Question 1

Can I run a short-term rental at Brookstone in Incline Village?

Accepted Answer

This requires direct verification before you write an offer. The source documentation states STR is "subject to Washoe County STR permitting ordinances and HOA rental guidelines" — this language does not confirm that short-term rentals are permitted. The TA_IVR (Tahoe Area — Incline Village Residential) zoning designation and the HOA rental guidelines language both require independent verification. Do not underwrite STR income at Brookstone without first obtaining the full CC&Rs from the resale package, confirming the minimum lease term directly with Frushon Accounting / Incline Property Management at (775) 298-2505 or (775) 832-0284, and verifying that a Washoe County STR permit slot is actually available at 811 Southwood Blvd. The high secondary/vacation home concentration at Brookstone suggests the complex has historically attracted vacation-home buyers, but that does not confirm STR permissibility under current HOA rules or county ordinances. Verify all layers before closing.

Question 2

What should I know about Brookstone's HOA before making an offer?

Accepted Answer

Brookstone's HOA runs approximately $394–$520/month, managed by Frushon Accounting / Incline Property Management — reachable at (775) 298-2505 or (775) 832-0284. The HOA covers structure maintenance, common area maintenance, grounds maintenance, snow removal, exterior insurance, water, sewer, and trash removal — a comprehensive package for the price tier. At $394–$520/month including water, sewer, and exterior insurance, Brookstone's HOA-to-coverage ratio is strong compared to complexes where owners pay utilities separately. Before you write an offer, request the reserve study, the last two years of board minutes, and the current insurance declarations. Brookstone was built in 1972 — these are approximately 50-year-old wood-frame structures over crawl space foundations. Wildfire insurance costs on the North Shore have risen sharply — confirm current policy and premium. Reserve adequacy on a 1972 complex is the key underwriting question; the HOA's BMP compliance is managed through grounds protocol, which is a positive signal, but reserve funding depth requires direct verification.

Question 3

What unit types and floor plans are available at Brookstone?

Accepted Answer

Brookstone offers two floor plan configurations across 30 units. Both use a distinctive two-story layout: entry-level bedrooms and bath, with an upper-level great room featuring soaring vaulted timber and cathedral wood-beamed ceilings — a mid-century Mountain Alpine design that gives the upper living areas a spacious, open feel. The standard configuration is 2BD/1.5–2.5BA at approximately 1,144 sq ft; the expanded configuration is 3BD/2.5BA at approximately 1,456 sq ft. Both include south-facing upper-level timber decks off the main living areas and entry-level storage corridors. Heating is forced air/natural gas with wood-burning or gas fireplaces; cooling is cross-ventilation with natural mountain breeze (select units have smart thermostats). Parking is surface only — no attached garages. The wide price range ($375K–$895K+) reflects significant variation in interior upgrade level across the 30 units; condition and remodel level are the primary value drivers within the complex.

Question 4

How walkable is Brookstone compared to other Incline Village condo complexes?

Accepted Answer

Brookstone at 811 Southwood Blvd is one of the more walkable condo addresses in Incline Village. Ridgeline Park is 0.3 miles away, the Post Office is 0.5 miles, T's Mesquite Rotisserie is 0.6 miles, and both the Recreation Center and Raley's are 0.7 miles — all walkable without a car. Burnt Cedar Beach is 1.0 mile, making it the closest of the three main IVGID beaches. The tradeoff is ski access: Diamond Peak is 2.6 miles away, making Brookstone a drive-to-ski property. For buyers who prioritize village walkability, beach proximity, and everyday errands on foot over ski-corridor access, Brookstone's Southwood Blvd location is a strong position. The wooded perimeter bordering the Lakeview subdivision adds a greenbelt buffer that many central-location complexes lack.

Question 5

What type of buyer is Brookstone best suited for in today's Incline Village market?

Accepted Answer

Brookstone fits two buyer profiles well: value-entry buyers who want a full IVGID-privileged Incline Village condo in the $375K–$895K range with strong walkability, a comprehensive HOA package (water, sewer, exterior insurance included), and the distinctive vaulted timber great room architecture of the 1972 Mountain Alpine design; and vacation-home buyers who want a secondary property in a high secondary-occupancy complex close to Burnt Cedar Beach (1.0 mi), Ridgeline Park (0.3 mi), and the village core, without the overhead of a pool/spa/clubhouse amenity package. Where Brookstone requires extra diligence: STR permissibility is unconfirmed — verify HOA rental guidelines and county permit availability before underwriting rental income. The 1972 vintage means reserve funding and wildfire insurance are key due-diligence items. Parking is surface only with no attached garages. The wide price range within the complex means condition and remodel level drive value significantly — a thorough inspection and comparable sales review are essential.

Brookstone

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