Summer 2026 market review · Sales through August 31
As summer wraps up, I always like to look back at the real estate activity here in Truckee and North Lake Tahoe—what sold, how prices shifted, and what’s available heading into fall. This update covers June through August, alongside year-to-date comparisons with 2025. I’ll share a full third-quarter update after September closes.
The quick take
Truckee’s year-to-date single-family median rose 6.8%; North Lake Tahoe’s fell 6.5%. More sales do not always mean higher prices, and a changing mix of homes can move the median.
Jump to: Single-family · Luxury communities · Condos · Inventory
Single-family: 2026 so far
January–August 2025 and 2026 are paired in each row.
Median sold price, January–August
Gold: 2025 · Green: 2026
Truckee
North Lake Tahoe
Median sold prices describe the homes that closed—not the value change of every property.
| Area | Active* | Closed sales 2025 → 2026 |
Median sold price 2025 → 2026 |
Sold / last list 2025 → 2026 |
|---|---|---|---|---|
| Truckee | 167 | 304 308+1.3% | $1,331,250 $1,421,500+6.8% | 96.6% 97.4% |
| North Lake Tahoe | 102 | 151 168+11.3% | $1,283,000 $1,200,000−6.5% | 95.8% 97.1% |
| Tahoe Donner | 45 | 122 126+3.3% | $1,210,000 $1,350,000+11.6% | 98.2% 98.9% |
| Northstar | 12 | 7 18+157.1% | $1,395,000 $1,625,000+16.5% | 99.0% 97.6% |
| Olympic Valley / Alpine Meadows | 8 | 13 18+38.5% | $1,892,000 $1,625,000−14.1% | 98.7% 95.5% |
*Active single-family listings: September 16, 2026. Current availability, not summer-end inventory.
Summer at a glance
Truckee: 166 sales vs. 148; median $1.460M, up 17.0%. North Lake Tahoe: 90 sales vs. 91; median $1.232M, down 3.4%. Tahoe Donner’s summer median rose 20.2%, with 70 closings vs. 65.
Northstar had just four summer sales; Olympic Valley / Alpine Meadows had 11. Those small samples need property-by-property context.
View summer sales, market time, price per square foot and sold volume
| Area | Sales | Median sold price | Avg. DOM | Median $/sq. ft. | Sold / last list | Sold volume |
|---|---|---|---|---|---|---|
| Truckee | 148 166+12.2% | $1,247,500 $1,460,054+17.0% | 37 35 | $629 $647 | 97.2% 98.1% | $283.97M $357.32M |
| North Lake Tahoe | 91 90−1.1% | $1,275,750 $1,232,128−3.4% | 50 45 | $736 $716 | 96.3% 98.5% | $217.83M $154.17M |
| Tahoe Donner | 65 70+7.7% | $1,195,000 $1,436,500+20.2% | 33 24 | $580 $618 | 99.0% 99.1% | $80.66M $104.26M |
| Northstar | 2 4+100.0% | $1,410,500 $2,850,000+102.1% | 95 68 | $663 $787 | 95.8% 94.7% | $2.82M $11.07M |
| Olympic Valley / Alpine Meadows | 7 11+57.1% | $1,892,000 $1,775,000−6.2% | 41 61 | $707 $750 | 101.3% 95.3% | $12.13M $23.83M |
Below $2M: Truckee’s YTD median rose 6.6% to $1,145,000; North Lake Tahoe’s fell 2.2% to $1,100,000. Luxury homes remain in the overall totals.
View the under-$2M comparison
| Area | Sales | Median sold price |
|---|---|---|
| Truckee | 212 206−2.8% | $1,073,750 $1,145,000+6.6% |
| North Lake Tahoe | 116 137+18.1% | $1,125,000 $1,100,000−2.2% |
| Area | Sales | Median sold price | Avg. DOM | Median $/sq. ft. | Sold / last list | Sold volume |
|---|---|---|---|---|---|---|
| Truckee | 109 113+3.7% | $1,075,000 $1,125,000+4.7% | 35 25 | $583 $610 | 98.6% 99.5% | $121.54M $133.25M |
| North Lake Tahoe | 72 73+1.4% | $1,152,000 $1,120,000−2.8% | 46 48 | $680 $696 | 96.8% 98.5% | $82.08M $83.74M |
Truckee luxury: five golf communities
Old Greenwood, Gray’s Crossing, Schaffer’s Mill, Lahontan and Martis Camp recorded 56 YTD sales vs. 68. Their combined median rose 43.0%, but the shift toward higher-priced sales is not a measure of appreciation.
| Area | Active* | Closed sales 2025 → 2026 |
Median sold price 2025 → 2026 |
Sold / last list 2025 → 2026 |
|---|---|---|---|---|
| Old Greenwood | 0 | 10 3−70.0% | $2,750,000 $3,235,000+17.6% | 98.3% 96.1% |
| Gray’s Crossing | 11 | 14 8−42.9% | $2,825,000 $2,585,000−8.5% | 96.0% 96.4% |
| Schaffer’s Mill | 13 | 7 9+28.6% | $4,995,000 $3,900,000−21.9% | 97.8% 95.4% |
| Lahontan | 18 | 18 12−33.3% | $3,543,750 $4,850,000+36.9% | 96.0% 95.7% |
| Martis Camp | 7 | 19 24+26.3% | $7,185,000 $7,159,025−0.4% | 94.5% 95.7% |
| Five luxury communities combined | 49 | 68 56−17.6% | $3,497,500 $5,000,000+43.0% | 95.7% 95.8% |
*Active single-family listings: September 16, 2026. Combined medians are calculated from individual sales, not averaged community medians.
Old Greenwood had no active single-family listings. The other four communities had 49 combined. Limited supply is notable, but does not by itself prove strong demand.
View luxury summer results and each community’s highest sale
The five communities had 24 summer sales totaling $134.69M vs. 27 totaling $129.65M in 2025. Martis Camp supplied 12 of the 24 closings. The combined summer median was $5.588M vs. $3.495M, influenced by that mix.
| Community / highest 2026 summer sale | Sales | Median sold price | Avg. DOM | Median $/sq. ft. | Sold / last list | Sold volume |
|---|---|---|---|---|---|---|
| Old GreenwoodHighest: $3,800,000 Closed 7/6/2026 |
4 2−50.0% | $2,400,000 $3,400,000+41.7% | 20 32 | $698 $895 | 101.7% 95.2% | $9.27M $6.80M |
| Gray’s CrossingHighest: $2,965,000 Closed 6/9/2026 |
7 3−57.1% | $2,675,000 $2,520,000−5.8% | 51 56 | $781 $812 | 95.0% 97.5% | $18.28M $7.58M |
| Schaffer’s MillHighest: $3,900,000 Closed 8/28/2026 |
2 3+50.0% | $4,522,500 $3,495,000−22.7% | 21 80 | $1,067 $1,017 | 97.4% 96.3% | $9.04M $10.14M |
| LahontanHighest: $5,500,000 Closed 8/14/2026 |
6 4−33.3% | $4,275,000 $4,197,500−1.8% | 43 36 | $1,005 $1,147 | 97.4% 100.5% | $26.21M $17.25M |
| Martis CampHighest: $11,995,000 Closed 8/4/2026 |
8 12+50.0% | $8,500,000 $7,409,025−12.8% | 70 66 | $1,814 $1,780 | 94.3% 96.4% | $66.85M $92.92M |
Highest sales are qualifying June–August 2026 closings—not asking prices or all-time records.
Condos and townhomes, separately
These figures use the MLS Condo/Townhome/PUD category. No timeshares or fractional/share ownership. Whole-ownership resort condos are included.
| Area | Active* | Closed sales 2025 → 2026 |
Median sold price 2025 → 2026 |
Sold / last list 2025 → 2026 |
|---|---|---|---|---|
| Truckee | 71Sept. 16 | 92 94+2.2% | $759,750 $773,750+1.8% | 96.5% 98.1%+1.6 pp |
| North Lake Tahoe | 32Sept. 15 | 47 52+10.6% | $672,000 $647,000−3.7% | 97.5% 97.2%−0.3 pp |
| Tahoe Donner | 15Sept. 15 | 12 19+58.3% | $649,500 $575,000−11.5% | 96.9% 98.2%+1.3 pp |
| Northstar | 28Sept. 15 | 39 31−20.5% | $790,000 $790,0000.0% | 96.0% 97.3%+1.2 pp |
| Olympic Valley / Alpine Meadows | 39Sept. 16 | 17 20+17.6% | $805,000 $782,500−2.8% | 98.1% 97.7%−0.4 pp |
| Old Greenwood | 1Sept. 15 | 3 1−66.7% | $1,450,000 $1,400,000−3.4% | 92.7% 93.4%+0.7 pp |
| Gray’s Crossing | 3Sept. 15 | 4 2−50.0% | $1,577,250 $1,852,500+17.5% | 97.3% 100.0%+2.7 pp |
| Schaffer’s Mill | 8Sept. 15 | 4 17+325.0% | $1,900,000 $2,250,000+18.4% | 95.6% 99.1%+3.5 pp |
*Active condo dates appear beside each count. These are current snapshots, not year-to-date totals.
Old Greenwood and Gray’s Crossing have only one and two YTD 2026 sales. Olympic Valley / Alpine Meadows had just two summer closings. Treat their changes as small-sample results, not broad value trends.
View condo market time, price per square foot and sold volume
| Area | Median $/sq. ft. | Average DOM | Total sold volume |
|---|---|---|---|
| Truckee | $694 $692−0.4% | 56.6 70.5+24.5% | $105,483,345 $110,006,668+4.3% |
| North Lake Tahoe | $527 $592+12.3% | 86.8 64.8−25.4% | $41,013,000 $60,169,115+46.7% |
| Tahoe Donner | $494 $519+5.0% | 56.4 43.0−23.8% | $7,464,000 $10,550,000+41.3% |
| Northstar | $966 $806−16.6% | 59.6 103.9+74.3% | $54,249,500 $38,699,168−28.7% |
| Olympic Valley / Alpine Meadows | $772 $934+21.1% | 114.9 74.3−35.3% | $14,275,000 $19,355,500+35.6% |
| Old Greenwood | $719 $694−3.4% | 7.3 137.0+1768.2% | $4,350,000 $1,400,000−67.8% |
| Gray’s Crossing | $752 $770+2.4% | 161.5 146.0−9.6% | $6,739,500 $3,705,000−45.0% |
| Schaffer’s Mill | $880 $847−3.8% | 45.5 30.3−33.4% | $7,575,000 $37,367,000+393.3% |
View all condo summer comparisons
| Area | Sales | Median sold price | Median $/sq. ft. | Average DOM | Sold / last list | Sold volume |
|---|---|---|---|---|---|---|
| Truckee | 31 36+16.1% | $759,500 $775,000+2.0% | $659 $694+5.3% | 63.1 54.2−14.1% | 95.9% 98.3%+2.4 pp | $28,496,000 $39,319,000+38.0% |
| North Lake Tahoe | 21 25+19.0% | $605,000 $700,000+15.7% | $527 $572+8.6% | 107.4 38.2−64.4% | 97.9% 98.3%+0.3 pp | $19,078,000 $32,815,000+72.0% |
| Tahoe Donner | 6 60.0% | $682,000 $579,500−15.0% | $530 $490−7.5% | 54.7 33.5−38.7% | 96.9% 98.9%+1.9 pp | $3,869,000 $3,734,000−3.5% |
| Northstar | 11 110.0% | $775,000 $750,000−3.2% | $878 $830−5.4% | 51.5 56.2+9.2% | 93.9% 97.4%+3.5 pp | $10,224,500 $10,004,000−2.2% |
| Olympic Valley / Alpine Meadows | 5 2−60.0% | $853,500 $574,500−32.7% | $676 $852+26.1% | 42.6 76.0+78.4% | 96.9% 98.7%+1.8 pp | $4,353,500 $1,149,000−73.6% |
| Old Greenwood | 1 10.0% | $1,500,000 $1,400,000−6.7% | $744 $694−6.7% | 3.0 137.0+4466.7% | 96.8% 93.4%−3.4 pp | $1,500,000 $1,400,000−6.7% |
| Gray’s Crossing | 2 20.0% | $1,562,250 $1,852,500+18.6% | $780 $770−1.3% | 191.5 146.0−23.8% | 97.6% 100.0%+2.4 pp | $3,124,500 $3,705,000+18.6% |
| Schaffer’s Mill | 0 6N/A | N/A $2,132,500N/A | N/A $871N/A | N/A 46.2N/A | N/A 99.2%N/A | $0 $13,230,000N/A |
Schaffer’s Mill had no summer 2025 condo sales, so its summer percentage comparison is N/A. Its YTD sales increased from four to 17; changes in units sold and development closings can affect results.
Compare summer inventory with 2025
This is the MLS active-during-June–August measure, not August 31 inventory. Truckee declined 18.9%; North Lake Tahoe declined 19.0%. It is separate from the September snapshots above.
Active-during-summer listings
Gold: 2025 · Green: 2026
Truckee
North Lake Tahoe
| Area / community | 2025 → 2026 |
|---|---|
| Truckee | 435 353−18.9% |
| North Lake Tahoe | 300 243−19.0% |
| Tahoe Donner | 151 118−21.9% |
| Northstar | 19 21+10.5% |
| Old Greenwood | 5 1−80.0% |
| Gray’s Crossing | 21 14−33.3% |
| Schaffer’s Mill | 23 21−8.7% |
| Lahontan | 25 28+12.0% |
| Martis Camp | 32 21−34.4% |
| Combined five | 106 85−19.8% |
Luxury active-during-summer counts fell in four of five communities; Lahontan rose from 25 to 28.
What it means for your next move
Buying? Compare location, condition and the homes you would actually consider. Start with my Living in Truckee guide. Selling? Use recent comparable sales and today’s competition—not a regional median alone. For monthly context, see the August market update.
Get a property-specific market analysis
Buying or selling in Truckee, North Lake Tahoe or a luxury golf community? Contact Ethan Pontz for a comparison tailored to your home or search.
Ethan Pontz, REALTOR®
Truckee and North Lake Tahoe Real Estate
California DRE #02111920
TruckeeTahoeMountainHomes.com
Source and credit: Tahoe Sierra MLS. Sales through August 31, 2026; inventory dates shown above.
Data definitions, coverage and sample sizes
Source and credit: Tahoe Sierra MLS. Single-family data and condo data for Truckee and Olympic Valley / Alpine Meadows were pulled September 16, 2026; other condo data September 15.
- Periods: YTD is January 1–August 31 in both years; summer is June 1–August 31. No full-year 2025 comparison is mixed in.
- Geography: Truckee includes Tahoe Donner, Donner Lake and luxury communities. Olympic Valley / Alpine Meadows is shown separately. Community breakdowns overlap the broader market totals and should not be added together.
- North Lake Tahoe: California’s North and West Shores; Nevada is excluded. Regional and community breakdowns may overlap.
- Property types: single-family and Condo/Townhome/PUD are separate. Timeshares and fractional/share ownership excluded; whole-ownership resort condos remain included. The under-$2M segment uses final sold price, not asking price.
- Active listings: ACT only; pending, contingent and coming soon excluded. Single-family counts are September 16 snapshots. Condo dates appear beside the counts. No comparable 2025 current-condo inventory count has been verified.
- Historical inventory: the MLS active-during-period measure is not month-end inventory or simultaneous availability. The MLS cautions that some listings off market before the period and returned afterward may be included.
- Median and ratios: median sold price is the middle closed-sale value (mean of the two middle values for even samples). Sold / last list = total sold volume ÷ total final asking-price volume × 100; not original asking price. Ratio changes use percentage points (pp).
- Square footage and DOM: median sold $/sq. ft. excludes missing/zero square footage. Single-family summer samples, 2025/2026: Truckee 147/163; North Lake Tahoe 78/86; Tahoe Donner 65/69; Northstar 2/4; Olympic Valley / Alpine Meadows 7/8. All luxury summer sales have usable square footage. Sold $/sq. ft. samples (2025 / 2026), YTD then summer: Truckee 89/92 and 30/35; North Lake Tahoe 39/52 and 17/25; Tahoe Donner 12/19 and 6/6; Northstar 37/30 and 10/11; Olympic Valley / Alpine Meadows 14/17 and 4/2; Old Greenwood 3/1 and 1/1; Gray’s Crossing 4/2 and 2/2; Schaffer’s Mill 3/17 and 0/6. Average DOM is the arithmetic mean, rounded to whole days for houses and one decimal for condos.
- Interpretation: price and sales changes are year over year. Original condo percentage changes are retained from unrounded calculations; N/A means unavailable or a zero comparison base. Small samples and changes in the homes sold can shift medians substantially. This is not matched-property appreciation or Zillow’s modeled home-value index.
Information is deemed reliable but not guaranteed and does not replace a property-specific comparative market analysis.