Tag: Tahoe Real Estate Market Update

When it Comes to Dollar Point, Experience Sells

Posted on by Liza Muhl

If You’re Looking for Results, Trust the Expert in Dollar Point

Trust the expert with a proven track record and deep local insight. With over 20 successful sales in Dollar Point, Amie Quirarte understands the unique value of this sought-after community—its seasonal rhythms, buyer preferences, and what makes each home stand out. From strategic pricing to off-market opportunities, Amie’s experience delivers results.

Dollar Point Notable Sales

Dollar Point Homes Sold

121 Marlette Drive; 86 Observation Drive; 91 Observation Drive; 155 Marlette Drive; 139 Roundridge Road; 3359 Edgewater Drive; 26 Observation Drive; 129 Roundridge Road; 200 Observation Drive; 180 Dollar Drive; 60 Tahoma Avenue; 250 Observation Drive; 3212 Edgewater Drive; 121 Mammoth Drive; 46 Tahoma Avenue; 215 Edgewood Drive; 171 Edgewood Drive; 81 Observation Drive; 39 Observation Drive; 113 Mammoth Drive; 111 Mammoth Drive

Over 20+ homes sold in Dollar Point.

Why Work with Us

When you choose to work with Amie and her team, you’re partnering with real estate professionals who deliver extraordinary results. Specializing in the Lake Tahoe luxury real estate market, we combine local expertise, global connections, and innovative marketing strategies to position your property for success.

Expertise that Drives Results

Navigating the competitive Lake Tahoe luxury market requires more than knowledge—it demands a refined understanding of buyer preferences and market trends. Amie leverages years of experience to position your property for maximum impact.

Strategic Marketing Tailored to You

Discover our marketing strategies designed to guide you through a successful sale. While every plan is unique, your personalized strategy will typically include:

  • Professional Photography & Videography
  • Custom Property Websites
  • Luxury Magazine Features
  • Media Outreach
  • Digital PR Campaigns
  • Targeted Postcard Mailers
  • Comprehensive Newsletter Outreach.
  • Social Media Campaigns
  • Local & Global Reach
  • Broker Events & Open Houses

Global Reach that Sets us Apart

Amie’s properties benefit from unparalleled global connections:

  • Leading Real Estate Companies of the World®: Access to 550+ top-tier brokerages in over 60 countries.
  • Luxury Portfolio International®:Exposure to high-net-worth buyers through the largest global network of independent luxury brokerages.
  • Wayfair International Realty: Exclusive advertising and public relations opportunities, including Country Life magazine.
  • REALM®: A collective of the most accomplished real estate agents worldwide. Amie’s affiliation with REALM® opens a world of opportunities for your property. Ask me why.

With these connections, your property is marketed to an extensive international audience, ensuring maximum visibility and success.

Unwavering Integrity and Service

Amie’s approach is built on trust, professionalism, and a genuine commitment to helping clients achieve their real estate goals.

Proven Track Record in Lake Tahoe Real Estate

From innovative marketing to record-breaking sales, our results consistently exceed expectations.

Let’s Talk Strategy

If you’re considering selling, please reach out. I’m here to help you make decisions confidently and smartly. I’m happy to walk you through the trends and tailor a plan based on your goals.

🔗 Click here or DM me anytime.

— Amie with The Q Group

Market Insights Around Lake Tahoe: 2025 Mid Year Update

Posted on by Liza Muhl

Lake Tahoe Real Estate: Luxury Strength, Rising Inventory & Smart Opportunities

As we cross the halfway mark of 2025, the Lake Tahoe real estate market remains active and strategically balanced. While buyers have become more selective due to shifting interest rates and economic conditions, home values in many communities continue to rise, and inventory is returning to pre-COVID levels. Whether you’re considering buying or selling, now is a smart time to assess your position.

This update covers key insights across Incline Village, West Shore, North Shore, Tahoe Donner, and Truckee — with an eye toward helping you make informed decisions in today’s evolving market.

Key Mid-Year Trends

  • Inventory is up 19% YOY, with June 2025 inventory up 31%, nearing 2019 levels

  • Homes are selling faster, especially when priced and presented well

  • Pending sales are down ~40%, signaling buyer selectiveness, not weakness

  • Luxury demand remains strong, particularly near the lake

  • California-side median prices continue to rise, even with lower unit sales

Incline Village: High-End Still Holding Strong

Incline continues to shine as a destination for luxury buyers, fueled by Nevada’s tax advantages.

Mid-Year Snapshot – Incline Village

  • 48 homes sold (↓ from 63 in mid-2024)

  • Median price: $2,056,875

  • Average price: $2,569,601

  • 37 of 48 homes sold over $1M

✅ Turnkey, well-located homes are still commanding premium prices.

West Shore: Exceptional Value Growth

Even with fewer sales, West Shore values are soaring. This is a prime location for buyers seeking classic lakefront charm, privacy, and long-term equity.

Mid-Year Snapshot – West Shore

  • 16 homes sold

  • Median price: $1,362,827 (↑19%)

  • Average price: $3,127,681 (↑97%)

  • 9 of 16 sales over $1M

✅ Waterfront homes and secluded cabins continue to attract serious interest.

North Shore: Buyer Activity Rising

North Shore is heating up, with strong price gains and rising buyer activity. Accessibility to beaches, ski resorts, and walkable towns makes this a versatile option for full-time and part-time owners.

Mid-Year Snapshot – North Shore

  • 18 homes sold (↑ from 15 in mid-2024)

  • Median price: $1,397,500 (↑27%)

  • Average price: $2,034,166 (↑73%)

  • 14 of 18 sales over $1M

✅ Buyers continue to value lifestyle, location, and long-term potential.

Tahoe Donner: Active & Affordable

Tahoe Donner remains a top choice for buyers seeking value, amenities, and rental flexibility. This market supports both primary homeownership and second-home investments.

Mid-Year Snapshot – Tahoe Donner

  • 33 homes sold

  • Median price: $1,060,000

  • Average price: $1,091,015

✅ Inventory is healthy, and well-prepped homes are moving.

Truckee: High Volume, High Demand

Truckee leads the region in total sales. From resort neighborhoods to family-friendly communities, the market here appeals to a wide range of buyers — especially Bay Area relocators.

Mid-Year Snapshot – Truckee

  • 93 homes sold

  • Median price: $1,299,000

  • Average price: $1,661,939

✅ Truckee offers lifestyle, infrastructure, and community in one package.

What’s in It for Buyers Right Now?

Even in a strong market, buyers have unique advantages today:

  • More inventory = more choice. June saw the biggest YOY jump in available homes since pre-pandemic.

  • Negotiation power is increasing. With pending sales down 40%, selective buyers can act strategically.

  • Days on market are shortening, but turnkey properties still offer room to move fast and negotiate.

  • Tax-friendly zones like Incline Village appeal to those looking to optimize long-term value.

Why Late Summer Matters

Late summer into early fall is one of the busiest windows for real estate activity in Tahoe. Whether you’re planning to buy or sell, this is when:

  • Buyers look to purchase before winter

  • Investors and cash clients are most active

  • Sellers can maximize seasonal visibility

Let’s Talk Strategy — For Sellers or Buyers

If you’re considering selling, buying, or both, this market offers rare clarity and strategic timing. The Chase International market reports offer the insights you need to stay ahead, and I’m happy to walk you through the trends and tailor a plan based on your goals.  Read the full 2025 Mid Year Update here

📩 Request a private home valuation or buyer consultation today. I’m here to help you move confidently — and smartly — in 2025.

🔗 Click here or DM me anytime.

Stay informed. Stay confident.
— Amie with The Q Group

Market Insights Around Lake Tahoe: Q1 2025

Posted on by Liza Muhl

Lake Tahoe Real Estate: A Steady Favorite in an Unsteady World

Navigating through tariffs, stock market fluctuations, and our ever-changing world, one thing remains constant: people love Lake Tahoe.  It is as beautiful as it is simple — and that’s why we continue to believe in the lasting strength of our local real estate market.

The Chase International 2025 Q1 Market Reports are in, and they offer a revealing snapshot of buyer behavior and property performance across the Lake Tahoe basin. Here’s a look at what’s happening in Incline Village, the West Shore, and the North Shore.

Incline Village: Luxury Still Leads

In Q1 2025, Incline Village saw 19 units sold — a significant drop from 30 in Q1 2024, yet the market’s luxury strength remains notable.

  • Median Price: $1,850,000

  • Average Price: $1,959,842

  • Homes Over $1M: 15

  • Homes Under $1M: 4

Despite a -37% decline in units sold, the market held strong with luxury demand. Median prices were down slightly from last year, but with 100% more homes sold under $1M (4 this year vs. 2 in 2024), there’s a signal that opportunity exists at every level of the market.

West Shore: A Rise in Value

The West Shore had 16 units sold in Q1 2025. While this reflects a small decline from last year (19 units in Q1 2024), property values are rising fast.

  • Median Price: $1,362,827 (+19%)

  • Average Price: $3,127,681 (+97%)

Luxury homes dominated the market with 9 of the 16 sales over $1M, indicating a strong preference for waterfront and exclusive West Shore living. This area is clearly gaining traction as a premium destination within Tahoe.

North Shore: Momentum Building

The North Shore showed encouraging signs with 18 units sold, up from 15 in Q1 2024 (+20%).

  • Median Price: $1,397,500 (+27%)

  • Average Price: $2,034,166 (+73%)

  • Homes Over $1M: 14

  • Homes Under $1M: 4

The North Shore’s appeal continues to grow, especially among luxury buyers. With a jump in both median and average price, this area reflects a market that’s not just holding steady — it’s accelerating.

Why It Matters

Across all three areas, one theme is clear: buyers continue to choose Lake Tahoe for its beauty, lifestyle, and investment potential. While unit volume may fluctuate with broader economic forces, home values and high-end interest remain strong.

Q1 2025 Sales Snapshot (All Areas):

✅ Incline Village: 19 units sold
✅ North Shore: 18 units sold
✅ West Shore: 16 units sold
✅ Truckee: 93 units sold
✅ Tahoe Donner: 33 units sold

Whether you’re a potential buyer, seller, or investor, the Chase International market reports offer the insights you need to stay ahead. Read the full Q1 2025 Market Stats here.

📬 Want a personalized market breakdown or a valuation of your home?
🔗 Click here or DM me anytime.

Stay informed. Stay confident.
— Amie with The Q Group

January’s Local Market Snapshot

Posted on by Liza Muhl

LAKE TAHOE BASIN REAL ESTATE

As a luxury destination and strong investment market, Lake Tahoe’s appeal remains robust. For 2025, low inventory is expected to drive competition and sustain strong pricing, particularly in high-demand segments like lakefront and luxury properties.

The Lake Tahoe real estate market remains dynamic as we close out the year. Here’s a snapshot of current market conditions across key areas:

These numbers reflect a mix of opportunities and challenges for buyers and sellers. If you’re considering entering the market, now is a great time to discuss your goals with a real estate professional who understands Tahoe’s unique market.

📞 Let’s Chat! Call me at 650.290.3008
📧 Email me at amie@realestatenorthtahoe.com
🌐 Visit Amie Quirarte with The Q Group to learn more 

Q3 2024 Market Report from The Q Group

Posted on by Liza Muhl

Market Spurs Buyer Opportunities Ahead

In the first three quarters of 2024, all micro-regions saw an increase in the number of single-family homes sold year over year. However, while the slight uptick of homes sold is promising, the overall sales volume sits at around half the number of homes sold in the 2020 peak, and well below the average number of homes sold in the past decade. Lower sales volume is partially driven by overall inventory being down from the peak sales volume years.

In the Tahoe Sierra MLS, supply is down 33% from 2019. Median price remains robust, with Truckee reaching an all-time high ($1.3M) and both Incline Village & Crystal Bay, and the Tahoe Sierra MLS matching their 2022 record highs ($2.5M and $1.25M respectively). Lakefront activity has been notable, with sales volume increasing 67% year over year. Median price of lakefront sales stands at $8.2M. The high lakefront sale was 859 Lakeshore in Incline Village, NV for $47.5M.

Now, as we head into the fourth quarter, where the season change typically slows down Lake Tahoe real estate, sellers become more motivated and buyers who have waited may find their opportunity to pounce. As we transition into 2025, the uncertainty surrounding the election will be behind us, and the anticipated decline in interest rates is expected to boost sales activity, driving prices even higher. If you are a buyer and have a property in your sights, make a move now for the best deal.

The Q Take

The year-over-year rise in home sales is positive, but overall volume remains well below peak levels, largely due to reduced inventory. Strong median prices in Truckee, Incline Village, and lakefront areas show market resilience. As we approach the slower fourth quarter, motivated sellers could offer good opportunities. With potential rate cuts and post-election clarity expected in 2025, buyers should act now to secure the best deals before prices rise further.

Inside the Market Report

View Full Market Report

For more information on the Lake Tahoe real estate market, contact Amie Quirarte.

Mid-Year 2024 Market Report from The Q Group

Posted on by Liza Muhl

Market Rebounds and Inventory Surges

In the first half of 2024, unit sales volume rebounded from the lows of 2023. All micro-regions saw an uptick in the number of single-family homes sold; however, the growth still leaves sales volume below pre-covid norms.

On the California side of the basin, median price decreased by 7% year-over-year. All other micro-regions saw an increase in median price. Most increases were under 20%, however quite noticeably, the median price of lakefronts jumped 78%. In the month of June, we had 25 single-family lakefront homes actively listed for ale between Incline Village and Rubicon Bay, a 66% inventory increase year-over-year, and the most active lakefronts we have seen in a single month since August 2019.

Market-wide, we see a 27% increase in inventory, offering buyers a greater selection of properties to choose from. After a few years of disruption, we now see the market shift towards an improved equilibrium between supply and demand.

The Q Take

Overall, the data points to a recovering and stabilizing market, with increased inventory offering more opportunities for buyers and a notable demand for premium properties driving significant price increases in specific segments.

Inside the Market Report

View Full Market Report

For more information on the Lake Tahoe real estate market, contact Amie Quirarte.

Q1 Market Report from The Q Group

Posted on by Liza Muhl

2024 Starts Off with a Bang

Lake Tahoe real estate starts the year off with a bang! Quarter One saw sales volume rebound from Q1 2023 lows. In all micro-regions, the number of single-family homes sold increased year over year, with growth rates ranging from 35% to 131%.

Inventory remains low, while the demand for homeownership in Tahoe remains high, despite high interest rates. Properties that are appropriately and strategically priced are moving quickly, and the buyer pool is anxiously awaiting the influx of listings we typically see each year when the snow begins to melt.

  • Single-family homes sold increased 42% year over year.
  • Median price decreased 16% year over year.
  • Average Days on Market was 100 days, a 43% increase from 2023.
  • 5 of 37 homes (14%) sold for over $2 million. 1 homes (2%) sold above $5 million.
  • Single-family homes sold increased 131% year over year.
  • Median price increased 45% year over year, reaching a record high.
  • Average Days on Market was 140 days, up only one day over 2023.
  • 19 of 30 homes (63%) sold for over $2 million. 4 homes (13%) sold above $5 million.
  • Single-family homes sold increased 37% year over year.
  • Median price increased 8% year over year, nearing the 2022 record high.
  • Average Days on Market was 75 days, a 9% increase from 2023.
  • 32 of 129 homes (25%) sold for over $2 million. 6 homes (5%) sold above $5 million.

 

For more information on the Lake Tahoe real estate market, contact Amie Quirarte.

Q3 2023 Lake Tahoe Real Estate Market Update

Posted on by Liza Muhl

Lake Tahoe Real Estate Market Update

In the first three quarters of 2023, all micro-regions with the exception of lakefronts continued to show a deep decline in the number of single-family homes sold. In fact, sales volume this year has hit decade lows. Median price has been far less impacted and, in all micro-regions, sits above pricing in 2021. The supply of available homes for sale remains at about half of pre-covid levels, which at least partially explains the retention of values. With a late start to summer, after our historic winter, lakefront sales began to rebound in Q3 but still hover around the lows we saw in 2009, yet median price reached a record high. In Incline Village & Crystal Bay, 14% of single-family homes sold above $5 million.

The ongoing discrepancy between the dramatic dip in sales volume compared to the minor movement in median price reminds us that post-covid pricing may be the new normal, despite slow sales. A burst in September real estate activity balanced the sluggish start to the season and is signaling a recovery of unit sales. Now, all eyes are on Q4 as we anticipate this fall momentum will bring a strong finish to the season, equalizing Q1.

  • Single-family homes sold decreased 15% year over year, hitting a 14-year low.
  • Median price increased 4% year over year.
  • Average Days on Market was 44 days. In 2021, DOM was 37. In 2019, DOM was 77.
  • 32 of 178 homes (18%) sold for over $2 million. 8 homes (4%) sold above $5 million.
  • Single-family homes sold decreased 14% year over year, hitting a 12-year low.
  • Median price decreased 10% year over year.
  • Average Days on Market was 119 days. In 2021, DOM was 86. In 2019, DOM was 166.
  • 56 of 99 homes (57%) sold for over $2 million. 14 homes (14%) sold above $5 million.
  • Single-family homes sold decreased 25% year over year, hitting a 14-year low.
  • Median price decreased 4% year over year.
  • Average Days on Market was 44 days. In 2021, DOM was 27. In 2019, DOM was 66.
  • 114 of 531 homes (21%) sold for over $2 million. 36 homes (7%) sold above $5 million.

 

For more information on the Lake Tahoe real estate market, contact Amie Quirarte.

FED HIKES RATES FOR 10TH TIME

Posted on by Liza Muhl
BY EPHRAIM SCHWARTZ
Partner, Mortgage Consultant CMPS
O’Dette Mortgage Group
May 8, 2023

This past week the Federal Reserve raised rates for the 10th time in a little over a year. Let’s discuss what happened as we await yet another Fed rate hike next Wednesday.

“Was it something I said or something I did? Did the words not come out right?” Every Rose Has Its Thorn by Poison.

The Last Hike?

As we expected, the Federal Reserve raised the Fed Funds Rate to a range of 5.00% – 5.25%. Remember, this interest rate affects short-term loans like credit cards, autos, and home equity lines of credit.

The big question is whether this will be the last hike. When the Fed statement was released, the markets believed the Fed was signaling a pause by omitting the following line from the previous statement: “The Committee anticipates that some additional policy firming may be appropriate.”

However, shortly after the statement was released, Fed Chair Powell hosted a press conference and right at the top said the Fed Members have not discussed a “pause” in rates. Bottom line? Expect more uncertainty and volatility as it relates to rates.

Sound And Resilient

This is the term Fed Chair Powell used to describe the banking sector. Unfortunately, we are seeing more banks have issues. This week it was First Republic taken over by JP Morgan Chase and as of this writing PacWest was said to be “exploring strategic options.” The fear of banking contagion has elevated uncertainty in the financial markets. It’s not clear if and how many more banks will continue to have issues. Bottom line? The fear of this story has created a “safe haven” to trade into bonds where prices move higher, and rates move lower.

European Central Bank Hikes By Less

The European Central Bank (ECB) hiked their benchmark rate by .25%, the smallest since the start of their hiking cycle. Like our Fed, they too signaled they would be “data-dependent” going forward, leading markets to speculate a pause on future rate hikes.

Bottom line: The Federal Reserve is sending mixed messages on the future direction of rates. Meanwhile, long-term rates, which the Fed doesn’t control, are near their best levels in months and sense all the uncertainty in our economy will prompt the Fed to pause and potentially cut rates later this year. The incoming data and issues in the banking system will determine what happens next.

Looking Ahead

Expect market volatility to continue next week. The Consumer Price Index (inflation) will be reported. If this number comes in higher than expected, rates could rise. The opposite is true. Despite this being a backward-looking number, we will have Fed officials continue to speak and comment on the release and how they feel it impacts future Fed policy and interest rate decisions.

 

Changes to LLPA’s on May 1st

Posted on by Liza Muhl
BY EPHRAIM SCHWARTZ
Partner, Mortgage Consultant CMPS
O’Dette Mortgage Group
April 27, 2023

We’ve been getting a lot of questions about the new LLPA (loan level price adjustment) for Conforming loans and if people with worse credit will really get better rates than borrowers with excellent credit.  The short answer is NO, and your clients should never intentionally damage their credit.  Surprise, surprise, there’s some entirely incorrect information circulating that your clients may be exposed to.  Below is an explanation and FAQ’s:

What is changing?

Fannie May & Freddie Mac base pricing adjustments for credit scores & down payment are changing.  Borrowers with a lower credit score & lower down payment will not be as heavily penalized.  And, borrowers with best case scenario credit scores & down payment will receive less of a benefit than before.  So, the difference in rates between best case credit profile vs. lower credit score will be less significant.  These changes apply to every conforming loan funded by each & every mortgage company.

Does this mean borrowers with lower credit scores get better terms than those with higher credit score?

No.  People will still be in better position with a better credit & more down payment.   The difference between excellent & lower credit tiers will be less significant.

When does this go into effect?:

It’s been priced into rates for over a month now.  The May 1st date is when these adjustments go into effect for the mortgages purchased on the secondary market by Fannie/Freddie.   Banks knew this was coming, so these changes have already priced in and borrowers will not see any changes to rates over the next week, outside of the normal day to day bond/rate fluctuations.

What is the FHFA trying to achieve with these pricing adjustment? 

We all know Fannie/Freddie’s mission to increase access to affordable housing.  It’s always been their mission and it’s been a priority for the director of FHFA.   The new director of the FHFA has been vocal in disapproval of the solutions provided by Franny and Freddie and she thinks more is required of them to increase access to affordable housing, and she thinks this will help increase access to affordable housing.

Is this a good idea and will it work?:   We don’t like it but the whole world has to deal with it, so it is what it is at this point.  We do not see these pricing changes moving the needle in making homeownership more attainable for more Americans because even after these changes a borrower with low 600’s credit score is still better off going with an FHA loan, and those who have done a great job managing credit are stuck a hair worse pricing.  A better idea would be a campaign to educate people on how to manager credit; it’s not complicated and the information could be shared on something as simple as this one page I put together and have been sharing with clients for over a decade (see attached).   WE (all of us on the real estate community) continue to be the front lines in educating the public on all things related to buying, investing, & enjoying real estate.

Credit Health Tips

If you want to dig into the details, here are some example of scenarios that will be most affected: Attached is a matrix showing which scenarios have pricing improvements (green) vs. hits (red), relative to the old standard LLPA’s.

  • LTV’s in the 80% – 85% range are most significantly affected, so more borrowers in the ~19.99% – ~15% down might consider just doing 10%.
  • Cash-out refinances hits are mostly greater, unless you have top tier (>780) credit, or extremely low LTV (<30%).   So, cash-out refi is actually a scenario where if credit is >780, pricing adjustments have improved.
  • Price improvements for 2 & 3 unit properties.
  • Price improvements for low LTV investment properties.
  • Vacation Homes & Investment Properties essentially priced the same now.

LLPA Changes 2023