WINTER PERSPECTIVE, OLYMPIC INSPIRATION & WHAT JANUARY IS TELLING US
Greetings,
Winter in Tahoe doesn’t always look the way people expect — and this season has been a good reminder of that. While snowfall totals have been modest, skiing has been surprisingly good, with spring-like conditions dominating much of the past four to five weeks. With fresh snow in the forecast, we’re heading into the heart of winter with renewed optimism.
With the Olympics underway, it’s been especially inspiring to watch athletes from Tahoe and Truckee competing on the world stage in Italy — many of whom grew up training on the same terrain we ski and ride every winter. Congratulations to our eight local athletes currently competing: Bryce Bennett, Abby Winterberger, AJ Hurt, Hahna Norman, JC Schoonmaker, Keely Cashman, Nina O’Brien, and Hanna Percy. They embody the discipline, resilience, and mountain culture that define our community.
In that Olympic spirit, I thought it would be fun to use a podium theme to highlight January activity — the top sales that closed, the most telling pending transactions, and a few current opportunities that stand out.
January Sales
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Gold: Multiple-Offer Ski Condo in Northstar for $3,350,000 - Click Here to View.
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Silver: West Shore Classic for $10,750,000 - Click Here to View.
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Bronze: Split Lakefront with Views for $3,655,000 - Click Here to View.
Pending Sales
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Gold: Martis Camp Value Opportunity for $5,695,000 - Click Here to View.
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Silver: Multiple-Offer Lakefront for $17,500,000 - Click Here to View.
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Bronze: Multiple Offer Dollar Point for $1,500,000 - Click Here to View.
Active Opportunities
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Gold: Off-Market Lakefront in Carnelian Bay for $10M - Call for Details.
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Silver: Upcoming Olympic Valley Stunner for $6M - Call for Details.
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Bronze: Upcoming Northstar Cabin for $1,500,000 - Call for Details.
What stood out most in January is that, while it’s traditionally a quieter month, it speaks clearly. Well-priced, well-presented homes that offer the Tahoe lifestyle buyers are craving are finding traction. Several recent pending sales suggest that buyers who have been sitting on the sidelines are beginning to re-engage.
Inventory has shifted just enough to create meaningful conversations again, and buyers remain thoughtful and selective. Tahoe, as always, is not one market — each neighborhood and price point tells a slightly different story — making strategy and positioning more important than ever.
The big picture hasn’t changed: single-family homes remain resilient, turnkey properties command a premium, and thoughtfully priced homes perform best. Momentum is selective, but it’s real.
As always, I’m happy to talk through how these trends apply to your specific situation.
CALIFORNIA TO NEVADA: A RESIDENCY CONVERSATION, NOT A TAX SHORTCUT
I was recently interviewed for an upcoming article on Crystal Bay, which served as a timely reminder of an important shift we’re seeing across the Tahoe region: Nevada is no longer just part of the second-home conversation. For many buyers, it has become a serious primary-residency discussion.
With California’s proposed “Billionaire Tax” entering broader financial and estate-planning conversations, many families are reassessing long-term planning strategies. It’s important to clarify that this is not about quick workarounds. Purchasing property alone does not reduce exposure. The determining factor remains where you legally and practically live.
Nevada continues to stand out for its no state income tax, proximity to California’s business centers and lifestyle, and its well-established planning framework. Communities like Incline Village, Crystal Bay, Reno, and Carson Valley are increasingly viewed as ideal options for these types of real estate conversations. Health-forward living, outdoor access, and strong community ties matter as much as financial considerations.
From a market standpoint, the Nevada side remains resilient. Inventory is limited, luxury pricing remains strong, and homes that can function as full-time residences are top of mind for many buyers. Demand has held steady despite seasonal conditions.
As a reminder, I am licensed in both California and Nevada, and several partners within the Overall & Hamilton Group are as well. That cross-border perspective has become increasingly valuable in today’s environment.
INDUSTRY PERSPECTIVE: WHAT THE COMPASS-ANYWHERE MERGER REALLY MEANS
You may have heard discussion about the recent merger between Compass and Anywhere Real Estate and what it could mean for the industry. It has generated attention for good reason, as it reflects broader national trends toward consolidation, scale, and investment in technology and infrastructure.
I thought it might be helpful to briefly explain what actually happened.
Anywhere is the parent company that has long owned several major real estate brands, including Sotheby’s International Realty, Coldwell Banker, and Century 21. The recent transaction involved Compass merging with and acquiring Anywhere’s real estate platform — meaning Compass did not “replace” Sotheby’s. Rather, it acquired the parent company structure that Sotheby’s operates within.
Sotheby’s International Realty continues to operate as its own distinct luxury brand, with its own leadership, standards, culture, and global network. That has not changed.
For those who are interested in hearing directly from Compass leadership, CEO Robert Reffkin recently shared a thoughtful letter outlining the company’s long-term vision following the merger. If you’d like to read it, here's a link to it: Read Compass Letter.
What this merger does not change is how real estate works on the ground. Real estate remains an intensely local, relationship-driven business. Successful outcomes still depend on thoughtful pricing, strong negotiation, deep market knowledge, and trusted representation. Representation quality continues to matter far more than corporate structure.
A simple analogy I often share is this: Lamborghini is owned by Volkswagen. Buyers choose Lamborghini for what it represents, not its parent company. In the same way, Sotheby’s International Realty remains the premier luxury real estate brand, defined by its standards, reputation, reach, and incredible network of advisors.
For you, the takeaway is straightforward. Industry shifts may change how companies operate behind the scenes, but they don’t change what matters most — working with someone who knows the market, understands your goals, and is committed to protecting your interests from start to finish.
If you ever have questions about how industry changes may affect your plans, I’m always happy to talk.
IN CLOSING & THANK YOU
Thank you, as always, for your trust and for allowing our team to be part of your real estate journey. Whether you’re actively making a move or simply staying informed, we’re grateful to be a resource.
The Overall & Hamilton Group proudly serves clients throughout Lake Tahoe, Truckee, Incline Village, Reno, and beyond, with full coverage across California and Nevada. That regional reach, paired with deep local insight, allows us to provide thoughtful, well-rounded guidance.
Through the Sotheby’s International Realty network, we’re also closely connected to top advisors in major markets worldwide — strengthening exposure and opportunity for our clients.
Most importantly, our commitment remains the same: honest advice, clear communication, and steady advocacy at every step.
If you ever have questions or would like to talk through your plans, please don’t hesitate to reach out.
Warm regards,
Breck Overall
Overall & Hamilton Group