As we're in the peak of summer season, it's interesting to look at shifts to the landscape of Lake Tahoe real estate, revealing a tale of two markets. On one side, we’re seeing a gradual increase in available inventory across Tahoe Sierra and Incline Village. On the other, premium lakefront properties are moving at a brisk pace—proving that high-net-worth buyers still have an appetite for Tahoe’s most coveted homes.
Inventory Creeps Up, But Sales Tell a Nuanced Story
Active home listings in both Tahoe Sierra and Incline Village ticked up slightly from June to July and are currently up 27% year-over-year, giving buyers more options to choose from. Pending sales nearly doubled month-over-month, showing that summer’s momentum is alive and well. However, compared to July 2024, pending sales were flat—suggesting that while activity has picked up from early summer, the market overall remains measured.
Buyers Hold More Power at the Table
Despite steady demand—still very high by historical standards—buyers currently hold more leverage in negotiations. Sellers are in a bit of a quandary: the data supports their asking prices, yet Days on Market (DOM) have nearly tripled since 2023. For some, this means waiting longer than expected for offers to come in.
The savviest sellers are taking a proactive approach—making price adjustments now to get ahead of the next sale, freeing up capital for other investments, and moving forward on the next chapter of their lives.
Median Sales Prices Continue Their Climb
Pricing trends tell another story entirely. In July, the median sales price jumped 5% year-over-year in Tahoe Sierra and an impressive 32% in Incline Village. Even with more homes on the market, well-positioned properties are commanding strong prices. This reflects a buyer pool that’s increasingly selective, willing to pay for quality, location, and move-in readiness.
Overall Volume Slips—Except on the Lake
While the broader market saw a 30% drop in overall sales volume year-over-year, the lakefront segment stood out as a clear exception. The lakefront market had 22 homes listed and 7 pending sales in July, with the median sales price for closed lakefront transactions soaring 47% compared to last year.
Lakefront Luxury Still in High Demand
For the well-heeled buyer, Tahoe’s lakefront remains a strong draw—particularly newer-built or recently remodeled homes that require no additional projects. The premium end of the market is thriving, and sellers with turnkey lakefront properties are well-positioned to attract motivated buyers who value their time as much as their view.
Key Takeaways
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Inventory is growing: More options for buyers, especially compared to last year.
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Buyers have the edge: Even with high demand, negotiations are favoring buyers as Days on Market stretches longer.
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Prices remain strong: Quality homes in prime locations are achieving premium prices.
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Lakefront homes are leading: The only segment to see a sales volume boom in July, driven by demand for newer, move-in ready properties.
Whether you’re considering selling your lakefront home, exploring an investment, or looking for your own Tahoe retreat, the market remains full of opportunity—especially for properties that check all the right boxes. Want to discuss these trends or learn about selling or buying in Lake Tahoe? Reach out to DietzGroup@TLUXP.com.