As always, I like to keep you up to date on our market so you can make informed decisions regarding your real estate plans. Below is a quick market update and some insight into what’s happening and why. However, before I launch into my August Market Update, I’d like to take a moment to express my deep gratitude for your trust, your business and your friendship.
Just in the last week, I received some exciting news I’m proud to share with you.
I have been recognized as one of Sotheby's International Realty's Top 100 advisors globally. That means I am one of the top 0.4% of Sotheby’s advisors in the world!
The Sotheby's International Realty network is comprised of over 26,000 advisors and 1,000 offices across 81 countries. This honor is awarded to the top 100 global real estate advisors worldwide and reflects the hard work, passion, and dedication I bring to every client relationship.
I couldn’t have achieved this without the incredible support of my team at Overall & Hamilton Group, and you - my clients. You inspire me to deliver the exceptional service and results they deserve. Thank you for allowing me and my team to be your real estate advisors.
Market Snapshot
Inventory has surged across Truckee, Alpine Meadows, Olympic Valley, Northstar, and beyond—up 174% month-over-month and 180% year-to-date, with new listings up 47% over last month. Meanwhile, closed sales dropped 40% in the past month (though they’re still up 11% YTD), creating more competition for sellers and more choices for buyers.
Luxury Market Showing Life
High-end activity is on the rise: in the last two weeks, 84 properties have gone into contract, including multiple lakefronts ($7M–$29M) and Martis Camp homes ($9M–$13M). This could be the momentum shift we’ve been waiting for.
Decreased Urgency, Steady Pricing
July sales were down 30% YOY (and 8% YTD), yet prices remain firm. Today’s buyers are patient and selective—price reductions alone don’t guarantee a sale. Positioning and perceived value are key.
A Thin, Not Weak, Market
We’ve returned to a balanced, pre-pandemic pace, with healthier inventory and days on market in line with historical norms. The 671 active listings in the Tahoe Sierra MLS may sound plentiful, but specific criteria quickly narrow the options. For example: 63 homes are listed between $2M–$3M, but if you require 4+ bedrooms, 3+ baths, a garage, and a location between Kings Beach and Tahoe City, only five qualify.
For Buyers
Inventory is up, seller motivation is rising, and competition is still low in many segments. Acting now could secure better terms before momentum shifts.
For Sellers
The first 2–3 weeks on the market are critical. Pricing strategically from day one creates urgency and can yield multiple offers, while overpricing risks stalled activity and eventual price cuts.
If you’d like to discuss how these trends affect your real estate goals, I’m always here to connect.
Rates just hit their best levels in 10 months, with the 30-year fixed averaging 6.63% (down from 6.72%). A weaker July jobs report and downward revisions to prior months fueled a bond rally, pushing the 10-year Treasury yield to 4.20%—a key level to watch. A break below this could mean further improvement; if yields hold, rates may stabilize or tick higher.
Looking ahead, the Consumer Price Index report will be pivotal. Softer-than-expected inflation could open the door for more Fed cuts; higher numbers could stall gains. With rates in a favorable position, buyers ready to move may want to act before market momentum changes.
The Mid-Year Luxury Outlook report is here! In times of market fluctuation, those who possess market intelligence often gain the decisive edge. The Sotheby’s International Realty brand’s 2025 Mid-Year Luxury Outlook report examines the key drivers shaping global luxury markets, from shifting interest rates and evolving trade dynamics to changing homebuyer preferences. Learn more by clicking the button below.
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Brews, Jazz & Funk
Palisades Tahoe | August 16th
Enjoy craft brews from local and regional breweries, with bands playing across multiple stages throughout the afternoon and evening.
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Lake Tahoe Shakespeare Festival
Sand Harbor | Now Until August 23rd
Entertainment, family, friends, and refreshments will converge once again under the stars on the scenic shore of Lake Tahoe this summer at Lake Tahoe Shakespeare Festival.
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Truckee Pro Rodeo
McIver Arena | August 22nd - 23rd
This beloved summer tradition features two days of classic rodeo action, including bull riding, barrel racing, and mutton bustin’.
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Reno Tahoe International Art Show
Reno | September 11th - 14th
Set against the backdrop of the Sierra, the four-day Reno Tahoe International Art (RTIA) Show is the fastest growing art fair in the United States. Use Code SIERRA25 for 20% off at checkout!
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Our listing at 580 Gonowabie (Tahoe Glass House) has been featured in the Architectural Digest and Sotheby’s Realty collaborated series, Property of the Month Newsletter. This custom newsletter is sent out to 35k AD subscribers each month and is exclusive to Sotheby's International Realty.
The team at Overall Hamilton Group is honored for the continued support and exposure that the Sotheby's International Realty brand offers.