Tag: West Shore

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

Amie Quirarte Nominated for 2026 REALM Crown Award

Posted on by Liza Muhl

Recognized by REALM Global Peers for Community Impact

We’re proud to share that Amie Quirarte has been nominated for the 2026 REALM Crown Award – Community Champion of the Year.

The REALM Crown Awards recognize a select group of advisors, innovators, collaborators, and partners who are actively shaping the future of luxury real estate through leadership, creativity, and meaningful impact. Even more, the recognition by her peers within REALM Global is incredibly significant and deeply meaningful.

What It Means to Be a REALM Member

Amie is proud to be a member of REALM Global—A private ecosystem connecting real estate, wealth, and lifestyle through shared intelligence. REALM is not just a network; it’s a collaborative community of top-tier advisors who leverage data, relationships, and insight to better serve clients at the highest level. As a result, being part of REALM means access to elevated opportunities, global reach, and a standard of excellence that directly benefits those we represent.

A Commitment to Community & Industry

Philanthropy has always been at the core of Amie’s work. Whether serving with Sierra Community House, contributing to Inman Connect, or speaking at gatherings like WomenUP!, each opportunity has been rooted in giving back, sharing knowledge, and supporting others.

Moreover, these efforts extend beyond real estate. They reflect a broader commitment to strengthening both community and industry through meaningful engagement and leadership.

Therefore, this nomination is not just an individual achievement—it represents a shared dedication to impact, connection, and purpose.

Recognition That Reflects Impact

Ultimately, awards like the REALM Crown Awards go beyond production or accolades. Instead, they highlight those who lead with intention, contribute to something greater, and consistently show up for others.

For that reason, this nomination is a powerful reflection of Amie’s continued commitment to service, leadership, and community. Congratulations to Amie on this well-deserved recognition!

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

Short-Term Rental Rules in Lake Tahoe: What Buyers Need to Know in 2026

Posted on by Liza Muhl

Second-Home Considerations in Lake Tahoe

For many second-home buyers considering property in Lake Tahoe, one of the first questions is simple:

“Can I rent the property when I’m not using it?”

Short-term rentals (STRs) remain an important part of the Tahoe real estate market. However, regulations have evolved significantly over the past few years, and rules can vary depending on the town, county, and neighborhood where the home is located.

If you’re considering purchasing a Tahoe property in 2026, understanding these regulations is essential before making an offer.

Short-Term Rental Rules Vary by Location

Short-term rentals remain an important part of the Tahoe real estate market, but the rules vary significantly depending on the community and jurisdiction. Areas such as Tahoe City, Truckee, and Incline Village each have their own permitting systems, occupancy rules, parking requirements, noise monitoring systems, and local management contacts.

In parts of North Lake Tahoe governed by Placer County, short-term rentals require a permit and are subject to a regional cap currently set at 3,900 permits, with enforcement and compliance requirements for operators.

Because of these differences, two homes only a few miles apart may have completely different rental eligibility.

Limited Permits Can Impact Availability

Many Tahoe communities now limit the number of short-term rental permits available in certain neighborhoods. In some areas, permits are issued through:

  • Caps on total rentals
  • Waitlists for new permits
  • Designated rental zones

For buyers who plan to offset ownership costs through rental income, confirming permit eligibility early in the process is critical.

STR-Eligible Homes Often Command a Premium

Because permits and rental-friendly locations are limited, properties that allow short-term rentals can be more desirable in the market. Homes with strong rental potential often feature:

  • Proximity to ski resorts or the lake
  • Easy year-round access
  • Larger sleeping capacity
  • Outdoor amenities like hot tubs or decks
  • Parking that meets local requirements

For some buyers, a home’s ability to generate rental income can significantly influence both purchase decisions and long-term value.

Tahoe’s Vacation Rental Demand Remains Strong

Despite tighter regulations, demand for vacation rentals in Tahoe remains steady thanks to the region’s year-round recreation and tourism. Visitors come for:

  • Winter skiing and snowboarding
  • Summer boating and lake activities
  • Hiking and mountain biking
  • Major seasonal events and festivals

This consistent tourism helps support a strong vacation rental market for properly permitted homes.

What Buyers Should Do Before Purchasing

If you’re considering buying a property with rental potential, it’s important to:

✔ Verify the current rental rules for that jurisdiction
✔ Confirm whether the property qualifies for a permit
✔ Understand local compliance requirements
✔ Review potential rental income projections

Working with a knowledgeable local advisor can help buyers navigate these details before entering escrow.

The Bottom Line

Short-term rentals remain a key part of the Tahoe market, but the rules continue to evolve. For buyers, understanding the regulations early can help avoid surprises and ensure the property aligns with both lifestyle goals and investment plans.

For many owners, a Tahoe home offers the best of both worlds: a personal mountain retreat and the opportunity to generate income when it’s not in use.

Thinking about purchasing a Tahoe property? Understanding rental rules is one of the most important first steps. Reach out anytime to discuss current opportunities and what to know before buying.

— Amie with The Q Group

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

Lakefront & Trophy Assets: Tahoe’s Most Finite Luxury

Posted on by Liza Muhl

The Positioning at the Top of the Luxury Market

In luxury real estate, true scarcity is rare. In Tahoe, however, it’s measurable. Lakefront and direct shoreline properties represent one of the most limited asset classes in the Western United States. Because of environmental protections, strict development controls, and limited buildable parcels, supply is structurally capped. As a result, there will never be more shoreline on Lake Tahoe. That permanence ultimately defines the category.

What Defines a Trophy Asset in Tahoe

Not every luxury home is a trophy property. In Tahoe, however, the homes that truly stand out typically include:

  • Direct lake frontage with a private pier or buoy
  • Expansive panoramic water views
  • Architectural distinction or legacy design
  • Privacy, acreage, or a gated setting
  • Long-term generational appeal

For this reason, these properties are rarely impulse purchases. Instead, they are thoughtful acquisitions—often viewed as lifestyle investments, legacy holdings, and long-term stores of value. As such, trophy assets don’t simply follow the market; they tend to operate slightly above it.

The Lakefront Premium

Even within the luxury tier, lakefront homes are valued differently. In addition, lifestyle and day-to-day functionality matter just as much as square footage. As a result, the premium isn’t just about views—it’s about access.

Because of this, buyers in this segment tend to evaluate:

  • Shoreline usability
  • Pier rights and permitting
  • Sun exposure and wind patterns
  • Proximity to recreation hubs

A More Balanced Luxury Market

Compared to the accelerated pace of 2020–2022, today’s luxury market feels more measured. As a result, there is greater stability at the top of the market. Even so, high-net-worth buyers remain active—but they are:

  • More data-driven
  • More selective
  • More focused on value
  • Less reactive to short-term interest rate headlines

At the same time, properties that truly check the boxes—location, design, condition, and price—continue to sell. Meanwhile, those that miss the mark are taking longer. However, that’s not a sign of weakness; rather, it reflects a more balanced and healthy market.

Strategy Over Hype

In a rapid-growth cycle, momentum can push pricing. In contrast, in a more balanced market, thoughtful strategy carries it. Because of this shift, luxury sellers today should consider:

  • Pricing aligned with recent trophy-level sales
  • Presentation that reflects the caliber of the home
  • Patience that matches the right buyer timeline

On the other side, buyers are negotiating thoughtfully, but not aggressively when value is clear. As a result, this creates a healthier dynamic—where prepared sellers meet serious, qualified buyers.

Legacy Over Leverage

One of the defining characteristics of Tahoe’s lakefront owners is their ability to hold. In many cases, properties are owned without high leverage, passed down generationally, and not dependent on market timing. Because of this, that structural strength reduces volatility. It also reinforces why trophy inventory remains limited and why it often trades quietly between informed parties.

Reframing the Luxury Market

The conversation around luxury markets often swings between extremes: boom or cooling. However, Tahoe’s lakefront and trophy segment tells a more balanced story:

  • Limited supply
  • Serious buyers
  • Steady movement
  • Long-term value

Ultimately, the question isn’t whether the market is active, but whether a property meets the standards that define true trophy status in today’s environment.

With that in mind, if you’re considering the purchase or sale of a lakefront or trophy property in Tahoe, it’s worth starting with a private, informed evaluation.

— Amie with The Q Group

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.

Clara Tate Joins The Q Group in Lake Tahoe

Posted on by Liza Muhl

Trusted Advisor with Deep Sierra Roots

A Client-First Approach Built on Integrity

Clara Tate joins The Q Group in Lake Tahoe as a seasoned Chase International agent, licensed in both California and Nevada. With a long-standing commitment to her clients, she brings a respected reputation for integrity, perseverance, and client-focused representation.

Strategic Insight and Proven Industry Experience

With a background promoting Fortune 500 companies, Clara brings strategic insight and strong negotiation skills to every transaction. Recognized as Rookie of the Year in 2018, she is admired for her professionalism, honesty, and clear guidance. Her years living throughout the Sierras provide valuable local insight for buyers and sellers across the region.

Beyond Real Estate and Looking Ahead

Outside of real estate, Clara enjoys the Sierra’s wide-open country on horseback and discovering new adventures. The Q Group is proud to welcome Clara, and we look forward to all she brings to our team and the care she brings to every client experience.

Connect with The Q Group to learn how our team supports buyers and sellers throughout Tahoe City, Incline Village, the Sierras, and surrounding communities.

— Amie, The Q Group

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

How to Know If Now Is the Right Time to Sell

Posted on by Liza Muhl

Your Next Move As A Seller

Deciding when to sell isn’t just about the market, it’s about how your home fits your life today. In Tahoe, timing is influenced by seasonal demand, lifestyle shifts, and long-term goals. Here’s how to know if now may be the right time to make your next move.

Your Lifestyle Has Changed

Your home should support how you live now and not how you lived years ago. You may be ready to sell if:

  • Your home feels too large or too small

  • Maintenance feels overwhelming

  • You’re using the home less often

Lifestyle clarity often drives the best decisions.

Market Conditions Favor Sellers

Understanding current market trends is key. Indicators include:

  • Days on market in your neighborhood

  • Inventory levels

  • Recent sale prices of comparable homes

Even in balanced markets, well-prepared homes continue to perform.

You’re Thinking About Your Next Chapter

Selling often aligns with new goals:

  • Relocating or right-sizing

  • Transitioning to full-time or part-time living

  • Unlocking equity for another investment

Clear goals help determine ideal timing.

Your Home Is Well Positioned

Homes that are well-maintained and priced strategically tend to attract serious buyers. If your home offers:

  • Desirable location or features

  • Move-in-ready condition

  • Strong lifestyle appeal

Seasonal Timing Works in Your Favor

Tahoe isn’t just a “summer market.” Each season attracts different buyers:

  • Summer for lake living

  • Winter for ski-focused lifestyles

  • Shoulder seasons for motivated buyers

The right strategy matters more than the season itself.

You Want to Sell on Your Terms

Selling when you’re prepared allows for a smoother transaction and better outcome.

Not sure if now is the right time to sell? Connect with Amie Quirarte and The Q Group for a personalized market evaluation and timing strategy tailored to your Tahoe property.

— 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

Mountain Modern, Cabin Charm, or Lakeside Luxury?

Posted on by Liza Muhl

Tahoe Home Styles Explained

Tahoe homes are as diverse as the people who live in them. From sleek modern designs to cozy cabins and expansive lakeside estates, each style offers a different way to experience mountain living. Here’s how to decide which Tahoe home style fits you best.

Mountain Modern: Clean, Elevated, and Effortless

Mountain modern homes blend contemporary design with natural materials. This style appeals to those who appreciate clean lines with a warm, organic feel. Best for buyers who want:

  • Open floor plans and natural light

  • Low-maintenance finishes

  • Indoor-outdoor flow

Cabin Charm: Classic Tahoe Living

Cabins capture the nostalgic side of Tahoe, and are ideal for those who want a timeless retreat with personality. Best for buyers who value:

  • Cozy interiors and rustic details

  • Wood beams, stone fireplaces, and character

  • A traditional mountain aesthetic

Lakeside Luxury: Iconic and Refined

Lakeside homes offer the ultimate Tahoe experience. These homes blend lifestyle, legacy, and long-term value. Best for buyers seeking:

  • Direct lake access or panoramic views

  • Expansive entertaining spaces

  • Privacy and prestige

Hybrid Styles: The Best of Both Worlds

Many Tahoe homes combine elements of multiple styles. These hybrids appeal to buyers wanting character with contemporary comfort. Popular features include:

  • Modern kitchens with rustic accents

  • Updated interiors within classic exteriors

  • Thoughtful renovations that preserve charm

How to Choose the Right Style

The right style enhances not just your home—but how you live in it.

  • Do I prioritize convenience or character?

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

  • How much maintenance am I comfortable with?

  • What style supports my lifestyle long term?

Not sure which Tahoe home style fits your vision? Let us help you explore homes that align with your lifestyle, taste, and long-term goals.

— 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

From Visitor to Resident: Making Tahoe Your Full-Time Home

Posted on by Liza Muhl

What Would Life in Tahoe Look Like

For many buyers, Tahoe starts as a getaway—weekends by the lake, holidays in the snow, and summers filled with trail time. But for some, those visits spark a bigger question: What would life here look like full-time? If you’re considering making Tahoe your primary residence, here’s what to know as you move from visitor to local.

The Lifestyle Shift

Living in Tahoe full-time brings a different rhythm than vacation living. What once felt like a retreat becomes your everyday backdrop.

  • Slower mornings and quieter weekdays

  • A deeper connection to the seasons

  • More time outdoors—and less time commuting

Community Becomes Key

As a resident, Tahoe feels less like a destination and more like a hometown. Full-time living brings a depth of community that visitors don’t always see.

  • Local events, markets, and community gatherings

  • Building relationships with neighbors and local businesses

  • A strong sense of connection through shared outdoor lifestyles

Housing Needs Shift

Full-time living often requires rethinking space and functionality. Homes designed for year-round use make the transition smoother and more comfortable.

  • Reliable heating and insulation

  • Storage for all-season gear

  • Dedicated workspaces

  • Easy winter access

Seasonality Becomes Second Nature

Living in Tahoe means embracing all four seasons. What may feel like a challenge at first often becomes part of the charm. You’ll quickly learn:

  • Winter prep and snow routines

  • Shoulder seasons for quiet enjoyment

  • How each season shapes daily life

Planning for the Long Term

Full-time buyers often think differently about value. Choosing the right neighborhood and home now helps support future goals. Key considerations:

  • School districts and community resources

  • Proximity to town centers and services

  • Long-term resale and flexibility

Thinking about turning your Tahoe escape into a full-time lifestyle? Contact us to explore neighborhoods and homes designed for year-round living.

— 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