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  • Just Sold in Double Diamond: $630,000, Above Asking — and I Brought the Buyer (89521)

    Just Sold in Double Diamond: $630,000, Above Asking — and I Brought the Buyer (89521)

    A home on Comanche Moon Drive in Double Diamond just sold for $630,000 — above its $625,000 asking price.

    I brought the buyer.

    That’s worth saying plainly, because it’s the difference between an agent who tells you he has buyers and one who can show you. My clients closed on this house last week, in your neighborhood.

    The home

    Take a walk through it in the video above.

    A single-story home in South Reno’s 89521 — 1,632 square feet, three bedrooms, two baths, built in 1997 and kept in the kind of condition that makes buyers relax the moment they step inside. No interior steps anywhere.

    High ceilings and new luxury vinyl plank run through the main living areas, with plantation shutters and a gas fireplace anchoring the great room. The kitchen opens straight into it: granite slab counters, a full island, a walk-in pantry, and a gas range with an integrated griddle. One bedroom sits apart from the other two, which makes it a genuine home office or guest suite rather than a compromise. The primary is on the main floor with a walk-in closet, soaking tub, separate shower, and double sinks.

    French doors open onto a fully fenced backyard with a patio, a pergola, grass, and mature landscaping.

    I have more buyers looking in Double Diamond

    This calendar year I’ve been on both sides of six transactions: three homes I listed and sold in 89521, and three different buyers I represented — including the ones who just closed on Comanche Moon.

    That combination is the reason I can say I have buyers without it being a slogan. Every time I market a home in this neighborhood, more buyers come through than there are houses for them. People tour my listings, don’t end up with them, and keep looking. A number of them are still searching Double Diamond right now.

    That’s exactly how my clients found their way to this house — they’d seen it earlier in the summer, missed it, and were ready the moment it became available again.

    Buyer demand here isn’t something I’m inferring from a market report. It’s what I run into every time I put a sign in the ground in this zip code.

    Why homes like this stay in demand

    There’s a structural reason, and it’s worth knowing if you own something similar.

    Single-story floor plans with no interior steps are getting genuinely hard to find in South Reno at this price. Most of what’s been built here in the last twenty years goes up rather than out, because two stories are cheaper per square foot on a small lot. Meanwhile the group of buyers who specifically need single-level living keeps growing — people moving aging parents in, people dealing with mobility, people who simply decided they’re done with stairs and won’t compromise.

    Fewer of these come to market each year than there are buyers looking for one. If you own a single-story home in Double Diamond, that scarcity is working for you whether or not you ever sell.

    What marketing your home would look like

    The video at the top of this post is the kind of thing I produce for homes in this neighborhood. Professional photography, a full walkthrough, published to YouTube and to this site, and pushed out to the buyers I’m already working with.

    That’s what I’d do for your home — so rather than describe it, I’d rather just show you.

    Curious what yours would bring?

    If you’ve thought about selling — now, next year, or eventually — the useful first step isn’t listing. It’s knowing your number.

    I’ll put together a free, no-obligation estimate for your home: what it would likely sell for in today’s market, and what you’d net after costs. No pressure attached to it, and no obligation to do anything with it.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — for a Double Diamond home valuation or to talk through the South Reno market.

    Sale snapshot

    • Neighborhood: Double Diamond / South Meadows, Reno NV 89521
    • Sold: $630,000 (listed $625,000 — above asking)
    • Closed: August 20, 2026
    • Home: 3 bed / 2 bath · 1,632 sq ft · single story · built 1997
    • Lot: 0.16 acres
    • Representation: Blaine Moore represented the buyer

    Double Diamond, Reno — frequently asked questions

    Where is Double Diamond in Reno?

    Double Diamond is a residential neighborhood in South Reno, in the 89521 zip code, near the South Meadows area. It sits roughly eight miles from the Reno-Tahoe International Airport, eighteen miles from Mt. Rose, twenty-one from Carson City, and about twenty-seven from Lake Tahoe, with quick freeway access.

    What schools serve Double Diamond?

    Homes in the Double Diamond area are generally served by Double Diamond Elementary School, Depoali Middle School, and Damonte Ranch High School, all in the Washoe County School District. School assignments can change and vary by exact address — confirm current boundaries with the district before relying on them for a purchase decision.

    Does Double Diamond have an HOA, and what are the dues?

    Yes. The Double Diamond HOA is managed by FirstService Residential. On the August 2026 sale at 9515 Comanche Moon Drive, dues were $120 per quarter — roughly $40 a month — with a $200 transfer fee and a $350 setup fee at closing. Dues and fees change over time and can differ between sub-associations within the community, so verify current amounts with the management company for any specific property.

    What are homes selling for in Double Diamond?

    In August 2026, a three-bedroom, two-bath single-story home of about 1,632 square feet on Comanche Moon Drive closed at $630,000 — above its $625,000 asking price. That’s one sale, not a market average, and values vary considerably by floor plan, square footage, lot, and condition. For what your specific home would likely bring today, I’ll put together a free, no-obligation estimate.

    Are there single-story homes in Double Diamond?

    Yes, and they’re one of the main reasons the neighborhood stays in demand. Single-level floor plans are increasingly hard to find in South Reno at this price point, because most recent construction on small lots builds up rather than out, while the pool of buyers who specifically need single-level living keeps growing.

    How quickly are homes selling in Double Diamond?

    It depends heavily on price and condition. Well-priced homes in this neighborhood tend to attract serious interest quickly. For current days-on-market figures for your street and price range, get in touch.

    Should I sell my Double Diamond home now?

    That depends on your equity position, where you’d move next, and your timeline — not on the market alone. The useful first step is knowing your number: what your home would likely sell for today, and what you’d net after costs. I’ll prepare that at no cost and no obligation. For questions about tax consequences or how a sale fits your broader financial picture, talk with your CPA or financial advisor.

  • What It Costs to Sell a Home in Nevada: Know Your Net

    What It Costs to Sell a Home in Nevada: Know Your Net

    When your home sells, the price on the contract and the amount that actually lands in your account are two different numbers. That is completely normal — every sale works that way. But it is a much easier conversation to have before you list than at the closing table. Here is what sits between those two numbers here in Northern Nevada.

    The biggest line item: compensation to your brokerage

    The largest single item between your sale price and your net is compensation to your real estate brokerage. The most important thing to know about it is that it is negotiable, and it always has been. There is no standard rate and no set percentage.

    How the buyer’s agent gets paid is its own separate conversation. Sometimes you contribute, sometimes the buyer covers it, sometimes it is split. All of that gets decided when you sign a listing agreement — in writing, with real numbers in front of you, before anything is committed.

    Nevada closing costs, and the 1% title and escrow rule of thumb

    Next come the closing costs: transfer tax, escrow, title insurance, recording fees, and your property taxes prorated to the day you close.

    Two things are worth knowing. First, most of these are shared with your buyer rather than yours alone. In Washoe County the transfer tax and the escrow fee are typically split down the middle, and title insurance divides up as well.

    Second, you do not need to memorize the list. A good rule of thumb is that title and escrow fees run about one percent of your sale price — roughly $6,000 on a $600,000 sale, as an illustration of the rule rather than a quote. Transfer tax, recording fees, and prorated property taxes are on top of that. Your escrow officer will give you exact figures for your transaction.

    The one that catches sellers off guard is the HOA transfer package, if your home is in an association. It is easy to overlook and it is not small.

    The costs that don’t exist yet when you list

    There is one more bucket, and almost nobody budgets for it — because when you list, it does not exist yet: whatever gets negotiated after the offer.

    Inspection repairs. A closing cost credit. Sometimes a home warranty. These are not fixed costs you can look up in advance. They are outcomes of a negotiation, and how that negotiation goes is a large part of what you are hiring an agent for.

    Plan around your net, not your price

    So here is the rule: don’t plan your next move around your sale price. Plan it around your net.

    Your net is the number that actually funds the down payment on your next house. It determines what you can afford, what you can offer, and whether the move works at all. Your sale price is a headline. Your net is the number that does the work. Money you spend before listing moves that number too — here’s which upgrades actually pay off, and which ones you’ll never see again.

    Know your number before you list

    The best part is that you can know this number before you list, not at the closing table. It is called a seller net sheet, and it lays out every line, top to bottom, for your home at your price.

    You choose what you want to list at. I will show you exactly what is left when the dust settles. It costs you nothing and there is no obligation.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — and we’ll run your numbers before you make a single decision.

    Frequently asked questions

    What does it cost to sell a house in Nevada?

    Two categories sit between your sale price and your net: compensation to your real estate brokerage, which is fully negotiable and has no standard rate, and closing costs such as transfer tax, escrow, title insurance, recording fees, and prorated property taxes. A useful rule of thumb is that title and escrow fees run about one percent of the sale price, with transfer tax, recording fees, and prorated property taxes on top of that. Your escrow officer provides exact figures for your specific transaction.

    Who pays closing costs in Nevada, the buyer or the seller?

    Many of them are shared. In Washoe County the transfer tax and the escrow fee are typically split between buyer and seller, and title insurance divides between them as well. Prorated property taxes are allocated to the day of closing. The exact allocation is set by your purchase contract and is negotiable.

    Is real estate brokerage compensation negotiable in Nevada?

    Yes. It is negotiable and always has been. There is no standard rate, no set percentage, and no rule anyone is required to follow. It is agreed in writing in your listing agreement, and how the buyer’s agent is compensated is a separate conversation that can be structured several different ways.

    Who pays for title insurance in Nevada?

    Under the standard Sierra Nevada REALTORS® purchase agreement, the seller pays for the owner’s policy that protects the buyer, and the buyer pays for the lender’s policy required by their loan. Any additional or extended coverage is the buyer’s cost. Like everything else in the contract, this is negotiable.

    Does the seller pay HOA fees when selling a home in Reno?

    If the home is in an association, the seller typically pays for the HOA transfer package, while the buyer typically covers HOA setup fees. The transfer package is the cost that most often surprises sellers, so it is worth asking about early.

    What is a seller net sheet?

    A seller net sheet is a line-by-line estimate of what you will actually walk away with at a given sale price — sale price at the top, every cost subtracted, your net at the bottom. It is prepared before you list so you can plan your next purchase around a real number instead of a guess.

  • Which Home Upgrades Actually Pay Off When You Sell?

    Which Home Upgrades Actually Pay Off When You Sell?

    Thinking about selling your home? Before you spend money on upgrades, here’s the truth most sellers learn the hard way: the most affordable improvements almost always pay off the most — and the expensive ones? You’ll rarely see that money again. Here’s where to spend, where to save, and the one rule that keeps thousands in your pocket.

    Spend here: the money-makers

    The biggest returns happen to be the most affordable. A fresh coat of neutral paint often returns more than every dollar you put into it. A deep clean and a serious declutter cost almost nothing and completely change how a home shows — buyers need to picture their life in the space, not yours. And curb appeal — a tidy yard, a fresh front door, a clean entry — sets a buyer’s entire impression before they even walk in.

    Small updates, big return

    Next, small updates that make a home feel current for very little money: modern cabinet hardware, updated light fixtures and faucets, and fresh caulk in the kitchen and baths. Call it the illusion of new — it makes a dated home feel updated without a renovation. And always fix the obvious stuff: the leaky faucet, the sticky door, the cracked switch plate. Little flaws make a buyer wonder what else got ignored.

    Where sellers waste money

    Here’s where budgets get torched: the full kitchen or bathroom remodel right before listing. A major kitchen remodel often returns only 50 to 60 cents on the dollar — and worse, today’s buyer usually wants to pick their own finishes anyway. The same goes for high-end custom upgrades and big-ticket items like a pool, which can actually turn some buyers off. Renovating for a buyer you haven’t even met yet is how you lose money.

    The rule to remember

    The more affordable the upgrade, the better it tends to pay. Because you’re not selling a renovation — you’re selling a first impression and a move-in-ready feeling. Buyers will pay a premium for clean and turnkey. They will not pay you back for your $50,000 kitchen.

    Thinking about selling in Reno or Northern Nevada?

    Every home and every market is different, so before you spend a single dollar, let’s talk. I’ll walk your home and tell you exactly which improvements are worth it for your property, your neighborhood, and your price point — and which to skip so you keep that money. And once you know what you’ll spend getting ready, it’s worth knowing what it actually costs to sell a home in Nevada when you reach the closing table.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — for a free pre-listing walkthrough.

    Frequently Asked Questions

    What home improvements have the best ROI when selling?

    The most affordable ones: fresh paint, a deep clean and declutter, and curb appeal. Small updates like hardware, fixtures, and faucets also punch above their cost. Major remodels typically have the worst return.

    Should I remodel my kitchen before selling?

    Usually not. A major kitchen remodel often recoups only about 50 to 60 cents on the dollar, and many buyers prefer to choose their own finishes. A minor refresh — new hardware, fixtures, and a deep clean — is far smarter.

    Does painting before selling actually help?

    Yes. A fresh coat of neutral paint is one of the highest-return improvements you can make, often returning more than it costs, because it makes the whole home feel clean and updated.

    Is it worth adding a pool before selling?

    Generally no. Pools are expensive, rarely return their cost, and can actually deter some buyers who don’t want the maintenance.

    What’s the smartest way to prep my home to sell on a budget?

    Focus on presentation, not renovation: clean, declutter, paint, boost curb appeal, and fix obvious small issues. Skip the big remodels.

  • SOLD Over Asking in ArrowCreek — $1.68M Golf-Course Home in South Reno (89511)

    SOLD Over Asking in ArrowCreek — $1.68M Golf-Course Home in South Reno (89511)

    I represented both the buyer and the seller on the sale of a single-story luxury home in the gated Granite Pointe enclave at ArrowCreek, in South Reno’s 89511 — a golf-course residence that sold for $1,683,000, over asking, in just 17 days.

    The home

    This single-level residence spans roughly 3,868 square feet with 5 bedrooms, 5 baths, and a private casita — guest quarters with its own bedroom, bath, and separate entrance, ideal for visitors, extended family, or a private home office. The updated kitchen opens to the great room, with a formal living room, a butler’s pantry and wine bar, and large sliders extending to the back patio. Set at the end of a cul-de-sac with a park-like greenbelt on one side, it overlooks the 14th fairway of ArrowCreek’s Legend Golf Course, with mountain, valley, and golf-course views.

    The community — ArrowCreek & Granite Pointe

    ArrowCreek is a guard-gated luxury golf community in South Reno (89511) with 24-hour staffed security, roughly 20 minutes from the Reno-Tahoe airport and 35 minutes from Lake Tahoe. Residents enjoy a clubhouse, gym, pools, hot tub, tennis, pickleball, basketball, trails, and parks. The Club at ArrowCreek — a private 36-hole country club that’s undergone $50M+ in improvements — offers restaurants, a spa, fitness center, golf, driving range, and more (membership separate). Granite Pointe is one of ArrowCreek’s gated enclaves.

    Sold over asking, in 17 days

    Listed at $1,679,000, the home sold for $1,683,000 to a cash buyer in 17 days on market. Representing both sides of a sale like this comes down to knowing ArrowCreek cold — the enclaves, the amenities, the membership structure, and exactly what luxury buyers and sellers in South Reno are weighing.

    Thinking about buying or selling in ArrowCreek?

    Whether you’re considering a move into ArrowCreek, Granite Pointe, or elsewhere in South Reno’s luxury market — or you’re ready to sell — I’d be glad to walk you through the 89511 luxury segment and what your home could command. South Reno spans a wide range beyond the 89511 luxury segment — for a recent sale at a very different price point, see this Double Diamond home that closed above asking in August 2026.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — for a private consultation on ArrowCreek and South Reno luxury real estate.

    Sale snapshot

    • Community: Granite Pointe at ArrowCreek (guard-gated, South Reno)
    • Sold price: $1,683,000 — over the $1,679,000 list, cash
    • Size: 5 bed / 5 bath + private casita · ~3,868 sq ft · single-story · ~0.7 acre
    • Highlight: overlooks the 14th fairway of ArrowCreek’s Legend Golf Course
    • Representation: Blaine Moore represented both buyer and seller

    Frequently Asked Questions

    What is ArrowCreek in Reno? 

    ArrowCreek is a guard-gated luxury golf community in South Reno, in the 89511 zip code, with 24-hour staffed security, resident amenities, and The Club at ArrowCreek featuring 36 holes of golf.

    How much do luxury homes sell for in ArrowCreek? 

    Prices generally range from around $1 million into the multi-millions. As one example, a golf-course home in Granite Pointe sold for $1,683,000 — over asking — in April 2023.

    What is a casita? 

    A casita is a separate guest suite with its own bedroom, bathroom, and often a private entrance — ideal for guests, extended family, or a home office. This ArrowCreek home included a private casita.

    Who is a good real estate agent for ArrowCreek and South Reno luxury homes? 

    Blaine Moore of RE/MAX Gold works the ArrowCreek and South Reno (89511) luxury market and has represented both buyers and sellers there — including a Granite Pointe golf-course home that sold over asking in 17 days.

    What amenities does ArrowCreek offer?

     A clubhouse, gym, pools, hot tub, tennis, pickleball, basketball, and trails, plus The Club at ArrowCreek — a private 36-hole country club with dining, spa, and fitness following $50M+ in improvements — behind 24-hour staffed security.

  • Sold in ArrowCreek: A $1.8 Million Luxury Home in South Reno (89511)

    Sold in ArrowCreek: A $1.8 Million Luxury Home in South Reno (89511)

    In December 2025, I represented both the buyer and the seller on the sale of a luxury home in the gated Granite Pointe enclave at ArrowCreek, in South Reno’s 89511 — closing at $1,800,000. Here’s a look at the home, the community, and what it takes to close a deal like this in one of Reno’s premier luxury neighborhoods.

    The home

    This fully remodeled, single-level residence spans roughly 3,475 square feet with 5 bedrooms and 3.5 baths on a ~0.45-acre lot with mountain views. The open-concept great room flows into a formal dining area and a chef’s kitchen, complemented by a butler’s pantry with a kegerator and wine refrigerator, plus a versatile bonus room. The secluded primary suite sits apart from the secondary bedrooms, with a spa-inspired ensuite. Outside: a private backyard with integrated media speakers, dramatic landscape lighting, and a paver firepit. Listed at $1,899,999, it sold for $1,800,000 in 42 days.

    The community — ArrowCreek & Granite Pointe

    ArrowCreek is a guard-gated luxury golf community in South Reno (89511) with 24-hour manned security. Residents enjoy the Residents’ Center — a resort-style pool, tennis and pickleball courts, a fitness center, and miles of walking trails. Beyond that, The Club at ArrowCreek, fresh off a $70 million transformation, offers 36 holes of championship golf, upscale dining, and elegant event spaces (membership is separate). Granite Pointe is one of ArrowCreek’s gated enclaves — a quieter tier within an already-exclusive community.

    Representing both sides of the sale

    On this transaction, I represented both the seller and the buyer — which comes down to knowing ArrowCreek cold: the neighborhood, the amenities, the membership structure at The Club, and exactly what luxury buyers and sellers in South Reno are weighing. That depth is what guides a $1.8M deal to a smooth close at the right number for everyone.

    Thinking about buying or selling in ArrowCreek?

    Whether you’re considering a move into ArrowCreek, Granite Pointe, or elsewhere in South Reno’s luxury market — or you’re ready to sell — I’d be glad to walk you through the 89511 luxury segment and what your home could command. My work in South Reno isn’t limited to the luxury tier — in August 2026 I represented the buyer on a single-story Double Diamond home that sold above asking in 89521.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — for a private consultation on ArrowCreek and South Reno luxury real estate.

    Frequently Asked Questions

    What is ArrowCreek in Reno?

    ArrowCreek is a guard-gated luxury golf community in South Reno, in the 89511 zip code, with 24-hour manned security, a resident amenities center, and The Club at ArrowCreek featuring 36 holes of championship golf.

    How much do luxury homes sell for in ArrowCreek?

    Prices generally range from around $1 million into the multi-millions. As one example, a home in the gated Granite Pointe enclave sold for $1,800,000 in December 2025.

    What is Granite Pointe at ArrowCreek?

    Granite Pointe is one of the semi-custom enclaves within the larger ArrowCreek community — a quieter, exclusive tier of luxury homes in South Reno’s 89511.

    Who is a good real estate agent for ArrowCreek and South Reno luxury homes?

    Blaine Moore of RE/MAX Gold works the ArrowCreek and South Reno (89511) luxury market and has represented both buyers and sellers there — including a recent $1.8 million dual-representation sale in Granite Pointe at ArrowCreek.

    What amenities does ArrowCreek offer?

    A resident Residents’ Center (resort-style pool, tennis, pickleball, basketball, fitness center, playgrounds, walking trails) plus The Club at ArrowCreek — 36 holes of championship golf, dining, and event spaces following a $70 million renovation — all behind 24-hour manned security.

  • Buying a Second Home or Investment Property in Nevada

    Buying a Second Home or Investment Property in Nevada

    Thinking about buying a second home, a vacation getaway, or an investment property? Nevada is one of the smartest places in the country to buy — and if you’re relocating from a higher-tax state like California, the case is even stronger. Here’s why Nevada stands out, and what to weigh before you buy.

    Nevada has no state income tax

    Start with the tax picture. Nevada has no state income tax — one of only a handful of states that can say that. For buyers coming from higher-tax states, that difference alone can reshape what you’re able to afford and what you keep. It’s a major reason so many people are relocating to Northern Nevada and the Lake Tahoe area.

    Short-term rental income potential

    A second home doesn’t have to sit empty when you’re not using it. In resort areas like Lake Tahoe, Incline Village, Reno, and the surrounding communities, many properties can be rented out short-term — with the proper local permit — so your getaway can help pay for itself. That income potential is a big part of what makes a Nevada second home double as an investment.

    Lifestyle and steady demand

    Then there’s the lifestyle: world-class skiing at Diamond Peak and other resorts, Lake Tahoe’s beaches, year-round outdoor recreation, and a growing regional economy. That combination drives steady demand — which supports both your enjoyment today and your property’s long-term value.

    What to weigh before you buy

    A few things to know going in:

    • Short-term rental rules vary by area and usually require a permit. Confirm what’s allowed in a specific community before you buy.
    • Financing works differently for a second home or investment property than for a primary residence.
    • Factor in management if you plan to rent it out.
    • Check with your tax professional about how a second home or investment property fits your specific situation.

    None of it is complicated with the right guidance — it’s just worth understanding before you buy.

    Is a Nevada second home right for you?

    Whether you’re after a getaway, an investment, or a little of both, Nevada offers a combination of tax advantages, rental potential, and lifestyle that a lot of markets simply can’t match. If you’re thinking about a second home or investment property in Reno, Lake Tahoe, or anywhere in Northern Nevada, let’s talk through what makes sense for you.

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — to talk through your goals.

    Frequently Asked Questions

    Does Nevada have a state income tax?

    No. Nevada has no state income tax, which is a major draw for second-home and investment-property buyers — especially those relocating from higher-tax states like California.

    Can you rent out a second home in Nevada short-term?

    In many resort areas — Lake Tahoe, Incline Village, Reno, and surrounding communities — yes, with the proper local permit. Short-term rental rules vary by community, so confirm what’s allowed before you buy.

    Is Nevada a good place to buy an investment property?

    Nevada combines no state income tax, strong demand in resort and growth markets, and short-term rental potential — a mix many markets can’t offer, which makes it attractive for investment and second-home buyers.

    What should I consider before buying a second home in Nevada?

    Confirm short-term rental rules and permits for the specific area, understand that second-home and investment financing differs from a primary residence, plan for property management if you’ll rent it, and check with your tax professional about your situation.

    Where are the best areas to buy a second home in Northern Nevada?

    Lake Tahoe and Incline Village are popular for resort and lakefront living, while Reno and Sparks offer growth and strong rental demand. The right fit depends on whether you’re prioritizing lifestyle, rental income, or both.

  • Turn-Key Tahoe Condo Near Diamond Peak — 321 Ski Way #221, Incline Village, NV

    Turn-Key Tahoe Condo Near Diamond Peak — 321 Ski Way #221, Incline Village, NV

    Welcome to the Tahoe lifestyle you’ve been dreaming of. 321 Ski Way #221 in Incline Village, Nevada is a beautifully remodeled, turn-key and fully furnished 3-bedroom, 2.5-bath end-unit condo just moments from the Diamond Peak ski shuttle — offered at $898,888.

    Inside the home

    This 1,360-square-foot end unit was upgraded top to bottom. A soaring two-story entry with a barn wood accent wall sets the tone, leading up an alder staircase with iron spindles to an open great room with vaulted cedar ceilings, a cozy gas fireplace, and two sunny decks. The kitchen features quartzite countertops and top-of-the-line appliances, with rich LVP flooring, solid alder doors, and custom trim throughout. An outdoor storage closet keeps all your Tahoe gear close at hand.

    The Incline Village & Diamond Peak location

    As an owner, you receive full IVGID privileges (Incline Village General Improvement District) — access to three private beaches on Lake Tahoe, resident rates at Diamond Peak Ski Resort, two golf courses, and world-class tennis and pickleball facilities. The Diamond Peak ski shuttle is just moments away.

    A smart investment

    The HOA includes two private pools with saunas and is pet-friendly, and the community permits short-term rentals with a Washoe County permit — making this an exceptional income opportunity as well as a getaway. Add the financial bonus of tax-friendly Nevada living (no state income tax), and this is Tahoe living at its finest. Just arrive and enjoy.

    Quick facts

    • Address: 321 Ski Way #221, Incline Village, NV 89451
    • Price: $898,888
    • Bedrooms / Bathrooms: 3 bed / 2.5 bath
    • Size: 1,360 sq ft (end unit)
    • Furnishings: Turn-key, fully furnished
    • Amenities: Full IVGID privileges, 2 private HOA pools with saunas, pet-friendly
    • Rental: Short-term rentals allowed (Washoe County permit)

    Contact Blaine Moore, REALTOR® | RE/MAX Gold | NV License #S.169620 — (775) 354-6211 — to schedule a private showing.

    Frequently Asked Questions

    Where is 321 Ski Way #221 located?

    It’s in Incline Village, Nevada (89451), on the north shore of Lake Tahoe, just moments from the Diamond Peak ski shuttle.

    How much is the condo and what’s the size?

    It’s offered at $898,888 — a 1,360-square-foot, 3-bedroom, 2.5-bath end-unit condo.

    Can you rent it out as a short-term rental?

    Yes. The HOA permits short-term rentals with a Washoe County permit, making it a strong investment and income opportunity.

    What are IVGID privileges?

    IVGID (Incline Village General Improvement District) privileges give owners access to three private Lake Tahoe beaches, resident rates at Diamond Peak Ski Resort, two golf courses, and tennis and pickleball facilities.

    Is the condo furnished?

    Yes — it’s offered completely turn-key and fully furnished. Just arrive and enjoy.

    What amenities does the community offer?

    Two private HOA pools with saunas, pet-friendly policies, and full IVGID recreation access.

  • Should You Sell Your Home Before Buying the Next One in Reno, NV?

    Should You Sell Your Home Before Buying the Next One in Reno, NV?

    Should You Sell Your Home Before Buying the Next One?

    Both paths — selling first or buying first — come with real financial and timing tradeoffs, and the right choice depends on your equity, your risk tolerance, and current market conditions.

    Full Transcript

    Trying to decide whether to sell your current home before buying the next one in Reno or Sparks? Both paths — selling first or buying first — come with real financial and timing tradeoffs, and the right choice depends on your equity, your risk tolerance, and current market conditions.

    Selling first means you know exactly what you have to work with — no risk of carrying two mortgages, and you can make a clean, non-contingent offer on your next home. The tradeoff: you might need temporary housing if the timing doesn’t line up perfectly.

    Buying first means no scrambling to find temporary housing — you move once. But you’re taking on two mortgages, even briefly, and your offer on the new home may need a sale contingency, which makes it less competitive in a multiple-offer situation.

    There are ways to bridge the gap — a home equity line on your current home, a bridge loan, or negotiating a rent-back period after you sell so you stay put while you shop. None of these are one-size-fits-all — the right one depends on your equity, your timeline, and your risk tolerance.

    The right answer also depends on the market. In a seller’s market, buying first is riskier because you’re competing against clean, non-contingent offers. In a slower market, selling first can mean sitting without a home lined up. Knowing which market you’re actually in matters more than a generic rule of thumb.

    There’s no universal right answer here — it depends on your equity, your timeline, and what you can’t afford to have surprise you along the way.

  • Pre-Approved vs. Pre-Qualified: What’s the Difference?

    Pre-Approved vs. Pre-Qualified: What’s the Difference?

    90% of homebuyers confuse pre-qualification with pre-approval — and in a competitive market, that mix-up can cost you the house. Pre-approved buyers submit dramatically stronger offers, and sellers know the difference even when buyers don’t.

    Full Transcript

    Pre-qualified and pre-approved get used like they mean the same thing — they don’t, and mixing them up can actually cost you a home in a competitive market.

    Pre-qualification is fast. You tell a lender your income, debts, and assets, they run some quick math, and hand you a rough number — often in minutes, sometimes without even pulling your credit. It’s a guess, not a verified commitment.

    Pre-approval is a different level entirely. A lender actually verifies everything — pulls your credit, checks pay stubs, bank statements, sometimes tax returns. At the end, you get a conditional commitment letter for a specific loan amount, not just an estimate.

    Here’s why this matters: sellers and their agents know the difference. In a multiple-offer situation, a pre-qualification letter reads like a guess — a pre-approval letter tells them your financing is real and already vetted. Buyers with just a pre-qualification often lose out, even with a similar offer price.

    If you’re just starting to think about buying, pre-qualification is fine for a ballpark number. But before you start seriously touring homes or writing offers, get pre-approved — otherwise you risk falling for a house you can’t actually compete for.

    If you’re getting ready to buy and aren’t sure which one you have, or need help lining up a lender who can get you truly pre-approved, reach out and let’s get you ready to make a real offer.

    Pre-Qualification Is a Quick Estimate

    Pre-qualification is fast. You tell a lender your income, debts, and assets, they run some quick math, and hand you a rough number — often in minutes, sometimes without even pulling your credit. It’s a guess, not a verified commitment.

    Pre-Approval Is a Verified Commitment

    Pre-approval is a different level entirely. A lender actually verifies everything — pulls your credit, checks pay stubs, bank statements, sometimes tax returns. At the end, you get a conditional commitment letter for a specific loan amount, not just an estimate.

    Sellers and their agents know the difference — a pre-approval letter tells them your financing is real and already vetted.

    Why This Matters in a Competitive Market

    In a multiple-offer situation, a pre-qualification letter reads like a guess. Buyers with just a pre-qualification often lose out, even with a similar offer price.

    Which One Do You Actually Need?

    • Pre-qualification: fine for a ballpark number if you’re just starting to think about buying
    • Pre-approval: essential before you start seriously touring homes or writing offers

    Get Ready to Make a Real Offer

    If you’re getting ready to buy and aren’t sure which one you have, or need help lining up a lender who can get you truly pre-approved, reach out and let’s get you ready to make a real offer.

    Ready to take the next step? Visit the contact page to connect with Blaine Moore.

  • Is Zillow Wrong About Your Home’s Value?

    Is Zillow Wrong About Your Home’s Value?

    Zillow’s own data shows their home value estimate can be off by 7.5% on a home that isn’t currently listed. On a $500,000 home, that’s a $37,000 swing — in either direction. Here’s why that gap exists, and what actually gets you a real number.

    Full Transcript

    Zillow’s own data shows their home value estimate can be off by 7.5% on a home that isn’t currently listed. On a $500,000 home, that’s a $37,000 swing — in either direction. Here’s why that gap exists, and what actually gets you a real number.

    Automated estimates have no idea what’s actually inside a property. They don’t know you redid the kitchen, finished the basement, or that the roof still has ten years left on it — and they don’t know about deferred maintenance either. They’re pricing a house they’ve never walked through.

    Accuracy depends entirely on how many recent sales exist nearby. In a neighborhood in Reno, Sparks, or Incline Village with only a couple of sales in the past year, the model is filling in the gaps with guesswork, not local knowledge.

    An algorithm averages what already happened — it doesn’t read what’s happening in your specific neighborhood this month. Whether buyers are competing for homes like yours right now, or sitting on the sidelines, isn’t something a model picks up on.

    An accurate number comes from real comparable sales, your home’s actual condition, and what buyers are doing today — not last year’s data.

    If you want an accurate answer instead of a 7.5% guess, I’ll walk your home and put together an actual comparative market analysis based on what’s happening in today’s market.

    Ready to take the next step? Visit the contact page to connect with Blaine Moore and find out what your home is really worth.

    It’s Never Been Inside Your Home

    Automated estimates have no idea what’s actually inside a property. They don’t know you redid the kitchen, finished the basement, or that the roof still has ten years left on it — and they don’t know about deferred maintenance either. They’re pricing a house they’ve never walked through.

    The Data Behind It Can Be Thin

    Accuracy depends entirely on how many recent sales exist nearby. In a neighborhood in Reno, Sparks, or Incline Village with only a couple of sales in the past year, the model is filling in the gaps with guesswork, not local knowledge.

    It’s Reading History, Not Right Now

    An algorithm averages what already happened — it doesn’t read what’s happening in your specific neighborhood this month. Whether buyers are competing for homes like yours right now, or sitting on the sidelines, isn’t something a model picks up on.

    An accurate number comes from real comparable sales, your home’s actual condition, and what buyers are doing today — not last year’s data.

    What Actually Determines Your Home’s Value

    • Recent comparable sales on your street and in your immediate neighborhood
    • Your home’s real condition, updates, and any deferred maintenance
    • Current buyer activity in your specific market, not historical averages

    Get a Real Number

    If you want an accurate answer instead of a 7.5% guess, I’ll walk your home and put together an actual comparative market analysis based on what’s happening in today’s market.

    Ready to take the next step? Visit the contact page to connect with Blaine Moore and find out what your home is really worth.