Happy Fall from The Moore Team!
We hope you had a wonderful summer and found time to enjoy the magic of Lake Tahoe! While temperatures are cooling, the Tahoe real estate market is not. Activity remains strong, and we’re thrilled to be helping buyers and sellers with some truly exceptional properties.
The Moore Team is deeply grateful for the incredible clients we’ve worked with so far this year and for the many referrals and introductions from friends and past clients. Your trust means the world to us.
Here are some market highlights, our latest listings & sales, and upcoming local events you won’t want to miss 🎃. We hope our updates are informative and we welcome your questions anytime!
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ELEVATED BUYER ACTIVITY & LUXURY SALES HIGHLIGHT Q3
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The Tahoe real estate market showed encouraging momentum in the third quarter of 2025, as both sales activity and sales prices held firm amid steady demand. Following a quieter start to the year, Q3 brought renewed energy, with more buyers engaging and sellers seeing increased showing traffic across multiple price points, most notably in the luxury/lakefront price point.
On the North & West Shores (CA side) which includes single-family homes and condos/townhomes, there were 141 closed sales, representing a 22.6% increase compared to Q3 last year. The average sale price rose modestly by 4% to $2,137,000, while the median sale price increased by 3.5% to $1,170,000. These figures reflect a market that is balanced and stable, with buyers responding to well-priced and well-presented properties, and sellers benefiting from continued low inventory levels in certain desirable neighborhoods.
When compared to pre-pandemic conditions, the market remains significantly elevated. Relative to Q3 2019, the average sale price has more than doubled (up 123%), and the median sale price has climbed 69%, underscoring the long-term appreciation and continued desirability of Tahoe real estate. Even with near-identical sales volume to 2019 levels, today’s pricing confirms a lasting reset in market values rather than a temporary surge.
Overall, Q3 reflected a steady, confident market. Buyer demand is active but discerning, favoring properties that don't require a lot of work combined with desirable location, design quality, and outdoor amenities. Sellers who priced strategically and worked with their agent to prepare their property for sale saw strong results, often closing within a reasonable time frame. As we move into the winter season, the tone of the market remains optimistic, supported by sustained regional appeal and a continued desire to own in a mountain destination.
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When looking solely at the lakefront market, we saw a significant increase in buyer activity that began in late July and has continued unabated through the end of the quarter. After registering ZERO lakefront sales in Q2 (the first full quarter without a lakefront sale in Tahoe-Sierra MLS history), we saw 13 lakefront homes transfer over the final 10 weeks of Q3. This represents the most sales in one quarter since the summer of 2020. Not only did we see increased transaction volume, it was coupled with resilient pricing as both Median and Average sales price for lakefront homes came in north of $10,000,000. Prices ranged from $3,000,000 for a charming cabin with 50 feet of frontage in Carnelian Bay up to $19,250,000 for an immaculate home on Edgewater Drive in Dollar Point.
The most noticeable trend in the lakefront market is buyer's insatiable demand for newer, turnkey homes and their willingness to pay top-dollar to secure those properties. Multiple lakefront homes closed at more than $4,000 per square foot, and 7 of the 16 sales year to date have commanded over $3,000/sf. Simply put, buyers are willing to spend to press the 'easy button', and in our opinion preparing a home for a listing has never been more important. Homeowners would be wise to consult with a reputable lakefront real estate agent to appropriately prepare their home. While the prices for turnkey homes on the water was the most eye-catching statistic of the past 3 months, activity in the lakefront market was broad-based. Buyer's remain willing to purchase remodel or redevelopment opportunities so long as they believe there is equity to be earned for their efforts when the product is finished. Many of the 'rehab' properties that had been idling on the market started to see interest from buyers as the aforementioned turnkey properties closed at or near their ambitious asking prices, elevating the ceiling for valuations.
Activity in the lakefront market shows no signs of slowing down with 4 additional properties pending sale at this time, ranging in price from $5,880,000 to $10,900,000. There are 9 lakefront homes actively listed for sale at this time in addition to multiple off-market opportunities. One of those off-market properties is a Tahoe Vista lakefront home listed exclusively by The Moore Team, available for $7,250,000. Please inquire if you'd like more information on this property.
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LOOKING AHEAD | Q4 AND THE WINTER MONTHS
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As we look into our crystal ball, we anticipate that current market dynamics will continue into the coming months, even as we move through the natural seasonal ebbs and flows of transaction volume. Buyer activity remains strong, particularly among those seeking newer or recently remodeled homes with fewer “question marks.” That said, opportunities still exist for buyers with vision, those willing to take on a remodel or rebuild project stand to create real value in today’s environment.
Holding costs continue to rise in the Tahoe region, with increased expenses tied to homeowners insurance, utilities, and seasonal maintenance. These factors are influencing how both buyers and sellers approach value, timing, and long-term ownership.
Overall, the Tahoe market continues to show resilience and depth. Well-presented, well-priced properties are attracting solid interest, while the region’s enduring lifestyle appeal (mountain air, crystal-clear water, and a strong sense of community) remains the true constant.
As always, we’re grateful for the opportunity to serve our clients and friends, and we look forward to helping more of you buy and sell in the Tahoe, Truckee, Alpine Meadows, and Olympic Valley region.
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