Happy Holidays!
As we approach the end of 2025, I want to take a moment to reflect on the year, share a meaningful story about Jeff Hamilton, highlight what’s happening in the Tahoe real estate market, and offer a few thoughts as we look ahead to 2026.
Grateful for 2025
This year has been one of the most rewarding of my career. I am incredibly proud of our team and deeply grateful for the trust and support you’ve given us. I don’t share this to boast, but rather out of genuine appreciation: my teammates, Soni Jackson and Stephanie Griffith, both had their best years yet. Watching them grow as professionals and as leaders has been a highlight of 2025 for me.
Combined, the three of us closed over $170M in sales this year, positioning our group as the top-producing team in the Lake Tahoe and Reno region. None of this would be possible without you—our clients, our Sotheby’s referral partners, our friends and families, and the exceptional staff and marketing team at Sierra Sotheby’s International Realty.
I also want to extend heartfelt gratitude to Deverie Acuff and Emma Hayes, the core of the Overall & Hamilton Group. Their care, professionalism, and dedication elevate everything we do. I’m truly fortunate to work alongside such a talented, hardworking, and fun group of people.
Jeff Hamilton Legacy Fund
On December 7th, we gathered to honor this year’s Juniper Award Recipients, and it was an evening filled with admiration, love, and gratitude. The event was a beautiful tribute to Jeff’s enduring impact on our community and a powerful reminder of why this fund matters.
The Sierra Sun published a wonderful article about the ceremony, which you can read here: Read Article.
As we step into the new year, thank you for your continued support. Your involvement helps us carry Jeff’s vision forward and ensures his legacy continues to inspire and uplift our community.
For more information on the fund, please visit: https://www.jeffhamiltonlegacyfund.com
Before diving into the numbers—let’s acknowledge the elephant in the room: we have no snow. The weather has been mild, though we’re cautiously optimistic that patterns later this month will bring some snow.
Despite the dry start, the real estate market delivered a surprisingly active finish to 2025. Below are my Top Ten Takeaways as we head into the new year:
Top Ten Takeaways for the Tahoe–Truckee Market Heading Into 2026
1) A surprisingly strong November with near-parity between pending sales and closings—indicating an active and balanced market.
2) The mid-tier ($1M–$5M) continues to be the bulk of Truckee’s activity, with well-located, updated homes drawing fast attention.
3) Luxury transactions made their mark, including an $18.75M sale in Martis Camp.
4) Lahontan hit a new milestone with a record-breaking $7.85M sale.
5) Lakefront volume was modest, but the sales that closed carried meaningful influence.
6) Scarcity remains the story for shoreline property—pricing is firm and demand is steady.
7) Incline Village saw one of the largest sales in basin history with a $42M closing.
8) Incline’s mid- and upper-tier also remained active, with multiple $2M–$6M sales and strong off-market activity.
9) December and early January closings should be robust, driven by more than 120 pending sales across the region.
10) Inventory will tighten heading into winter, giving well-positioned sellers an advantage.
Bottom Line
If there’s one word to describe the 2025 Tahoe market, it’s “funky.” The various pockets behaved very differently—some raced ahead, others moved more deliberately, while others lagged. But throughout it all, the market was intentional rather than unpredictable. Today’s buyers are thoughtful, patient, and analytical—slowing the overall market momentum and causing some properties to sit longer than expected.
Looking Ahead to 2026
While I don’t have a crystal ball, several indicators give me real optimism heading into the new year. Buyers haven’t gone anywhere—in fact, new ones continue to enter the market as the Bay Area experiences a surge in wealth creation and a resurgence in real estate activity. Tahoe historically follows the Bay Area’s lead.
On top of that, the appeal of owning in Tahoe has never been stronger as people place greater value on lifestyle, time, and quality of life. These factors combined set a solid foundation for a healthy and active 2026.
Thank You & Happy Holidays!
As always, we’ll keep you updated as the market evolves, and our team is here anytime you need insight, advice, or a sounding board.
Warmly,
Breck and The Overall & Hamilton Group