October 2026 Tahoe-Truckee Real Estate Market Update
September was the busiest month of 2026 so far
TMR counted 145 home sales and $274.2 million in September volume in Truckee and North Lake Tahoe. The comparison was 161 sales and $309.7 million in September 2025, and 109 sales in September 2024. Average sale price was approximately $1.89 million versus $1.92 million a year earlier. This was strong activity within 2026, even though it did not surpass the previous September.
The home that sold and the home still waiting
Among September closings recorded through the 28th, TMR identified 40 at or above asking price, including 18 above asking, and nine that went under contract on listing day. Median time to contract was 32 days. The median closing was 96.6% of final ask and 95.2% of original ask. Meanwhile, the median active listing had been marketed for 87 days. Those statistics cover different sets of homes and illustrate why the individual listing history matters.
Luxury transactions continued to influence the totals
Martis Camp recorded five closings totaling approximately $45 million. TMR’s examples included 8133 Valhalla Drive at $14.35 million, 10820 Cairncroft Lane at $13.1 million and 10250 Dick Barter in Lahontan at $6.7 million. The report also highlighted a $6 million Ritz-Carlton Highlands townhome at Northstar and a $6 million Nine Bark Road closing in Schaffer’s Mill.
| Address | Community | Sold price | Details |
| 8133 Valhalla Drive | Martis Camp | $14,350,000 | 6 bd · 9,783 sq ft · 8 days on market · top sale of the month |
| 10820 Cairncroft Lane | Martis Camp | $13,100,000 | 8 bd · 7,288 sq ft · under contract day one |
| 10250 Dick Barter | Lahontan | $6,700,000 | 7 bd · 8,946 sq ft · sold after a price adjustment |
| 13031 Ritz Carlton Highlands Ct | Northstar Mountainside | $6,000,000 | 4 bd · 2,363 sq ft · ~$2,540/sq ft · full asking price |
| 9304 Nine Bark Road | Schaffer’s Mill | $6,000,000 | 5 bd · 5,016 sq ft |
| 8625 Huntington Court | Martis Camp | $5,500,000 | 3 bd · 3,033 sq ft · 6 days on market · above asking |
| 9400 Heartwood Drive | Schaffer’s Mill | $4,500,000 | 5 bd · 4,035 sq ft · 4 days on market |
| 2081 Tahoe Mountain Road | Tahoe Truckee Forest | $4,475,000 | 5 bd · 3,185 sq ft · under contract day one |
| 7708 North Lake Boulevard | Tahoe Vista | $4,175,000 | 3 bd · 99% of asking price |
Through September, it counted 61 sales above $5 million, compared with 65 during all of 2025.
The year-to-date median reached $1.19 million; a larger share of high-value closings contributed, so this is not a measure of appreciation for every property.
Supply and leverage varied by price range
The headline inventory figure was 538 homes, versus 599 a year earlier. A price-reduction snapshot elsewhere in the report used 537 active listings, with 250 reduced; these are slightly different source counts.
TMR estimated roughly nine months of supply above $10 million and six months between $2 million and $5 million. It described tighter conditions at $1–2 million and $5–10 million, both around or below four months. Negotiation can involve timing and terms as well as price, but any proposed financing structure needs case-specific review.
Incline Village’s September snapshot
Incline Village recorded 18 sales and $63.3 million in volume, with a $2.42 million median and approximately $930 median price per square foot. Four sales exceeded $5 million, including 757 Champagne Road at $11 million. TMR reported 73 active listings and roughly five months of supply.
The year-to-date median was $2.5 million, and 11 sales had exceeded $10 million. The report treats Incline as a distinct market; these figures should not be blended into Truckee and North Lake totals without checking the geographic definitions.
Third-quarter results and the outlook at publication
For Truckee and North Lake Tahoe, TMR reported 399 third-quarter sales totaling $770.3 million. Its nine-month comparison was 865 sales and approximately $1.66 billion in 2026 versus 862 sales and $1.56 billion in 2025.
| 2026 by quarter | Homes sold | Volume | Avg price | Incline sales | Incline volume |
| Q1 (Jan–Mar) | 208 | $440.6M | $2.12M | 31 | $180.2M |
| Q2 (Apr–Jun) | 258 | $451.3M | $1.75M | 53 | $194.7M |
| Q3 (Jul–Sep) | 399 | $770.3M | $1.93M | 44 | $156.6M |
The report’s historical forecast called for 320–360 fourth-quarter sales and a median within about 5% of the $1.19 million year-to-date figure; it estimated 30–40 fourth-quarter Incline sales. These were TMR estimates made when the October report was published, not actual results or guarantees. Its financing discussion highlighted higher borrowing costs and the possible role of credits, rate buydowns or seller financing. Availability and suitability depend on the property, buyer and lender.
Your home search and your Tahoe community
If pickleball is part of your move to Tahoe, I can help connect your home search with local courts, clubs and people. We will verify access, fees and membership requirements individually. The right fit starts with your budget, the home itself and how you want to spend time here.
Talk with Cleve about your Tahoe home search.
Source: Tahoe Mountain Realty — October 2026 Tahoe-Truckee Real Estate Market Update. Photos and charts courtesy of Tahoe Mountain Realty; MLS photography as identified in the original report.
