Sandra Ventre Richards- Coldwell Banker Select Real Estate

Sandra Ventre Richards- Coldwell Banker Select Real Estate Coldwell Banker Select Global Adviser. Every journey deserves a guide . Let me be your guide Now that’s trust.”

I’m an achiever. But with my team, we succeeded.

Surveys reflect that trust is the value they seek in a real estate agent. In my career, I have put three properties in escrow prior to the Buyers seeing the property. Most recently, a Buyer said, “I have to leave town, you find a property and we’ll buy it.” In three days, I found the perfect property. In November a couple came into town, and we put a luxury property into escrow and they wanted to be in the home by Christmas. The listing agent said “you’ll never close this with a loan by Christmas”. We went through Thanksgiving and then the days leading up to Christmas when all those businesses that slow down. I was able to run down to Carson and secure an 8ft. Blue Spruce for their first Christmas in Incline Village. Because I have lived here since ’78 and because I have worked with my husband in construction, I am able to work with clients from an array of perspectives. Our sons have continued in construction, and our daughter is a designer who promotes sustainability. In construction design and environment have been our focus. My clients find my knowledge of the community and experiences in construction to be invaluable tools in purchasing and selling a home here. When I meet Buyers I assess their wants and needs. When working with Sellers I assess their objectives. I play a very critical role in the lives of the men and women whom I represent and I value the trust placed in my skill set. Time is a critical commodity to us all. I have a tight network responsive to my calls. I know the bureaucracy and how to navigate the system. Right now, I personally, am having a lot-line adjustment and must have a new deed drafted on one of my own investments. I work it. I walk the talk. What comes up in your real estate experience, I have, in all probability, been there, done that. I know how to get things done.

09/21/2026

More Homes Hit the Market as Demand Cools
With national housing inventory on the rise—new listings up 0.4% and total homes for sale rising 0.5% in the four weeks ending August 23—we’re seeing the highest supply levels since early Q2. Yet, even as more options open up, pending home sales dipped 1.1% to a six-month low, with high housing costs keeping many would-be buyers on the sidelines. The median sale price now sits just above $400K, up 1.9% from last year, and mortgage rates are hovering near 7%, close to a 13-month high.

What does this mean for those searching for a special place—like a Tahoe retreat or a mountain home? Buyers are finding themselves with more leverage: more homes to choose from, and more room to negotiate on price or concessions, especially for properties that have been listed for a few weeks. Sellers who price realistically, rather than chasing last year’s numbers, are seeing the best results. Having spent over 40 years here and helped clients navigate shifting markets for more than two decades, I’ve seen firsthand how timing and local insight can make all the difference in getting the right deal—on both sides of the transaction.

Buy and Sell a Home Simultaneously: Strategies for SuccessNavigating the process of buying and selling a home at the sam...
09/20/2026

Buy and Sell a Home Simultaneously: Strategies for Success
Navigating the process of buying and selling a home at the same time takes both strategy and adaptability—something I’ve learned firsthand after decades in Lake Tahoe real estate. Selling first can clarify your next move and budget, though it sometimes means arranging a short-term place to stay. On the other hand, buying before you sell offers more time to find the right fit, but it may mean juggling two mortgages for a while. Contingent offers can help manage the risk, but they’re not always every seller’s favorite. In my 26 years helping clients move in and out of these mountains—even during the toughest seasons—one thing is clear: a thoughtful plan and flexible mindset make all the difference.


https://www.housing-trends.com/agent-news/sandra-ventre-richards-1915220/1967861-Buy-and-Sell-a-Home-Simultaneously%3A-Strategies-for-Success

09/19/2026

Sandra has been extremely helpful before and after the transaction. She was in constant communicati...
Let’s connect and talk about the latest insights in the industry!

Buyers Gain Unique Opportunities Amid Growing InventoryNot often do buyers find themselves with the upper hand in real e...
09/19/2026

Buyers Gain Unique Opportunities Amid Growing Inventory
Not often do buyers find themselves with the upper hand in real estate, but that’s exactly what we’re seeing now as inventory climbs and new listings hit the market. Pending home sales across the US just fell to a six-month low, which has really shifted the negotiation table. The median home price is up 1.9%, now at $400,649, and yes, higher mortgage rates are making those monthly payments feel hefty. But it’s not all uphill—some markets are seeing price drops and more sellers are open to concessions. Having spent 40 years in Lake Tahoe and 26 years as a Realtor, I know how rare these windows can be. Whether you’re relocating or looking for a mountain retreat, understanding these shifts can make all the difference when you’re ready to buy or sell in our unique community.


https://www.housing-trends.com/agent-news/sandra-ventre-richards-1915220/1956482-Buyers-Gain-Unique-Opportunities-Amid-Growing-Inventory

New Listings Rise as Summer Comes to a CloseAs we approach the end of summer, I’m keeping a close eye on the shifts we’r...
09/18/2026

New Listings Rise as Summer Comes to a Close
As we approach the end of summer, I’m keeping a close eye on the shifts we’re seeing in the housing market. New U.S. home listings have ticked up by 1.2%, reaching a three-month high. Meanwhile, pending sales have slowed, dipping 1.3% to their lowest point since March. Even with a 1.8% increase in median sale price year over year, the median asking price has edged down by 0.1%—all against the backdrop of higher mortgage rates and some economic uncertainty. After decades in Lake Tahoe real estate, I know firsthand how dynamic the market can be this time of year. For both buyers looking for opportunity and sellers considering their next move, understanding these shifts is key—especially in a place as special as Tahoe.


https://www.housing-trends.com/agent-news/sandra-ventre-richards-1915220/1967893-New-Listings-Rise-as-Summer-Comes-to-a-Close

09/17/2026

What Smaller U.S. Homes Could Mean for Buyers
Having watched the market evolve over several decades—and after helping clients navigate everything from multimillion-dollar listings to cozy mountain retreats—I’m struck by how much homebuying has shifted. Over the past ten years, the average new single-family home in the U.S. has downsized from 2,700 to 2,400 square feet, while the price per square foot climbed by about 72%. By 2025, one in four new homes measured under 1,800 square feet, up from about one in six just a decade ago. Larger homes (3,000+ sq ft) have become less common, dropping from roughly one in three to one in five. Builders are leaning into smaller designs to help offset rising land, labor, and material costs, keeping prices somewhat manageable—even as mortgage rates hover between 6% and 7%. For many first-time and budget-focused buyers, these smaller options can make down payments and monthly costs more approachable, though that higher price per square foot means affordability is still a challenge. As someone who’s specialized in new construction and has deep roots in the Lake Tahoe community, I’ve seen firsthand how these trends open new doors for buyers looking to make a home here, whether it’s your first step or a fresh start.

09/16/2026

US Cash Sales Offer Fast Signal

09/15/2026

More Homes Available: Opportunities Grow for Buyers
We’re seeing a slight shift in the Tahoe housing market: new home listings edged up 0.4%, reaching their highest point since April, and total homes for sale are up 0.5%—the most we’ve seen since May. Yet, despite this uptick in available properties, pending home sales dipped 1.1% to a six-month low, likely reflecting the ongoing challenge of high costs and mortgage rates holding steady around 6.65%. After more than 40 years living in Lake Tahoe, and 26 years guiding clients through every kind of market here, it’s clear that timing and local insight are everything—especially when finding the right fit or making a move in a market that’s always evolving. Every season brings its own rhythm to the mountains, and experience makes all the difference.

09/14/2026

Is Nevada Still Cooling in 2026
Having spent more than four decades in Lake Tahoe and over 26 years guiding clients through the region’s unique real estate landscape, I’ve learned just how important it is to look beyond headlines and really understand market shifts. For those keeping an eye on Nevada’s housing scene looking toward 2026, here’s what stands out to me: After the post-boom adjustment, home price growth is expected to settle around 0% to 2%. In Las Vegas, demand hasn’t bounced back to its former highs, largely because investor activity has cooled. Meanwhile, inventory is rising — approaching the national increase of 8.9% — which is helping to create a more balanced market. Sales activity is just under the national 1.7% growth rate. What does that mean for you? We’re moving into a market where patience, insight, and local expertise matter more than ever. Whether you’re thinking relocation, new construction, or simply want to understand how these trends might affect your next move, I’m always happy to share what decades in these mountains have taught me.

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Incline Village, NV
89451

Telephone

(775) 220-9911

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