December Tahoe –Truckee Market Report

What November’s Numbers Really Revealed

November didn’t bring snow.
It brought signal—the kind Silicon Valley reads before earnings calls.

Tahoe ran on two processors this month:

• The high end executed like it already had the roadmap.

• The mid-range rechecked the spreadsheet, refreshed the comps, and wanted one more data point.

And then the market pushed a system update:

Martis Camp quietly acquired the Mourelatos Lakefront Resort for ±$25M.
Not a comp. Not a flex.
A confidence-coded acquisition that answered the question everyone Googles this time of year:

“Is the Tahoe real estate market slowing?”

Spoiler: no. It’s just behaving like a room full of smart people making calibrated decisions.

If anything, November gave us the clearest read yet on Tahoe luxury market trends and where the Tahoe housing market is heading into Q1.

Let’s load the telemetry.

Lakefront: Primary Signal Tier

Active: 11 | Range: $14.95M–$45M
Sold: 1 | $7.4M | DOM: 14

Lakefront didn’t shout — it didn’t need to.
This is the category where Tahoe luxury market trends crystallize first.

The lone MLS lakefront sale at $7.4M wasn’t the headline.
The actual headline was the $25M Martis Camp acquisition, which instantly recalibrated how buyers are modeling Tahoe home prices 2025.

Lakefront logic right now:

• Turnkey > potential

• Proven waterfront > theoretical charm

• Private docks > mood boards

Luxury buyers aren’t waiting for powder.
They’re deploying capital while the rest of the group chat is still refreshing storm totals.

Gated Golf: The Adults in the Room

Active: 14 | Range: $2.795M–$10.995M
Sold: 5 | $2.25M–$10.35M | Median DOM: 50

Lahontan, Martis Camp, Schaffer’s Mill, and Old Greenwood all behaved like your calmest, smartest friends in a crisis.

No dramatics. No noise.
Just clean commits from buyers who understand asset performance and tax timing.

This tier gave the clearest signal on the best time to buy in Lake Tahoe for anyone shopping premium communities:
→ When the product is turnkey, the HOA is well-run, and the architecture is warm + logical, buyers move.

Gated Golf continues to be Tahoe’s most stable operating system.

Ski Resort: The Leading Indicator

Active: 6 | Range: $1.125M–$2.6M | Median DOM: 42
Sold: 35 | $325K–$8.995M | Median Sold: $2.7M | Median DOM: 110

This category behaved like someone leaked a powder-day rumor.
Even without snow, we saw 35 closings — the strongest leading indicator for Tahoe home prices 2025 in the mountain segment.

Buyers weren’t forecasting weather.
They were forecasting lifestyle load times:

• Insulated

• Updated

• Logical

• Ready to deploy

Turnkey was a green-check.
Projects were minimized like unnecessary browser tabs.

This is the segment where behavior > weather and preparation beats prediction.

Condos: The OS Update Buyers Actually Installed

Active: 103 | Range: $339K–$2.59M
Sold: 25 | Range: $395K–$1.75M | Median DOM: 60

Condos told the cleanest truth of November—the truth buyers reveal when they stop fantasizing and start converting.

This was the month where we saw a sharp read on Tahoe condo prices 2025:

• Turnkey units with smart updates → moved

• STR-friendly communities → high traction

• Predictable HOAs → instant filter pass

• Anything “quirky” → filtered out

Condos remain Tahoe’s middle-market honesty engine.

Single-Family Homes: The Mid-Market Tell

Active: 174 | Range: $399K–$1.6M
Pending: 54
Sold: 35

If November made anything clear, it’s this:

Coherent homes sell.
Incoherent homes stall.

Buyers weren’t emotional.
They were analytical — exactly what you’d expect from a cohort wondering “Is the Tahoe real estate market slowing?” and discovering the opposite:

• Updated, well-lit, well-sited → momentum

• Dated, dark, or requiring “vision” → latency

If you’re wondering, “When is the best time to buy in Lake Tahoe?”
→ For many, it’s exactly now.

Tahoe isn’t slowing  it’s debugging.