Greetings from Tahoe,
Next week is Thanksgiving—hard to believe we’re already here. As winter settles in and ski season approaches, it feels like the right moment to pause, reflect, and share a heartfelt note of gratitude.
I’m deeply thankful for the clients who trust me with their biggest decisions, for the colleagues and friends who support our work, and for the community we’re fortunate to call home. Living and working in a place as special as Tahoe is a privilege, and being able to serve this incredible region—alongside an amazing team—is something I never take for granted.
As we head into the holiday season, I want to wish you and your loved ones a warm and memorable Thanksgiving. Enjoy the time together, savor the start of winter, and we’ll see you on the slopes soon.
Below, you’ll find a mix of personal updates, market insights, and a look at what’s happening as we close out the year.
Please enjoy!
Celebrating the Top 100
Last week, I had the honor of attending the Sotheby’s International Realty Top 100 Agents Celebration in New York City, recognizing the top advisors across our global network. Being included again this year is something I don’t take lightly—and it’s entirely thanks to you.
Why this matters for you:
Sellers – A Direct Line to Qualified Buyers
18 of the Top 100 agents represent our strongest feeder markets in California, and another 14 work in resort destinations much like ours. These relationships create a powerful, real-time pipeline to motivated and highly qualified buyers looking for properties in Tahoe and Truckee.
A Global Network Working for You
Through Sotheby’s, I’m connected to an exceptional network of trusted advisors across the country and around the world. If you’re exploring a purchase elsewhere—or have friends or family looking in another market—I can introduce you to someone I personally know and trust.
Collaboration That Elevates Your Experience
Events like this give me the opportunity to exchange ideas, share listings, and compare buyer trends with the best agents in markets across the world. These conversations directly strengthen the strategies, marketing, and client service our team brings back to the markets we cover in Tahoe and Reno.
Your trust, referrals, and support are what make it possible for me to participate in events like this—and I’m deeply grateful.
We just received another blanket of snow on the peaks around Tahoe, and the excitement for ski season is definitely building. This shift signals the end of our “off-season” as visitors begin returning for weekends and holidays. Our team is ready and energized for the months ahead.
While town will get busier, it may not immediately translate into a surge in real estate activity. Early-season visitors tend to be focused on skiing rather than home shopping, and the holidays traditionally pull buyers’ attention elsewhere. This pattern is typical for late November and December.
That said, this is still a great time to be a buyer. Competition is lower, and many sellers are motivated to make a move before year-end. Once the ski season kicks into full gear, we often see more buyers enter the market—along with firmer pricing and less negotiation leverage.
Even with the seasonal slowdown, 2025 remains on track to finish ahead of last year. I’ll share a full year-end analysis in January, but here’s a quick snapshot of October:
October Snapshot
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Total Closings: 120 single-family homes, keeping 2025 ahead of 2024’s pace
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Median Sale Price: Just over $1M
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Average Sale Price: $1.9M, boosted by several luxury closings
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High-End Activity: Seven sales over $5M, including my recent $18M Martis Camp sale
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Buyer Behavior: Highly value-focused; well-priced homes are moving
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Days on Market: Median of 51
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Inventory: Still roughly 20% below 2022 levels
As we wrap up the final months of 2025, pending sales show continued momentum—particularly in the $1M–$2M segment. Well-positioned listings continue to attract qualified buyers, while overpriced homes are the ones adjusting.
Currently, there are over 300 single-family homes for sale in the North Lake Tahoe region, and the average days on market is 128 days.
Bottom line: This market remains stable, disciplined, and driven by lifestyle and long-term value. Homes priced in alignment with today’s conditions are the ones resonating and selling.
As we head into ski season, I look forward to seeing many of you around town and on the mountain in the months ahead. If I or anyone on our team can be helpful in any way—whether you’re thinking about a real estate move, need local guidance, or simply want to catch up—please don’t hesitate to reach out.
Wishing you a wonderful Thanksgiving and a joyful start to winter!
Warmly,
Breck and The Overall & Hamilton Group