 12 feet of snow at lake level with 20 foot drifts. Travel was impossible and in Glenbrook, they had to resort to killing and eating the caretaker's horse to survive. Food was later dropped form airplanes to the beleaguered residents. 

In 1928 Tahoe Tavern hired Lars Haugen to build a ski jump. It took 2 years to complete and in 1931 Olympic tryouts were held on what was then, and still is today, Olympic Hill at Garnlibakken. Not until Interstate 80 crossed Donner Summit did the North Shore come into its own as a winter playground. In the summer, Lake Tahoe was famous for boating and fishing. 

The annual Wooden Boat Concourse in August is a tribute to a more peaceful time when wealthy summer residents would race each other up and down the lake in beautiful, custom wooden boats. In the halcyon days of lake travel by steam, paddle wheel captains would regularly race, to the joy of passengers and spectators. Even today, boating is a major part of the charm and tradition of Lake Tahoe. For a deeper look into the exciting past of Tahoe City and the North Shore buy a copy of "The Saga of Lake Tahoe". 
 

Incline Village History and Demographics

Although today's Incline Village was founded in 1959, its history is steeped in the lore of silver mining of the 1800's. The area was so named for the steep 4,000 foot rail tramway that shuttled logs over the summit east of the village for use in the silver mines in Virginia City, Nevada. At that time, Incline Village was completely deforested to supply timbers for the silver mines. Until development started in the late 1950's, Incline Village was just a stop on the road from Kings Beach to Glenbrook. 

Today, Incline Village has grown into a wealthy mountain community intended as a recreational paradise. Names such as Hobart, Whittell and Harrah have long been associated with the Incline Village area. When the Crystal Bay Development Company optioned 9,000 acres from Whittell and hired Robert Trent Jones to design the first Incline Village golf course - Incline Village was on its way. 

The Incline Village General Improvement District (IVGID) controls the golf courses, Diamond Peak Ski Area and the other recreational amenities that are such an integral part of home ownership in Incline Village. Every homeowner has access to the IVGID amenities which is a real drawing card for the community. For those seeking shelter from personal income taxes Incline Village may be the answer. 
 

Real Estate Outlook for the North Tahoe and Truckee Areas

In the 1980's most California real estate experienced incredible appreciation that resulted in over pricing. The recession later brought corrections which resulted in big declines in values over most of the state. 

Lake Tahoe and Truckee real estate, by way of contrast, did not suffer the negative impact evidenced throughout the rest of the state (and the nation for that matter). Multiple Listing Service records showed, for example, approximately a 5% increase per year in median sales price from 1993 through 1996. From 1996 through 2000 the Tahoe market has been extremely active with record numbers. Mortgage markets are still excellent too. Interest rates at some of the most attractive levels in many years and there are a wider variety of loans available today than we've ever seen. 

Creativity is the watchword when it comes to structuring financing for a vacation home purchase. Ask for our recommendations for local lenders. For several reasons its almost impossible to purchase a home in the Sierra using a lender from your home area.

There are over 700 real estate agents and over 175 offices in the area covered by this guide. As in most other areas, about 20% of the agents sell about 80% of the property. In each area one office dominates the marketplace. On the North Shore of Lake Tahoe Coldwell Banker Northern California dominates the marketplace with a large staff of professional brokers and agents and the finest services available in the area. We receive many inquiries about the tax benefits associated with ownership of Nevada property. 

In general, to derive benefits from the Nevada tax codes you must live in your Nevada home as a permanent resident and any income you plan to shelter under Nevada tax regulations must come from a Nevada source. Income from other states will be taxed by that state under that state's tax codes. (Specific questions should be referred to your personal tax advisor.) 

California treats California income as non-resident taxable income even for Nevada residents. Nevada versus California Prices for single family homes(excluding lake front homes) are a study in the nature of the communities in the two states. Prices for equivalent homes in Nevada are usually about 30% to 35% higher than for those in California. The Incline Village area is in demand for those seeking residence in Nevada for tax purposes. 

Lake front property is as much as three times as expensive in Nevada as in California. 

Rental programs will help pay for your mountain home in almost every case. Many times, a home or condo chosen wisely may almost pay for itself - given the right circumstances. Some of these circumstances are: How you report your mountain home on your tax return, your adjusted gross income level, how much and when you choose to use your mountain home yourself, how much appeal it has to the rental market. Hauserman Rental Group offers an effective rental program, including Internet reservations!

Remember location, location, location! For all the details, just give us a call at the Toll Free number listed at the bottom of this page. 

For more information about tax benefits, including Tax Exchanges - continue reading...

If you're actively involved in planning your estate, ownership of a home in the mountains can be a wonderful addition to your strategy. Real property ownership has been demonstrated to be a very secure and productive vehicle in terms of return on investment. Let's take a look at some of the benefits of property ownership: 

Tax Deductions

If you hold the property as a second home, property taxes and interest are deductible. If you hold the property as an investment (rental income) you can deduct property taxes, interest, depreciation and other expenses associated with ownership. Please consult with your tax advisor for specific details as they apply to your own tax planning.

Appreciation

Real property has historically demonstrated a strong return on investment and acts as a hedge against inflation. When appreciation is considered in view of the leverage available through mortgage loans, typically 4:1 or more, the returns look very strong.

Depreciation

Under current tax codes, a property held as an investment property must be depreciated. For a single family home, most taxpayers depreciate 80% of the basis (value) of their property over 27.5 years. This is a deduction from ordinary income right off the top. 

For a condo or town home, most taxpayers depreciate 90% of the basis (value) of the property over 27.5 years. 

Example: For a $300,000 condo: $300,000 X 90% = $270,000 value to depreciate. $180,000 / 27.5 years = $9,818 per year tax deduction. If your marginal tax rate is 33% as a California resident your tax liability is 43%. $9,818 X 43% = $4,221 cash in your pocket per year. Or, $235 / month.

Income Stream

A property held for investment purposes must be rented or available for rent to qualify as an investment property. The Tahoe market, including Truckee and Tahoe Donner, produce excellent rental income streams for the homeowner. In addition, the homeowner can make use of the property for personal use, with a few restrictions. 

Pride of Ownership

When planning an estate, homeowners take great pride in sharing a family home with their children and grandchildren. Enjoyment over the years brings families together and provides an opportunity for recreation and relaxation. 

Tax Deferred Exchanging (Property Exchange)

An ideal vehicle to build your estate. When an investor (you) sells an investment property (rental income property), he or she can qualify for preferential tax treatment under IRC (Internal Revenue Code) 1031 rules. IRC Section 1031 states: No gain or loss shall be recognized if property held for productive use in a trade or business or for investment purposes is exchanged solely for property of a like-kind.; Therefore, any investor using IRC Section 1031 can exchange raw land for a rental home, an apartment complex for a shopping center or rental houses for an office building (or any combination thereof). 

The use of the property is the determining factor with respect to the tax treatment. The tax code has remained essentially unchanged for the past 50 years and was clarified by Treasury Regulations in 1991. This clarification redefined the "Starker" or delayed exchange and encouraged the use of Qualified Intermediaries as safe harbors in "delayed exchanges." Call me for more details on exchanging. With every dollar you save in taxes at time of sale - you can purchase 4-5 times (that value) in additional real estate. The principal of leverage allows an investor to acquire real estate worth many times the value of the initial investment. 

The following example illustrates this principle:

Assume an investor sells a fully depreciated property and the capital gain is $200,000. This amount is subject to taxation immediately upon sale. Assuming a combined state and federal tax bracket of 33% the capital gains tax is: $200,000 X 33% = $60,000. This leaves only $140,000 left to reinvest.

A tax deferred exchange eliminates (defers) the payment of taxes and the full $200,000 is available for reinvestment. In a single transaction, like this one, the investor who exchanges can own property worth much more than the investor who sold property and payed taxes! Extend this principle over more than one purchase and sale and you can see how the IRS rules facilitate safe and rapid growth of your estate.

As always, tax laws change regularly. Always check with your tax advisor or contact me for names of Exchange Intermediaries. Make sure you have the most current and accurate advice before making any moves.

Dan Hauserman suggests that you get to know the area first. Then, choose a home that works for you. Why? Because for most people it's relatively easy to identify the size, quality, style and price home that works best for them and fits their dreams of a new mountain retreat. When selecting a neighborhood, the Lake Tahoe area is loaded with options that can be far more difficult to learn and choose among. In the end, choosing the right neighborhood is just that much more difficult, and Dan recommends that you explore the Tahoe area before you focus on specific homes. 

However, Dan suggests that if you see a home that is absolutely perfect, don't keep it a secret! Explore the neighborhoods, find out why other residents in the area chose to live there. Check out access and traffic patterns in both summer and winter. Check out the driving time to your favorite beach or ski area. Ask about resale. When its time to sell, liquidity is an important consideration in a vacation home. If you have children it would be wise to consider how much they'll have to depend on you to get around. Some neighborhoods are very self contained and it's safe for children to walk to the pool or beach and leave you free to enjoy your time in the mountains. 

Remember the phrase - Location - Location - Location

When its time to choose your new home - decide how you're going to use it.

• Do you want rental income from part time vacation rentals?
• Are you prepared for the maintenance required or do you want to have it done for you?
• Do you want to remodel or would you like a new home requiring virtually no work?
• Would you prefer to buy a furnished home or will you furnish it yourself?

Critical Considerations...

• Consider sun exposure and orientation. 
• Evaluate the slope of the driveway and the number of exterior steps and how much work they will require during winter storms. 
• Check out the shedding pattern of the roof - does the roof unload right in front of the garage or front door. 
• How much off street parking is available - during winter months it's illegal to park inside the snow stakes at the curb. 
• Is the home well insulated - look for dual pane windows and adequate insulation. 
• Is there a stop and drain valve installed to drain water from the plumbing when the house is vacant during sub freezing temperatures. 
• Be sure to investigate the micro climates in your favorite areas. Snowfall can be several times as great from one neighborhood to another. 

Single family homes offer a great variety of location, size, price and architecture - they're hard to beat. Unless, that is, you like the amenities and conveniences condominiums and town homes offer. Single family homes offer more freedom to modify or remodel the exterior and add landscaping or room additions. And single family homes offer more individuality than town homes or condominiums. Seclusion is often greater with a single family home. 

Town homes and condominiums offer common amenities such as swimming pools, tennis courts, on site maintenence of grounds and buildings, snow removal,modern construction and professional management. Be sure to consider the cost to duplicate the services offered with town homes or condominiums with a single family home. 

Opportunities and Pitfalls

Taking advantage of opportunities and avoiding pitfalls requires both experience in the area and experience in real estate transactions. If you're a professional investor and have the time to acquire the knowledge required to become well informed - by all means do so. If you're not - choose the best agent available, stay in close touch with your agent and make sure your expectations are understood. Good agents know what to do and when to do it and will protect your interests at all times. There's no substitute for professional assistance and experience.

There are few, if any, foreclosures at Lake Tahoe. There are however, many homes that offer a new owner the opportunity to make cosmetic upgrades due to the restrictions on new building imposed by the local agencies. The market is somewhat seasonal as well. Once you have found the neighborhood you prefer and have chosen an architectural style, price range and size of home - your agent can watch the market for you. When that opportunity comes along you'll be ready to make a quick move Stay in close touch with your agent. It will pay off handsomely. 
 

Choose Carefully - It Makes a Big Difference

It is surprising how many people choose an agent based on a casual meeting, dropping in at the nearest real estate office or calling a telephone number listed in print advertising. A Real Estate purchase is usually the biggest purchase most of us ever make. An investment of this importance deserves the best representation available. The agent you choose does make a big difference. We welcome comparisons with any other broker in the area. Take a little time to make this all important choice - you'll be glad you did. Interview from the best available before you make your choice. I recommend that you choose your agent just as you would your doctor, attorney, accountant or dentist, based on these essential qualities: Reputation, Experience, Comfort & Trust. 

The Realtor-Client Relationship

Coldwell Banker Northern California suggests the following ways to build a successfull realtor-client relationship. Don't be bashful when meeting with prospective agents. You should expect to have your questions answered openly and honestly - as will the agent with whom you are meeting. Being comfortable with your agent will make the whole experience of buying a new home in the mountains that much more relaxed. 

I offer only one level of service to each client - the very best. Because I meet hundreds of new clients every year I have developed a few basic business practices that govern relationships with new clients. I would like to share these with you. If you have any questions or concerns please let me know immediately.  Your candid feelings are valuable and important. Don't be afraid of changing your mind. Choosing a new home is an ongoing process that takes many turns from beginning to end. Some turns can be quite surprising. Your feelings are always valid - please share them with me.

Thinking of Buying?

We work with each buyer to find the right property to fit their individual taste, lifestyle and budget! 

Thinking of Selling? Coldwell Banker Northern California is the Number One Office from Kings Beach to Emerald Bay. In recent years, a majority of all sales on the California North and West Shores of Lake Tahoe involved an agent from Coldwell Banker Northern California! When it comes to serving sellers and buyers of condominiums, lots and residential properties in the Tahoe Area you have come to the right place! Here are more good reasons to work with us:

Great North Lake Tahoe Location

Since 1966. we have been located at the Cobblestone Shopping Center in the center of Tahoe City. Yup - we just turned 30! This location gives us tremendous walk-in exposure! Also, in January 1992 we opened a branch office at 7495 North Lake Blvd. Tahoe Vista, next to the pond, just a few blocks west of Kings Beach. With both locations to serve you, it's a combination that simply can't be beat! 

One of our greatest sources of buyers is repeat and satisfied customers and their friends. The Coldwell Banker Northern California name is well known and respected in Northern Califomia.

Dedicated Sales Associates

We have 17 full-time and 5 part-time salespersons. They are an active group of professionals. All of our agents work together, and teamwork is a important part of our company philosophy. We are proud of our reputation as courteous, friendly and hard-working professionals.

Affiliation with Coldwell Banker

Formerly Hauserman Real Estate, our office affiliated with Coldwell Banker in 1982 and became Coldwell Banker Northern California in 2001. Coldwell Banker provides: 

• an extensive referral network of buyers 
• national network television advertising 
• training programs and conferences for agent 
• special buyer and seller plans 
• a vast array of other products and services 

Rental Office Keeps Tahoe Vacation Homes Booked

Our vacation and long-term rental programs are very active and growing. We have over 300 homes and condominiums on the program. Those who vacation at Tahoe often buy at Tahoe, and we have found that when they do buy, they like the fact that they can put their home on our very successful rental program.

Target-Marketing Analyses Home Trends

We study every client that we come in contact with to determine how they found out about us. Then, we use the results to spend our marketing dollars where they will do the most good. We regularly advertise in Bay Area and Sacramento newspapers, Homes and Land magazine, other local Tahoe-Truckee and out of the area magazines, and newspapers.

We spend a lot of time and money advertising our services and your properties. We strive to continually improve services to our buyers and sellers.