Jake Lewis - Full Year 2025 - Truckee Tahoe Stats

NORTH LAKE TAHOE - TRUCKEE REAL ESTATE MARKET REPORT We were at 5 to 6 months of supply from Q2 through the end of the year. Historically 5 to 6 months of supply is considered a balanced market, but it felt like it leaned toward sellers early in the year. However, as the year progressed, things balanced out. What’s Going On Looking Forward? The market is not "hot" by any stretch of the imagination, but we enter 2026 with solid momentum and reason for optimism. I've used the phrase healthy and strengthening and I think that is the correct moniker. With the stock market continuing to push record highs, and the interest rate outlook positive, we expect more of the same in 2026. Another uptick of 5-10% more transactions than 2025 seems like the most likely scenario. There are still some head winds, particularly insurance costs, keeping the Tahoe real estate market in the realm of "healthy" rather than "hot". Sellers, keep in mind, this is still a much better time to be a seller than it was in 2019 (which seemed like a very healthy market at the time!). You can expect a similar time on market, but much higher sales prices! Buyers, keep in mind, this is the most balanced market we have seen in the last 6 years. You now have the following things working in your favor: An inventory of homes to choose from. The ability to negotiate price. The ability to inspect a property and have normal contingencies. The ability to negotiate repairs. Tahoe real estate prices are still significantly cheaper than those seen in other major ski resort markets in the western United States (Jackson Hole, Park City, Vail, Aspen, etc) Yes, interest rates are higher than we got used to but are in the “normal” range historically speaking. We do not expect significant changes in interest rates in the foreseeable future. If/when they do start to drop, it will likely cause an increase in demand and increased prices. You are better off to buy the right home now, in a relatively balanced market, and refinance if rates drop. Contact Me Today to Find Out More about the Opportunities Available in the North Lake Tahoe-Truckee Market. Contact Me Today to Find Out More about the Opportunities Available in the North Lake Tahoe-Truckee Market. Residential Sales Summary 2025 was a roller coaster in the Lake Tahoe/Truckee real estate market. Q1 was full of optimism and strong activity, particularly in the luxury market. It seemed like the market might be poised to take off. That was squashed, however, by the tariff led stock market retreat and general economic uncertainty in Q2 and early Q3. As the stock market recovered and returned to highs, local real estate demand surged along with it, taking us to a strong finish in the 2nd half of the year. All in all, despite a relatively slow real estate cycle the last 3 years, the Lake Tahoe/Truckee market is healthy and strengthening compared to 2023 and 2024. Total Residential Sales: There were 1154 residential sales in 2025. That's a 9.3% increase over the 1056 sales in 2024. It puts us at 95% of the 5 year average and 82% of the 10 year average. The 2nd half of the year is what fuels optimism, coming in at 103% of the 5 year average. Digging into market segments, there are some highlights worth mentioning. Sales of residences over $5 million increased by 51% (from 39 to 59) and sales of homes between $2-5 million increased by 27% (from 138 to 175) compared to 2024. Some neighborhoods that really stand out are the North and West shores, where total transactions were up over 25% year over year. Lake Tahoe lake fronts increased from 17 sales in 2024, to 27 in 2025. Lahontan sales increased from 10 to 24, and Martis Camp from 24 to 30. All of this serves as further evidence that the market is healthy and strengthening. Median and Average Sales Prices: Pricing continues to be a positive story in the Lake Tahoe/Truckee market. The median price of a residential sale in 2025 came in at $1.125m, exactly equal to the median in 2024. The average sales price increased by 8% (from $1.631 million to $1.760 million). Of particular impact on this number was the strength in the luxury market. For single family homes the median was up 3.8% (from $1.203m to $1.248m) and the average price was up 9.6% ($1.820m to $1.996m) compared to 2024. For condos the median price was up 2.9% (from $710k to $717k) and the average was down 3.3% (from $983k to $950k). Prices continue to be at a very healthy premium from where they stood in 2019 (before the pandemic). For single family homes the median sales price is 68% higher compared to 2019 (from $744k to $1.248m). For condos the median sales price is 67% higher compared to 2019 (from $430k to $717k). Some neighborhoods had particular highlights in pricing. Four of the 5 highest sales prices in the history of Martis Camp closed in 2025, and all 5 have happened since Q4 of 2024. Lahontan had 2 sales that eclipsed the previous record high. Schaffer's Mill had 4 sales above the previous record high and 6 of the 8 highest in neighborhood history. Active Residential Inventory: Supply was the big story of the first half of the year. Inventory peaked at about 600 residential units in early July, which approached pre pandemic levels. For the first 6 months of the year, we saw 30% more listings than we did in the same period in 2024 and 12% more listings than the 10 year average for the period. In the second half of the year (Q3 in particular), supply mellowed and demand returned, rapidly decreasing inventory from the early summer highs. As we start into the new year, there are about 290 residences currently on the market. Last year, at this time, there were about 260 residences actively for sale. In 2019 the number was closer to 400. Jake Lewis Realtor® | Coldwell Banker Realty North Lake Tahoe - Truckee 457 North Lale Blvd, Unit 102 Tahoe City, CA 96145 CalRE# 01946927 530.412.1588 jlewis.msd@gmail.com LiveTheTahoeLife.com Jake Lewis 2025 Year End Real Estate Market Report North Lake Tahoe -Truckee Residential Properties – Single Family Homes & Condominiums CONTENTS *As of 12/31/2024. North Lake Tahoe & Truckee North & West Shore Lake Tahoe Palisades Tahoe Truckee Tahoe Donner Martis Camp Lahontan Schaffer's Mill Old Greenwood, Gray's Crossing, Pine Forest Northstar Serene Lakes Soda Springs, Pla-Vada, Kingvale Local Reach w w Global Influence $2.35B Volume 3,218 Closed Units 744 Agents 96,000+ Agents* 45 Countries* $716,500 MEDIAN SALES PRICE Condo & Townhome North Lake Tahoe & TRuckee Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) Single- Family Homes North Lake Tahoe & TRuckee % Change 9.2% 5.6% 1.0% -3.3% 34.4% 12.0% -6.8% 69.0% 29.8% 2024 810 $1,474,707,453 $1,202,500 $1,820,256 288 345 138 39 28 56 2019 356 $197,734,209 $430,000 $555,433 240 80 36 39 87 2019 1,039 $1,179,307,263 $745,000 $1,135,040 742 211 62 24 33 67 2025 260 $247,103,352 $716,500 $950,397 43 149 68 49 74 $1,247,750 MEDIAN SALES PRICE 2024 238 $234,031,252 $709,500 $983,324 32 133 73 29 57 2025 894 $1,784,031,721 $1,247,750 $1,995,561 306 354 175 59 35 59 % Change 10.4% 21.0% 3.8% 9.6% 6.3% 2.6% 26.8% 51.3% 25.0% 5.4% % Change 26.9% 37.8% 1.7% 8.6% 28.2% 12.8% 60.7% 66.7% 26.5% 0.0% 2024 81 $78,132,375 $670,000 $964,597 13 45 23 28 54 2019 98 $51,724,700 $399,500 $527,803 75 13 10 39 70 % Change -1.2% -12.3% -5.4% -11.2% 23.1% -2.2% -13.0% 103.6% 70.4% Condo & Townhome North & WEst Shore Lake Tahoe 2019 310 $357,773,798 $726,987 $1,154,109 236 54 13 7 33 78 2025 80 $68,530,630 $634,000 $856,632 16 44 20 57 92 Single- Family Homes North & WEst Shore Lake Tahoe $1,170,000 MEDIAN SALES PRICE 2025 297 $589,243,781 $1,170,000 $1,983,985 109 123 45 20 43 65 $634,000 MEDIAN SALES PRICE 2024 234 $427,590,739 $1,150,000 $1,827,310 85 109 28 12 34 65 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) 2019 49 $58,614,500 $1,023,000 $1,196,214 24 21 4 0 59 91 2024 39 $91,230,200 $2,050,000 $2,339,235 6 13 17 3 47 98 2019 70 $37,010,750 $463,750 $528,725 38 27 5 46 145 2025 40 $70,944,000 $1,593,500 $1,773,600 11 15 13 1 60 111 % Change -11.6% -9.7% -1.6% 2.2% -80.0% 20.0% -38.5% 85.7% 96.6% Condo & Townhome Palisades Tahoe Single- Family Homes Palisades Tahoe % Change 2.6% -22.2% -22.3% -24.2% 83.3% 15.4% -23.5% -66.7% 27.7% 13.3% $1,593,500 MEDIAN SALES PRICE $821,700 MEDIAN SALES PRICE 2024 43 $40,564,500 $835,000 $943,360 5 25 13 28 58 2025 38 $36,621,585 $821,700 $963,725 1 30 8 52 114 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) 2019 188 $108,998,759 $442,000 $579,780 127 40 21 38 75 2024 117 $119,179,877 $735,000 $1,018,631 14 63 40 30 58 Single- Family Homes TRUCKEE $706,000 MEDIAN SALES PRICE % Change 21.4% 19.1% -3.9% -1.9% 85.7% 19.0% 2.5% 3.3% -10.3% 2025 142 $141,951,137 $706,000 $999,655 26 75 41 31 52 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) 2024 537 $955,586,514 $1,210,000 $1,779,490 197 223 93 24 25 50 % Change 3.7% 17.6% 3.3% 13.4% -5.6% -3.1% 25.8% 58.3% 24.0% 2.0% 2019 684 $763,108,965 $739,000 $1,118,928 486 136 45 17 31 61 $1,250,188 MEDIAN SALES PRICE Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) 2025 557 $1,123,843,940 $1,250,188 $2,017,673 186 216 117 38 31 51 Condo & Townhome TRUCKEE % Change -4.3% -1.4% 2.0% 3.0% -18.2% -1.7% 46.7% 0 30.0% -7.1% $610,000 MEDIAN SALES PRICE Single- Family Homes TAHOE DONNER Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) 2025 27 $14,952,000 $610,000 $553,777 7 20 0 38 51 $1,199,000 MEDIAN SALES PRICE 2024 25 $14,038,000 $575,000 $561,520 8 17 0 28 54 Condo & Townhome TAHOE DONNER 2024 210 $264,765,808 $1,175,000 $1,260,789 77 118 15 0 20 42 2019 66 $24,524,259 $394,000 $371,579 65 1 0 23 37 % Change 8.0% 6.5% 6.1% -1.4% -12.5% 17.6% 0 35.7% -5.6% Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) 2019 280 $222,627,403 $727,500 $795,097 233 47 0 0 22 41 2025 201 $260,958,353 $1,199,000 $1,298,300 63 116 22 0 26 39 2019 32 $172,627,535 $5,100,000 $5,394,610 15 16 1 0 99 151 2025 24 $95,034,134 $3,687,500 $3,959,755 0 1 20 3 51 65 % Change 25.0% 36.0% 15.9% 8.8% -33.3% 6.7% 60.0% 300.0% 86.8% -4.4% Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) % Change 140.0% 147.3% 4.7% 3.1% 0 0 122.2% 200.0% -25.0% -20.7% 2024 24 $208,983,658 $7,332,500 $8,707,652 3 15 5 1 38 90 Single- Family Homes MARTIS CAMP 2024 10 $38,425,275 $3,522,637 $3,842,527 0 0 9 1 68 82 $8,500,000 MEDIAN SALES PRICE Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $5,000,000 Units Sold $5,000,000 - $9,999,999 Units Sold $10,000,000 - $14,999,999 Units Sold Over $15,000,000 Days on Market (Median) Days on Market (Average) 2025 30 $284,298,924 $8,500,000 $9,476,630 2 16 8 4 71 86 $3,687,500 MEDIAN SALES PRICE 2019 21 $56,307,500 $2,810,000 $2,681,309 0 6 15 0 97 113 SINGLE-FAMILY HOMES LAHONTAN 2019 12 $18,741,500 $1,558,250 $1,561,791 0 9 3 0 111 121 % Change 36.7% 39.9% 11.0% 2.4% 0 -20.0% 44.0% 0 53.3% -4.6% 2025 41 $109,382,060 $2,800,000 $2,667,855 0 4 36 0 46 62 2024 30 $78,180,000 $2,522,500 $2,606,000 0 5 25 0 30 65 $2,800,000 MEDIAN SALES PRICE 2024 22 $63,945,450 $2,875,000 $2,906,611 0 5 16 1 45 71 SINGLE-FAMILY HOMES Old Greenwood, Gray's Crossing, Pine Forest Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) Single- Family Homes Schaffer's Mill 2025 19 $69,718,000 $3,270,000 $3,669,368 0 4 10 5 96 82 2019 39 $59,860,082 $1,615,000 $1,534,873 3 35 1 0 35 86 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) $3,270,000 MEDIAN SALES PRICE % Change -13.6% 9.0% 13.7% 26.2% 0 -20.0% -37.5% 400.0% 113.3% 15.5% Condo & Townhome NORTHSTAR 2024 25 $49,187,500 $1,750,000 $1,967,500 2 16 6 1 41 61 % Change -32.0% -32.2% -16.0% -0.3% 0.0% -31.3% -50.0% 0.0% 36.6% 24.6% % Change 36.6% 63.2% 1.3% 19.5% 133.3% 26.1% 33.3% 18.2% -10.8% $1,470,000 MEDIAN SALES PRICE 2025 17 $33,362,800 $1,470,000 $1,962,517 2 11 3 1 56 76 2019 28 $38,110,500 $1,217,500 $1,361,089 11 14 3 0 110 138 2019 60 $45,266,400 $465,000 $754,440 33 16 11 81 125 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $500,000 Units Sold $500,000 - $1,000,000 Units Sold Over $1,000,000 Days on Market (Median) Days on Market (Average) $785,000 MEDIAN SALES PRICE Single- Family Homes NORTHSTAR 2025 56 $70,699,292 $785,000 $1,262,487 7 29 20 39 58 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) 2024 41 $43,308,999 $775,000 $1,056,317 3 23 15 33 65 Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) % Change 4.5% -0.2% -8.0% -4.6% 10.5% -33.3% 0 0 18.6% 19.7% 2019 36 $31,325,500 $687,500 $870,152 29 6 1 0 29 54 $982,500 MEDIAN SALES PRICE Units Sold Sales Volume Median Sales Price Average Sales Price Units Sold Under $1,000,000 Units Sold $1,000,000 - $1,999,999 Units Sold $2,000,000 - $4,999,999 Units Sold Over $5,000,000 Days on Market (Median) Days on Market (Average) 2024 12 $12,479,873 $1,063,000 $1,039,989 5 7 0 0 19 31 SINGLE-FAMILY HOMES SODA SPRINGS, PLA-VADA, KINGVALE 2024 22 $14,713,550 $565,000 $668,797 19 3 0 0 43 61 2019 21 $7,503,500 $348,000 $357,309 21 0 0 0 35 56 Single- Family Homes SERENE LAKES $520,000 MEDIAN SALES PRICE % Change 100.0% 101.3% -7.6% 0.7% 160.0% 28.6% 0 0 -68.4% -48.4% 2025 24 $25,122,500 $982,500 $1,046,770 13 9 2 0 6 16 2025 23 $14,677,000 $520,000 $638,130 21 2 0 0 51 73 The property information herein is derived from various sources that may include, but not be limited to, county records and the Multiple Listing Service, and it may include approximations. Although the information is believed to be accurate, it is not warranted and you should not rely upon it without personal verification. Not intended as a solicitation if your property is already listed by another broker. Affiliated real estate agents are independent contractor sales associates, not employees. ©2026 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. 