The Tahoe Edit August: Fewer Mezcal Margaritas, More Purchase Agreements

The Tahoe Edit: Fewer Mezcal Margaritas, More Purchase Agreements
Tahoe’s hottest homes are going to the swimmers, not the sunbathers.

Agents are whispering that buyers are “waiting,” but the savvy ones are already moving—grabbing prime lakefronts and lift-adjacent chalets before the August rush hits like a surfboat wake at Commons Beach. Inventory is up, sellers are listening, and the market is quietly rewarding the bold. If you’re still on the dock thinking about jumping in, just know the best spots are getting claimed by the swimmers, not the sunbathers.

With inventory peaking and August activity looming, the next 30 days may define who enters fall with the keys to Tahoe’s most coveted addresses. In this market, waiting feels safe—but moving smart is how you win.

July Lifestyle Segment Market Summary

Lakefront Homes – 3 Sales
Average Sold Price: $14.07M
Average DOM (Sold): 152 days
22 Active Listings
Average List Price: $11.71M

Tahoe’s lakefront market strutted its trophy status in July. Dollar Point stole the spotlight when 3280 Edgewater Drive sold for $19.25M in just 51 days, hitting $3,032/sq. ft.—a mic drop for elite shoreline.

Only three lakefront homes closed, averaging $14M, with buyers laser-focused on turnkey, high-design, zero-compromise. The 22 active listings (10 over $10M) are playing the long game, with an average 127 days on market. For buyers, this arena is all about timing and nerve—because true trophies don’t sit still for long.

If your idea of summer shopping involves lakefronts, bring a pen and a poker face.
See current Tahoe lakefront listings →

Golf Communities – 7 Sales
Average Sold Price: $5.42M
Average DOM (Sold): 22 days
44 Active Listings
Average List Price: $7.29M

Golf life in Tahoe is landing birdies. Seven homes closed in July across Lahontan, Martis Camp, Schaffer’s Mill, and Old Greenwood, averaging $5.42M—and they barely had time to tee up, with DOM at 22.

But fairway perfection is polarizing: 44 active listings, 27 above $5M. While buyers are chasing fresh architecture and move-in-ready options, older Adirondack-style homes are seeing longer market times. Sellers in this segment need polished presentation and precise pricing to convert summer buzz into contracts.

Moderns are birdies. Time capsules? They’re still in the bunker.

Ski Resort Homes – 7 Sales
Average Sold Price: $1.17M
Average DOM (Sold): 11 days
43 Active Listings

Ski homes may be off-season, but buyers are already waxing their boards. Seven homes traded in July, averaging $1.17M, and they flew—just 11 DOM.

Meanwhile, 43 active listings are a tale of two mountains: 22 over $2M are lingering at 105 DOM. Buyers are picky, swiping right on Northstar moderns and A+ lift access while dated chalets watch summer go by.

If your ski house still has knotty pine and carpeted stairs, it’s on the slow chair.
View current ski-in/ski-out homes →

Condos – 19 Sales
Average Sold Price: $733K
Average DOM (Sold): 66 days
180 Active Listings

The condo market is stacking inventory like paddleboards at Waterman's. Nineteen units closed in July, averaging $733K, with a moderate 66 DOM.

But the active lineup—180 listings, 60 over $1M—tells the story. Buyers want proximity and polish: lifts, lakes, and walkable neighborhoods. Dated kitchens and ambitious price tags? Those are catching rays, not offers.

Great views and amenities sell. Popcorn ceilings don’t.
See current Tahoe condos →

Single-Family Homes – 59 Sales
Average Sold Price: $2.14M
Average DOM (Sold): 41 days
317 Active Listings

July brought 59 single-family closings, with a solid $1.3M median keeping the market’s core humming. The $2.14M average reflects a few luxury fireworks but also highlights widening price tiers.

Active inventory is 317 strong, with DOM nudging past 70 and 78 listings north of $2M. It’s a pick-your-battle market: move-in-ready steals attention, while aspirational sellers soak up the sun.

Price it like summer, or you’ll still be active by ski season.
Explore single-family homes →

Lake Beat: Incline & South Lake Snapshots

Incline Village (NV)
Incline is hot without breaking a sweat. 241 homes and condos are active, averaging 99 DOM. July saw 27 closings, with sellers taking home 94.2% of ask. The headline? 42 properties are pending, a surge from early summer. Nevada’s tax perks + buyer confidence = a late-summer flurry.

Incline Beach Drama: IVGID just changed the beach game. Guest passes? Limited. Parking? Basically, a Hunger Games audition if you’re not a resident. Translation: if your name’s not on the deed, you’re schlepping from overflow. For Incline homeowners, your property just got a little more exclusive—think “private island” energy without the drawbridge.

South Lake Tahoe (CA)
South Shore is Tahoe’s steady heartbeat. 368 homes and condos are on the market, 54 closed in July, and DOM is a mellow 96. Sweet spots like Tahoe Keys and Montgomery Estates keep delivering lifestyle + value combos buyers can’t resist.

South Lake Tahoe mirroring Vail?: The city is pushing for annexation, arguing Vail Resorts uses city services without fair share. No lift-ticket tax yet, but street parking privileges were revoked—locals are watching this play closely.

Hot Zones: Where the Smart Money Is Sneaking In

• Golf Luxury Overload – Schaffer’s Mill and Martis Camp are running a clinic on patience this summer. Forty-three golf homes and condos are on the menu, and buyers with a taste for mountain-modern are calling the shots.

• Ski & Condo Clusters – Everline Resort and Kingswood Village are the warehouses of vacation pads right now. Ski-in/ski-out units are stacked like a pallet of rosé.

• North/West Shore Summer Surge – Agate Bay and Tahoe Cedars are having their hot-girl summer moment: classic cabins, killer decks, and lake-adjacent vibes without the $10M buy-in.

Bottom line: Inventory’s high, sellers are chatty, and the next 30 days are the cheat code to holding Tahoe keys by Labor Day.

What’s Turning Heads

Cottonwood Creek Farmhouse – Sierraville

Ever dreamed of running your own chic B&B—without giving up fiber optic WiFi or your sourdough starter? Welcome to Cottonwood Creek Farmhouse in Sierraville, where 1890s soul meets 2025 backbone.

This fully renovated farmhouse pairs gallery‑worthy boho charm—wide‑plank floors, curated vintage finishes, and sunlight designed for an artist’s retreat—with modern infrastructure upgrades for year‑round comfort. An ADU guest house is ready for B&B guests, creative retreats, or multigenerational living.

The location is as dreamy as the interiors:

• Cycling routes and valley views that rival Tuscany

• Sierraville Hot Springs, the local Mexican cantina, and local coffeehouse just minutes away

• Four world‑class golf courses and epic mountain biking trails within 30 minutes

This property is a rural‑chic escape that works as hard as it plays—income potential plus lifestyle bliss. Call me before this one quietly vanishes into someone else’s dream.

51st Annual Lake Tahoe Concours d’Elegance

August 8–9, 2025 · Obexer’s Boat Company, Homewood

Tahoe’s most elegant wave returns for its 51st year, transforming the West Shore into a floating gallery of 60+ vintage wooden boats, some dating back to 1900. This is the high‑society answer to a boat show, where design, history, and pure Tahoe lifestyle collide.

Highlights include:

• Roar‑Off under Olson Bridge—an acoustic thrill for classic boat fans

• Wine Village & upscale bites for lakeside indulgence

• Live jazz, silent auction, and private tours with Chief Judge Terry Fiest

• Exclusive social events like the Opening Night Gala at Gar Woods and the Sunday Ladies’ Luncheon

Pro Tip: Skip the tourist crush and brunch like a local at Fire Sign Café—the smoked salmon omelet and cult‑status crepes pair perfectly with a strong Bloody before a day on the docks.

This isn’t just about boats—it’s about lifestyle and legacy. Owning on the West Shore during Concours week feels like being part of the curation team.