Reno & Incline Village Questions

[El Chupacabra]

I live in the Galena area. Jim S lives in the Galena Forest area -- there's a difference in terms of trees and pricing. Incline Village is more $ than Reno generally; you'd really have to want to live at the lake to move there and deal with commuting over the mountains every single day.

Send me a PM -- curious what firm you're looking at.

[huck4bucks]

Incline resident for five years, so PM me with questions.

That being said, yes a home for four is going to be $500k minimum...and that's for a Tahoe tear down Yes, people commute over the hill for work, but it would definitely suck. If your employer is flexible on snow days, that would help. Sometimes driving Mt. Rose pass can be a no-go due to avi control, whiteouts, deep snow/strong winds.

Living in Incline isn't as bad as some of the others have said. Once you get involved in the community, it's pretty easy to make friends. The amenities are unmatched by any other Tahoe community--rec center, library, liberal arts college, ski resort, three private beaches for residents, a ski resort, two golf courses, killer dog park(s), casinos, bars open 24 hours, reasonable public schools and a K-8 private school.

If you live in CA, but work in NV you get taxed.
If you live in NV, but work in CA you get taxed.
If you live in NV, and work in NV you won't be taxed.

The fact that NV residents don't pay personal income taxes means you can add an extra 10-20% to your paycheck every month.

Good luck!

[splat]

If you live in NV, but work in CA you get taxed.

When did that change, h4b?

[sierraskier]

Many thanks for all the responses so far.

From what I can tell from surfing craigslist and real estate websites, one can get a decent home in Incline for between $350k-$500k. In Reno, it seems like $200k-$400k is enough for a nice pad. Is this perception wrong?

I'd say this is a little low, for something desireable. That being my definition of desireable of course.

In the Bay Area, $500k seems to be the floor. I could get a tiny (800 sq. ft.) house somewhere nice like Albany, a shitty TIC or condo in the city, or a house in the distant burbs.

Anyhow, one criticism I have of much of Reno is the lack of trees. I don't if I could live in a relatively treeless neighborhood, like Double Diamond. I'd probably prefer to be closer to the more tree-friendly neighborhoods towards the hills, like Galena.

Exactly why my bro moved there.

[powpig]

Many good points by hucks4bucks.
I've been in Incline since 92, onea my girlfriend's complaints is lack of much community. Not sure I see it that way, you just gotta look a bit harder to find it. In addition to all that h4b listed, there's also bowling leagues (yes there's a bowling alley in IV) and softball leagues in town which are great ways to meet & mingle with the locals. Weekly mt bike rides offered at Village Ski Loft too.

And yeah, you don't wanna have to make that drive over Rose daily. May be OK for awhile but it's gonna get old, and when the weather is nasty it'll be downright unpleasant.

Feel free to PM if I can help.

Edit to add:
The $350-500K sounds like it's more for the condo market, not for a real house. For a half a million $ house, you're probably looking at a dilapidated fixer upper with vintage 70s decor right down to the original single pane windows.

[bodywhomper]

jumping off the sinking ship, eh? imo, good call (i know one of your partners.....).

having left the bay area to head for the hills, it's a worthy move from a family/lifestyle perspective. you can always visit your friends and family.

my biggest question ~ incline village would be whether the family can handle living around the snow for so long. yer trial idea (1 year) sounds like an ok plan, though it's hard to make friends that fast.

i've never lived in reno. i know people that love reno. i know people that couldn't stand reno and commuted from truckee to (1) not live in reno (after trying) and (2) be in the mtns.

good luck

[Arty50]

When did that change, h4b?

Cali get's you coming or going. Been that way for at least the last 5 years, probably quite a bit longer. I will say this, not paying state income tax has been reeeeeeally nice. It's one of the big reasons I moved here. Like slim said earlier too, if you live in NV and work in CA you pay a slightly reduced rate compared to CA residents though.

[nest]

What is truckee like as far as community feel? Thoughts on the 80 commute to reno 3-4 days a week? Incline vs truckee?

[Flexon Phil]

What is truckee like as far as community feel? Thoughts on the 80 commute to reno 3-4 days a week? Incline vs truckee?

I am looking at this as a reverse. Reno to Truckee for work. Living in Truckee is still an option if I can find what I want but I am finding I can get the same (or more) in a 2 br/garage place for 30% less in NEvada than Truckee. The question is that 30% less is worth dealing with sprawling suburbia vs. the Mountain feel. That 30% does buy a lot of lift tickets and freedom.

[fallguy]

if your open to other ideas, and don't mind a little drive, look south of carson city. i'm down here in minden ( very rural, lots of cattle ranchs ) my house looks up at Heavenly (20 miles dive way to lifts ) 45 min -1 hr to Kwood (45 miles ) 30-45 minutes to Rose (25-30 miles ) about 10 million miles of 2 track/ single track BLM land and 300K to 500K will get you 2500 sq ft or more on 1+ acre. drive to S. Reno is 35 min on dry pavement. Also one other note on taxes, if spouse earns a living in CA., you earn a living in NV., and you live in NV., Cali. will tax BOTH of your incomes (albeit at a lower rate ) because both CA. and Nv. are common law states. have a close friend who dealt with that this last tax season. Good luck and if i can give ya any more info.........

[slim]

Also one other note on taxes, if spouse earns a living in CA., you earn a living in NV., and you live in NV., Cali. will tax BOTH of your incomes (albeit at a lower rate ) because both CA. and Nv. are common law states. have a close friend who dealt with that this last tax season.

That's fucked up and makes me question the value of moving to NV given that my wife works in CA and I work in NV.

[fallguy]

^x2. agreed. NV. will not tax, but CA. will. don't give up on us so easily. we still have booze, guns, gamblin' and LEGAL hookers!

[Arty50]

we still have booze, guns, gamblin' and LEGAL hookers!

...and all the fun that goes along with that.

My advice. Live at the lake if you can swing it.

[3snowboards]

My wife is a badass realtor @ CB (and I'm her assistant), so I have opinions.
Somersatt is cool if you are 60 or are planning on retiring soon. Go one exit further to verdi or hell, just turn off sharland before you enter sommersatt. I'm more into the stuff off mt rose hwy, or up geiger grade a bit into the highlands.
Pm me if you don't have a local agent.

[unpossible]

I have some friends who were renting a 3 bedroom place in Incline for the past 2 years. As I recall I thought their rent was reasonable given the property size/location. I can inquire as to the exact amount if you want. It might even be available, I know they were moving out on May 1st. Its in the hills near Diamond Peak. There were definitely some crazy properties around it, it was an older place though.

[Flexon Phil]

I have some friends who were renting a 3 bedroom place in Incline for the past 2 years. As I recall I thought their rent was reasonable given the property size/location. I can inquire as to the exact amount if you want. It might even be available, I know they were moving out on May 1st. Its in the hills near Diamond Peak. There were definitely some crazy properties around it, it was an older place though.

Keep me posted.

[supermodel159]

If you're a douchey liberal type, you will not enjoy life in Reno.

Reno sounds NICE!

[skiballs]

I've been looking to move out west for awhile now.
Now that real estate prices have become more realistic it may be time.
It looks like the reno-tahoe area has all the things I am looking for.
The one thing that has come up in reading about the area is the WIND.
Is the wind really that bad?
I've been looking at Arrowcreek & Galena Forest.
Any local prospective would be apreciated.
Thanks

[huck4bucks]

Many good points by hucks4bucks.
I've been in Incline since 92, onea my girlfriend's complaints is lack of much community. Not sure I see it that way, you just gotta look a bit harder to find it. In addition to all that h4b listed, there's also bowling leagues (yes there's a bowling alley in IV) and softball leagues in town which are great ways to meet & mingle with the locals. Weekly mt bike rides offered at Village Ski Loft too.

And yeah, you don't wanna have to make that drive over Rose daily. May be OK for awhile but it's gonna get old, and when the weather is nasty it'll be downright unpleasant.

Feel free to PM if I can help.

Edit to add:
The $350-500K sounds like it's more for the condo market, not for a real house. For a half a million $ house, you're probably looking at a dilapidated fixer upper with vintage 70s decor right down to the original single pane windows.

Not sure when the tax laws changed, Splat. From what I hear CA thinks they should get a piece of the pie if you live in NV and work in CA because you're driving on their roads, using their snow plows, etc. Seems a little overboard to me. It's a discounted rate, but you still get stung.

PowPig, totally forgot about the bowling, softball and world class biking. When does the Ski Loft get together for rides?

edit: Damnit, I passed 1,000 posts without even noticing. "We wasted the good surprise on you."

[Arty50]

Reno sounds NICE...

...if you like pickups with 10" lifts that are spun out on the side of the road at the slightest hint of snow, Affliction t-shirts, dirty strip clubs, whores, rodeos, budweiser, going shooting where people hike and mountain bike (I swear I'm gonna take a stray in the back at Peavine one of these days), etc. It also appears as if there is some sort of bar crawl every day.

You know the movie "The Cowboy Way?" Reno is like an alternate universe where the hipsters are cowboys and the cowboys are hipsters. In either case, you're screwed.

Ok, so that's admittedly a bit of an exaggeration. Here's a better comparison: for anyone that's lived in SoCal, Reno is basically San Bernardino County's long lost twin.

Also, please note that Tahoe communties don't refer to themselves as Reno/Tahoe...yet Reno does. It's like saying you live close to the beach if you live in Fontana. Sure, you're closer than say someone in Kansas; but it's still not Malibu or whatever.

[VC]

Ok, so that's admittedly a bit of an exaggeration. Here's a better comparison: for anyone that's lived in SoCal, Reno is basically San Bernardino County's long lost twin.

.

now thats funny

[BSS]

Man, Arty hit the nail on the head with that one.

Reno is "just" Reno. Nothing spectacular, but close enough to all the goods to be able to enjoy everything California has to offer without paying the California price tag. If you work in Nevada, you would be asolutely nuts to live in CA just to pay the price for the zip code. I mean, why?

I lived in Reno for years (like just about everybody in this area has at one time or another,) live in Douglas County now, and much prefer the slower pace. Aside from the outdoor activities, no state income tax is probably the biggest reason I stay. Anywhere in Tahoe is gonna be pretty nice, but living at the lake in general is overrated. (JMO)

Edit to add I didn't mean "Douglas County" to sound snarky ala the core locals from Suhhhmmit County. Gardnerville. I live in Gardnerville.

[P_McPoser]

Duuuuuuuuulgas Couunty.

Fucking snob.

[BSS]

I guess it does have a similar ring, dunnit?

[splitter]

i know people that couldn't stand reno and commuted from truckee to (1) not live in reno (after trying) and (2) be in the mtns.

and they make sure to tell every chance they get...

Anyhow, one criticism I have of much of Reno is the lack of trees. I don't if I could live in a relatively treeless neighborhood, like Double Diamond. I'd probably prefer to be closer to the more tree-friendly neighborhoods towards the hills, like Galena.

I here you, I live in Damonte Ranch, really close to Double Diamond. As far as trees, as nice as Galena Forest would be, old southwest, between california ave. and mt. rose street (as opposed to hwy) would be a good option for you. Plenty of trees and cafes and the river is nearby. The river corridor is pretty damn good.

There are a lot of hillbillys, but there's a lot of all sorts of folks. As far as I can tell, there's a lot of douchebags anywhere. And really, I'd take some of the Reno douchebags over some of the big city douchebags.

The hills are nice, and there is a lot of great stuff here. There's also a sense of small town, especially if you run in relative hippyster skier biker circles.

'course, I like hillbillys