Tahoma Home Values | Market Report – Year End 2019

Here is the year-end 2019 single-family home market data for the Tahoma area on the West Shore of Lake Tahoe.

The Tahoma real estate market conditions continue to be strong and stable.  

Inventory levels of available homes for sale in the greater Tahoma area remain critically low and are limited at all price points.

On January 1, 2020, there were only eighteen (18) homes for sale.

Here are the current Tahoma  homes for sale, all price points on the day you are reading this informatio:

Need help as a Tahoe Buyer? Call me, Laura Allen,  530.414.1260!

Tahoma Single-family home prices declined in 2019 to $590,000 but remained above the 2017 average median price of $565,000, which keeps intact a much longer upward market trend.

What is interesting is if we looked at the Average Sales Sold Price, which is a different measurement than the median average sales price, the Average Sales Price for 2019 was $861,140, which is higher than 2018 of $645,209, and 2017 of $835,654, which is more in line with the over-all regional market trend, which has sales prices increase of just over 3%. 

This means looking at larger, regional trends may be more valuable than the smaller community price trends.

You can see on the graph below that the over-all Tahoma home price trend for the average median home sold sales price, while down, is still part of a longer upward trend.  

Tahoma single-family home prices were down in 2019, with a median average sales price of $590,000.

A frequent question I am often asked by both Buyers and Sellers is:

• “What percentage of the listed price are Sellers getting on their Tahoe property?”

In 2019, Tahoma Sellers realized approximately 97.6% of their average listed median home sales price to the sold average median sales price in the greater Tahoma area.  

This is slightly lower than the overall region, which was at 99.5%. 

If Sellers correctly price their property, they will get close to their asking price.

Real Estate Market Homes Sold Activity for the Tahoma Area:

Year-End 2019 YTD Period:  01-01-2019 to 12-31-2019

• Number of Homes Sold in Tahoma: 53
• Median Average Sold Sales Price for Tahoma: $590,000
• Average Sold Sales Price in Tahoma: $959,399
• Sold Price Range in Tahoma:  $199,000 – $10.5 million
• Percent (%) List to Sold Price Ratio:  97.6%
• Average Days on Market (DOM in MLS):  51 DOM
• Number of Active and Available Homes for Sale in Tahoma as of 01-01-2020:  18 
• Pending Home Sales in Tahoma as of 01-01-2020: 4
• Number of Distressed Available Listing – As of 01-01-2020:  Zero  (0) listings:  Zero (0) Court Approval, Zero (0) Short Sale, Zero (0) REO|Bank Foreclosures

Other interesting Tahoma single-family home market observations:

Days on Market (DOM) Home marketing declined 22.7% from 2019 to 2018. 

For 2019 is the number of days on the market for single-family homes dropped to 51 days down from 66 days.

The shorter the marketing time for a home, the stronger the market is for Sellers.

Inventory – Current inventory levels are critically low.  Again, another sign that the market is stronger and is favoring Sellers. 

Search Tahoma homes for sale by price point here:

• Tahoma Homes for Sale under $300,000
• Tahoma Homes for Sale under $400,000
• Tahoma Homes for Sale under $500,000
• Tahoma Homes for Sale under $600,000
• Tahoma Homes for Sale under $700,000
• Tahoma Homes for Sale under $800,000
• Tahoma Homes for Sale under $900,000
• Tahoma Homes for Sale under $1 million
• Tahoma Homes for Sale under $2 million
• Tahoma Homes for Sale under $3 million
• Tahoma Homes for Sale under $4 million
• Tahoma Homes for Sale under $5 million
• Tahoma Homes for Sale under $10 million
• Tahoma Lakefront Homes for Sale

Increased Number of Sales – The number of sales in 2019 increased with sixteen (16) more home sales over 2018 levels. 

If you already own a home in the Tahoe area and want to know what is your property is worth today, or you need help as a Seller –  Call Laura Allen,  530.414.1260, for a confidential consultation.

Tahoe Home Buyers should do the following:

• Look at new listings as soon as they come on the market.  Don’t wait until the weekend.  
• Be prepared to write an offer.  Decisions need to be made as soon as possible.
• Use a local Buyers’ Agent.  Work with an experienced Tahoe Real Estate Agent.  They understand the market conditions, and how other agents work and may respond, which will help you with your negotiations and strategy.  
• Do you have your loan approval letter?  If you will need a loan, make sure your lender has approved you.   
• If you are buying a condo or townhome in the area, make sure you are using a local lender.  Using a local lender that has recently processed a loan in the complex you want to buy in will do two things for you. 
  • First, you will have the confidence that the lender has already reviewed their HOA docs and previously approved the development, which will increase your odds of the same outcome. 
  • Second, Sellers that know you have selected a lender with this experience will give you extra credit for knowing your lender is ready to go on their property.

Did you know that the Tahoma area only has three (3) condominium developments with less than 100 units in total?

Sugarpine Lakeside

Sugarpine Parkside

Water’s Edge

Ready for more long-term data? Check out the following table of data, which goes back for more than ten (10) years.

I’ve included both the average median sales price and average sales price, which as we see in the Tahoma market does give different market trend results. 

Tahoma Sold Single Family Homes  

01/01/2019 – 12/31/2019  (This table is best viewed on a laptop, desktop, or a device with a larger screen.)

Year	Homes Sold	Median Average Sales Price	Average Sales Price	Days On Market	Lowest Price Sold	Highest Price  Sold	% Cash Transactions	%  Distressed Sales	Breakdown of Distressed Sales
2019*	53	$590,000	$861,140	51	$199,000	$10,500,000 3 Lakefronts	29%	0%	0 REO’s 0 Short Sales
2018	37	$630,000	$654,209	66	$225,000	$1,760,000 0 Lakefronts	24%	0%	0 REO’s 0 Short Sales
2017	47	$565,000	$835,654	79	$205,000	$6,175,000 3 Lakefronts	34%	2%	1 REO’s 0 Short Sales
2016	31	$437,500	$659,128	60	$192,000	$6,000,000 1 Lakefronts	35%	0%	0 REO’s 0 Short Sales
2015	49	$485,000	$689,986	143	$175,000	$8,850,000 1 Lakefronts	39%	10%	3 REO’s 2 Short Sales
2014	49	$448,000	$442,057	133	$160,000	$1,000,000 0 Lakefronts	29%	10%	2 REO’s 3 Short Sales
2013	45	$365,000	$519,078	87	$140,000	$5,300,000 1 Lakefronts	29%	9%	2 REO’s 2 Short Sales
2012	36	$259,750	$382,435	80	$76,000	$3,435,000 1 Lakefronts	28%	56%	15 REO’s 4 Short Sales
2011	37	$351,000	$375,102	108	$165,000	$675,000 0 Lakefronts	38%	38%	8 REO’s 6 Short Sales
2010	22	$378,500	$928,810	116	$161,000	$9,500,000 3 Lakefronts	38%	32%	6 REO’s 1 Short Sales
2009	17	$416,000	$577,052	121	$276,000	$1,900,000 1 Lakefront	25%	23.5%	2 REO’s 2 Short Sales 0 Court Approval
2008	23	$570,000	$733,295	135	$309,000	$4,350,000 1 Lakefront	17%	0%	0 REO’s 0 Short Sales
2007	26	$507,250	$599,838	136	$261,500	$685,000 0 Lakefronts	15%	0%	0 REO’s 0 Short Sales
2006	35	$659,000	$1,054,138	115	$310,000	$6,783,333 3 Lakefronts	14%	0%	0 REO’s 0 Short Sales

REO’s = Real Estate Owned, which is the name banks use for their bank foreclosed properties.

Short Sales = The Owner does not have the money to pay off all of the debt and asks the debt holders to take less back in order to close the sale.

*YTD period is 01-01-2019 – 12-31-2019.

Data Source: Tahoe Sierra Multiple Listing Service (TSMLS). 

Year-to-date summaries are based on information from the TSMLS.

Due to TSMLS reporting methods and allowable reporting policy, this data is only informational and may not be completely accurate. Therefore, Laura Allen or Coldwell Banker does not guarantee the data’s accuracy.

Data maintained by the TSMLSs may not reflect all real estate activity in the market. All information is deemed to be reliable but is subject to change, modification, and/or correction without prior notice.

If your property is currently listed for sale, or you have an active Buyer Representation Agreement, this is not intended as a solicitation.

Looking to buy?  Want more options? 

Search Homes for Sale on both the North Shore of Lake Tahoe and the West Shore of Lake Tahoe here: