Tag: Tahoe Real Estate Market Update

Q1 2026 Lake Tahoe Market Update

Posted on by Liza Muhl

Lakefront Properties Lead the Way

We’re kicking off 2026 with a market that feels noticeably more active than a year ago. Across Lake Tahoe and Truckee, Q1 brought stronger momentum, with sales volume increasing across most segments and continued resilience in key areas of demand.

Lakefront properties once again led the way with sales volume doubling year over year, reinforcing just how limited and competitive this segment continues to be. We’re also seeing a clear geographic trend hold steady. Incline Village and Crystal Bay posted nearly a 50% increase in activity, reflecting continued buyer preference for Nevada-side inventory and its tax advantages.

Across the Tahoe Sierra MLS, overall sales volume rose about 7% year over year, while median pricing softened roughly 13%. This shift is less about declining values and more about a heavier concentration of sales in the mid and lower price points.

Luxury demand remains steady. Roughly 38% of all sales were above $2M, and 10% exceeded $5M—showing continued strength at the high end of the market even as it normalizes.

The standout remains the lakefront segment: not only did volume double, but pricing rose sharply year over year, with days on market down approximately 20%. Well-positioned properties continue to move quickly when they hit the market.

Overall, Q1 reflects a selective but healthy market with steady demand and clear opportunity as we move into the spring and summer season.

If you’re thinking about buying, selling, or simply want a real-time read on your property’s value, we’re always happy to connect.

Connect with Amie at amie@realestatenorthtahoe.com or visit realestatenorthtahoe.com to explore more.

$19M+ in Q1: A Milestone Built on Relationships

Posted on by Liza Muhl

Client Relationships Matter

Closing over $19M+ in Q1 is certainly worth celebrating. However, what matters most are the relationships behind the numbers.

This past quarter, in particular, was defined by repeat clients—many of whom we’ve had the privilege of working with since their first Tahoe investments in 2017. Because of that history, each transaction carries a deeper level of trust, understanding, and shared vision.

A Business Built on Trust & Longevity

Real estate is often measured in volume. Yet, for us, it’s measured in relationships.

Over time, those relationships evolve, from first purchases to portfolio growth, and eventually, to strategic sales. As a result, being part of these long-term journeys is not only meaningful, but it’s also the foundation of how we do business.

Repeat clients are the greatest reflection of trust. They return not just for results, but for guidance, consistency, and a thoughtful approach at every stage.

Welcoming New Clients Home to Tahoe

At the same time, this quarter also brought new opportunities to connect with clients discovering Lake Tahoe for the first time.

For those we had the honor of helping find home in this beautiful alpine community—welcome. We’re grateful to be part of your next chapter and to help you navigate what makes Tahoe living so special.

Looking Ahead to 2026

As we move further into 2026, the market continues to evolve. Therefore, whether you’re considering buying, selling, or simply planning what’s next, having the right strategy matters more than ever.

If a move is on your horizon this year, we’re here to guide you—every step of the way.

With Gratitude

Thank you to our clients for your continued trust and confidence. It truly means everything to us. We’re honored to be part of your Tahoe story.

Email me at amie@realestatenorthtahoe.com
Visit Amie Quirarte with The Q Group to learn more

Lake Tahoe Market Update: 2025 Year in Review

Posted on by Liza Muhl

Momentum into the New Year

The Lake Tahoe real estate market moved through 2025 with steady momentum. Sales activity increased compared to the year before, while prices and days on market stayed relatively consistent. Overall, it was a market driven more by intention than urgency. Well-prepared and thoughtfully priced homes continued to attract strong interest.

Lakefront properties remained a standout, with renewed activity at the top of the market and strong demand from luxury buyers. Most lakefront sales closed above $5 million. On the North and West Shores, single-family homes also had a strong year, with increased activity, stable pricing, and more homes trading above $1M. Condo activity moved at a slower pace and was more selective, with buyers placing greater emphasis on space and long-term value.

The broader Tahoe picture is clear: buyers are engaged but selective. Success continues to come down to experience, presentation, and smart strategy. Our home selling strategies include a unique storytelling approach. We combine heavy digital and print media components, and connections that reach our primary feeder markets, as well as across the globe. If you are interested in learning the value of your home, we’d love to talk with you in an honest, no pressure way.

Whether you’re a potential buyer, seller, or investor, the market reports offer the insights you need to stay ahead. Click here for full access to our Market Reports.

— Amie with The Q Group

Connect with Amie at amie@realestatenorthtahoe.com or visit realestatenorthtahoe.com to explore more.

2025 Wrapped: Thank You for an Incredible Year from The Q Group

Posted on by Liza Muhl

A Look Back at 2025 in Lake Tahoe Real Estate

There are never enough words to appropriately express the gratitude we feel towards our clients, all of whom trust us with some of the most important decisions of their lives. It is an honor to work alongside you, and to have earned your trust along the way. It is not something we take lightly! Thank you for being part of my journey.

Amie’s Lakefront Activity this Year 

We were proud to close on two exceptional lakefront properties at or above $10 million.

  • 3334 Edgewater Drive, Tahoe City, CA — Represented Buyer

  • 9910 Lake Street, Kings Beach, CA — Represented Seller (sold off-market)

This year also brought an incredible collection of lakefront listings that we are honored to represent and have actively listed, varying from a new construction estate on the West Shore to North Shore legacy residences.

  • 255 Drum Road, Tahoma, CA — Offered at $22,000,000

  • 9902 Lake Street, Kings Beach, CA — Offered at $13,500,000

  • 7708 North Lake Boulevard, Tahoe Vista, CA — Offered at $4,700,000

Explore All Current Listings Here

$49M in Sales Volume for the Year

Relationships are the foundation of our business, and we’re honored by the confidence our clients place in us year after year. In 2025, we closed 16 sales, helping 12 new families and working again with 4 repeat clients. Together, these sales totaled just under $49 million for the year.

Who You Work with Matters

As we head into 2026, the Tahoe market continues to shift and open up new opportunities for both buyers and sellers. When you choose to work with us, you’re partnering with real estate professionals who deliver extraordinary results. Whether you’re planning a purchase, considering a sale, or simply looking for insight into the market, we’re here as a trusted resource every step of the way.

Cheers and Happy New Year!

— Amie with The Q Group

? Mobile 650.290.3008
? Email me at amie@realestatenorthtahoe.com
? Visit Amie Quirarte with The Q Group to learn more

How to Right-Size Your Home in Tahoe

Posted on by Liza Muhl

What Right-Size Truly Means to You

Right-sizing isn’t just about square footage—it’s about finding a home that fits the way you actually live. In Tahoe, where lifestyle and seasonality play a major role, choosing the right size home can enhance both comfort and long-term value.

Whether you’re upsizing, downsizing, or transitioning from part-time to full-time living, here’s how to determine what “right-size” truly means for you.

What Right-Sizing Really Means

Right-sizing is about balance:

  • Enough space to live comfortably

  • Minimal wasted square footage

  • A layout that supports your daily routine

In Tahoe, that often means prioritizing storage for gear, flexible guest space, and ease of maintenance—especially during winter months.

Signs It Might Be Time to Upsize

You may want more space if:

  • Family or friends visit often

  • You need a dedicated home office

  • Outdoor gear has taken over every corner

  • You’re transitioning to full-time Tahoe living

Larger homes or townhomes with multiple levels allow for privacy while still supporting entertaining and multi-generational stays.

Signs It Might Be Time to Downsize

Downsizing can feel freeing—especially in a mountain market.

You may be ready to scale back if:

  • Maintenance feels overwhelming

  • You want a lock-and-leave lifestyle

  • You’re spending less time hosting guests

  • You prefer amenities over upkeep

Condos and smaller homes often provide easy living while keeping you close to trails, beaches, and town centers.

Condo, Cabin, or Luxury Retreat?

Tahoe offers a wide range of right-size options:

Condos & Townhomes

  • Low maintenance

  • HOA services like snow removal

  • Ideal for second-home owners

Cabins & Single-Family Homes

  • More privacy and storage

  • Outdoor space for gear and gatherings

  • A classic Tahoe feel

Luxury Homes

  • Designed for entertaining

  • Multiple living zones

  • Space for hosting family and friends year-round

The key is aligning the home type with how often—and how intensively—you’ll use the space.

Seasonality Matters

Ask yourself:

  • Will this be a full-time or seasonal home?

  • How much winter maintenance am I comfortable managing?

  • Do I want turnkey convenience or hands-on ownership?

Your answers help narrow the ideal size and style for your next move.

The Long-Term View

Right-sizing isn’t just about today—it’s about tomorrow. The right Tahoe home should support:

  • Your current lifestyle

  • Future flexibility

  • Long-term resale appeal

Choosing wisely now often leads to greater enjoyment and less stress down the road.

Quick Right-Sizing Checklist

  • How many bedrooms do you realistically use?

  • Do you need guest space or flex rooms?

  • How much maintenance feels comfortable?

  • Do you prefer amenities or privacy?

  • Will this home support your lifestyle in 5–10 years?

Thinking about your next move but unsure what size or style fits best? Connect with Amie Quirarte and The Q Group for guidance tailored to your lifestyle, goals, and preferred Tahoe neighborhoods.

— Amie with The Q Group

? Mobile 650.290.3008
? Email me at amie@realestatenorthtahoe.com
? Visit Amie Quirarte with The Q Group to learn more

Cost Considerations When Moving to Tahoe

Posted on by Liza Muhl

What Moving to Tahoe Really Costs

The Tahoe lifestyle is undeniably appealing—lake views, mountain trails, four-season recreation, and a slower pace of life. But before making your next move, it’s important to understand the full picture of what Tahoe homeownership truly costs. Beyond the purchase price, here’s what buyers should plan for when budgeting for life in the mountains.

Utilities & Seasonal Energy Use

Tahoe homes experience more dramatic seasonal swings than many other markets.

What to expect:

  • Higher heating costs during winter months

  • Variable utility bills depending on elevation, insulation, and home size

  • Backup power solutions or generators for certain areas

Energy-efficient upgrades, newer windows, and proper insulation can make a noticeable difference in long-term costs.

Snow Removal & Winter Access

Winter is part of Tahoe’s charm—but it also requires planning.

Typical snow-related expenses include:

  • Driveway and roof snow removal

  • Private road plowing or shared services

  • Ice management and winter safety measures

For second-home owners, reliable snow removal is essential to protect both your property and accessibility.

HOA Fees & Community Amenities

Many Tahoe condos, townhomes, and planned communities include HOA fees.

These often cover:

  • Exterior maintenance

  • Snow removal

  • Landscaping

  • Amenities such as pools, gyms, or private beach access

While HOAs add a monthly cost, they can significantly reduce hands-on maintenance—especially appealing for part-time residents.

Insurance in a Mountain Environment

Insurance costs in Tahoe can differ from urban or suburban markets.

Considerations may include:

  • Snow load and weather-related coverage

  • Fire insurance depending on location

  • Additional policies for second homes or rentals

Working with professionals familiar with mountain properties can help you secure appropriate coverage without surprises.

Maintenance & Ongoing Care

Tahoe homes require consistent upkeep due to weather and seasonal shifts.

Common maintenance items:

  • Roof inspections and repairs

  • Deck and exterior sealing

  • Gutter and drainage care

  • Annual inspections for heating systems

Planning ahead for these costs helps protect your investment and preserves long-term value.

Rental Rules & Usage Considerations

If you’re considering rental income, understanding local regulations is essential.

Important factors:

  • Short-term rental rules vary by area

  • Permit requirements and occupancy limits

  • Long-term rental opportunities in certain communities

Even if renting isn’t your immediate goal, knowing the options adds flexibility for the future.

The Big Picture: Value Beyond the Numbers

While Tahoe homeownership includes unique costs, many buyers find the lifestyle return well worth the investment. Ownership often replaces recurring vacation expenses with long-term equity, consistent access to the mountains, and a home that supports the life you want to live.

Quick Cost Checklist

  • Utilities and seasonal energy use

  • Snow removal and winter services

  • HOA fees (if applicable)

  • Insurance tailored to mountain living

  • Ongoing maintenance and upkeep

  • Rental compliance and flexibility

Thinking about your next move? Let’s break down what Tahoe ownership would look like for you. Connect with Amie Quirarte and The Q Group for a customized ownership estimate and guidance tailored to your lifestyle, goals, and preferred neighborhoods.

— Amie with The Q Group

? Mobile 650.290.3008
? Email me at amie@realestatenorthtahoe.com
? Visit Amie Quirarte with The Q Group to learn more

5 Signs It’s Time to Buy in Tahoe

Posted on by Liza Muhl

Are You Ready for Your Next Move to Tahoe?

Buying in Tahoe isn’t just about finding a home—it’s about choosing the lifestyle that comes with it: lake mornings, mountain air, quiet trails, and a community built around outdoor living. If you’ve been wondering whether it’s the right time to take the next step, here are five signs that point toward “yes.”

1. You’re Spending More Time in Tahoe Than Anywhere Else

Maybe you’re here every weekend. Maybe you’ve stretched “just a few days” into longer stays. When Tahoe becomes the place you unwind, recharge, and feel most at home, it’s worth considering a more permanent connection.

Local Insight: Many buyers start as weekend visitors before realizing they spend most holidays and long weekends here — making ownership more practical than ongoing rentals.

2. Remote or Flexible Work Has Opened New Possibilities

If you can work from anywhere, why not work from somewhere inspiring? Tahoe offers a quiet pace, access to nature, and enough connectivity to support remote professionals.

Hint: Homes with dedicated office space, expanded Wi-Fi options, and access to cafés/co-working hubs in Tahoe City and Truckee are especially in demand.

3. You Want a Home That Doubles as an Investment

From long-term rentals to seasonal use by family and friends, Tahoe real estate tends to hold value because demand remains steady year-round.

Consider: Even if you don’t plan to rent, owning gives you the opportunity to build equity instead of paying vacation rental fees.

4. Your Lifestyle Has Outgrown Your Current Space

Maybe you want more room for outdoor gear, space for family to visit, or a quieter environment than city living can offer. Tahoe’s mix of condos, townhomes, and lakefront estates makes it easy to match a home to your lifestyle.

Popular choices:

  • Low-maintenance condos for second-home owners

  • Family-friendly neighborhoods near trails

  • Larger homes with space to host friends or multi-generational stays

5. You’re Looking for a Lifestyle Upgrade Grounded in Nature

If you crave cleaner air, slower mornings, or year-round recreation right outside your door, Tahoe checks every box.

From skiing and paddleboarding to hiking and après-lake evenings, Tahoe living is more than a purchase—it’s a shift in lifestyle that many clients say they wish they’d made sooner.

Highlights:

  • Why now may be the ideal time to invest in Tahoe real estate

  • Signs you’re ready to transition from visitor to homeowner

  • Lifestyle benefits unique to Tahoe living

  • Remote-work advantages for Tahoe buyers

  • Equity-building and long-term value considerations

Ready to explore the right neighborhood or property for your next move? Connect with Amie Quirarte and The Q Group for tailored guidance, local insight, and a smooth path to Tahoe homeownership.

— Amie with The Q Group

? Mobile 650.290.3008
? Email me at amie@realestatenorthtahoe.com
? Visit Amie Quirarte with The Q Group to learn more

Q3 2025 Market Update: Incline Village Outlook

Posted on by Liza Muhl

Home Values Climb as Buyer Demand Stays Strong

Incline Village home for sale at 541 Silvertip Drive

As we move into the fourth quarter of 2025, the Lake Tahoe real estate market continues to reflect thoughtful buyer decisions and strategic purchases. In Incline Village, total sales volume rose 26% year over year to $371.5M, marking a 15% increase in units. The average sale price climbed 10% to just over $3.2M, underscoring steady demand and the enduring appeal of Tahoe’s most desirable neighborhoods. Although the average days on market have risen by 52% year over year—showing a more deliberate pace among buyers—well-presented and well-priced properties continue to attract strong interest.

Compared to pre-pandemic levels, the market remains on solid ground. Since 2019, the average sale price has more than doubled, showing lasting appreciation rather than a short-term spike. Even with sales activity similar to 2019, today’s higher price points highlight a long-term shift in market values.

Throughout the third quarter, the market showed confidence and consistency. Buyers stayed active but selective, favoring move-in-ready homes in prime locations with standout design and outdoor spaces. Looking ahead to winter, the outlook remains positive—supported by Tahoe’s enduring appeal and reputation as one of the most desirable mountain destinations on the west coast.

Our home selling strategies include a unique storytelling approach, combined with heavy digital and print media components, and connections that reach our primary feeder markets, as well as across the globe. If you are interested in learning more about what the value of your home may be, we’d love to talk with you in an honest, no pressure way.

— Amie with The Q Group

Connect with Amie at amie@realestatenorthtahoe.com or visit realestatenorthtahoe.com to explore more.

Q3 2025 Market Update: North & West Shore Outlook

Posted on by Liza Muhl

Steady Demand, Rising Values, and a Confident Winter Outlook

As we move into the fourth quarter of 2025, the Lake Tahoe real estate market continues to reflect thoughtful buyer decisions and strategic purchases. Both sales volume and median prices are up from last year, driven by steady demand and the limited availability of Tahoe’s most sought-after homes. Although the average days on market have risen by 52% year over year—showing a more deliberate pace among buyers—well-presented and well-priced properties are still drawing strong interest.

Compared to pre-pandemic levels, the market remains on solid ground. Since 2019, the average sale price has more than doubled, and the median price has climbed nearly 70%, showing lasting appreciation rather than a short-term spike. Even with sales activity similar to 2019, today’s higher price points highlight a long-term shift in market values.

Throughout the third quarter, the market showed confidence and consistency. Buyers stayed active but selective, favoring move-in-ready homes in prime locations with standout design and outdoor spaces. Looking ahead to winter, the outlook remains positive—supported by Tahoe’s enduring appeal and reputation as one of the most desirable mountain destinations on the west coast.

Our home selling strategies include a unique storytelling approach, combined with heavy digital and print media components, and connections that reach our primary feeder markets, as well as across the globe. If you are interested in learning more about what the value of your home may be, we’d love to talk with you in an honest, no pressure way.

— Amie with The Q Group

Connect with Amie at amie@realestatenorthtahoe.com or visit realestatenorthtahoe.com to explore more.

Fall in Tahoe: How to Prepare for Cooler Weather Ahead

Posted on by Liza Muhl

Fall in Lake Tahoe Signals a Change in Season

As the air turns crisp and the aspens shift to gold, fall in Lake Tahoe signals a beautiful change—and a perfect reminder to prepare your home for the cooler months ahead. Whether you’re a year-round resident or a part-time homeowner, a little early-season prep can help your property stay comfortable and protected all winter long.

Here’s how to get your Tahoe home ready for the season:

1. Service Your Heating System

Before the temperatures drop, schedule an HVAC or furnace inspection to ensure everything is running efficiently. Change air filters, test thermostats, and consider a smart thermostat for better energy management—especially if you split time between homes.

If you have a gas fireplace, now’s the time to have it cleaned and tested so it’s ready for cozy evenings by the fire.

2. Inspect Roofs, Gutters, and Chimneys

Fall is the ideal time to clear leaves and pine needles from gutters to prevent ice dams later. Check the roof for missing shingles or debris, and inspect your chimney or wood stove flue for buildup before you light that first fire of the season.

Tahoe’s early snow can surprise even locals—don’t wait until the first storm!

3. Prepare Outdoor Spaces

Bring in patio cushions, cover or store outdoor furniture, and drain irrigation systems to avoid frozen lines. It’s also a great time to trim trees near power lines and inspect decks for wear.

If you have a hot tub, check that it’s insulated and ready for use—there’s nothing better than a soak on a cool Tahoe night.

4. Create a Cozy Interior

As days grow shorter, make your space a warm retreat. Swap light summer linens for plush throws, add layered textures, and introduce warm-toned lighting. Natural elements like wood, leather, and wool fit perfectly with Tahoe’s mountain-modern aesthetic.

These touches not only enhance comfort but can elevate your home’s appeal if you’re considering listing this winter.

5. Prepare for Snow Season

Keep your snowblower or shovels accessible and check them now rather than mid-storm. Stock up on ice melt and make sure your driveway markers are visible for plowing.

If your property is a second home, consider a local caretaker or smart monitoring system to ensure pipes, heat, and access are maintained through the winter months.

Click here to download Fall Home Prep Checklist_Amie Quirarate_The Q Group

Why We Love Tahoe in Fall

Fall is one of our favorite times in Tahoe. The pace slows, the lake sparkles under a quieter sky, and it’s the perfect moment to prepare your home so you can truly relax and enjoy the season ahead.

Thinking of Selling This Fall?

Proper seasonal maintenance not only protects your home—it adds to your property’s value and buyer appeal. If you’re considering selling before winter or planning ahead for spring, now is the time to strategize. Let’s talk about your Tahoe home’s market potential this season.  Connect with Amie at amie@realestatenorthtahoe.com or visit realestatenorthtahoe.com to explore more.

— Amie with The Q Group