This end of the year report compares real estate market statistics for the county neighborhoods in South Lake Tahoe which includes Black Bart, Christmas Valley, Country Club Estates, Echo View Estates, Meyers, Montgomery Estates, North Upper Truckee, Pioneer Trail and Tahoe Paradise. When looking at the number of sales in these neighborhoods, we see that they went down from 289 in 2021 to 229 in 2022. The median and average sales price stayed similar in both years with the AVERAGE sale price being $825,849 in 2021 and $861,714 in 2022. The MEDIAN sale price in 2021 was $750,000 and this went up slightly to $779,000 in 2022. The median dollar per square foot for homes that sold was $446 in 2021 and went up to $470 in 2022. The median and average list to sale price ratios both went down in 2022 from the previous year. As for the days on the market (which includes the escrow period), this number went up from 48 in 2021 to 59 the next year. 

This graph shows the increase in sales price over the past few year for all neighborhoods in South Lake Tahoe:

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When comparing the year end real estate market report from 2022 to the previous year in 2021, most of the statistical categories we follow stayed just about the same in both years. This report covers the neighborhoods in the city limits of South Lake Tahoe which include Al Tahoe, Bijou, Gardner Mountain, Heavenly, Highland Woods, Pioneer Village, Sky Meadows, Tahoe Island Drive & Park, Tahoe Keys, Tahoe Meadows, Tahoe Sierra and The Y. The main difference between the two years was seen in the number of closed sales for single family homes. In the city limits of South Lake Tahoe, there were a total of 415 sales in 2021 and that number decreased to 345 in 2022.  When looking at the sales prices of  homes that sold in these neighborhoods, the AVERAGE sale price in 2021 was $903,502 and the MEDIAN sale price was $665,000. During 2022, the AVERAGE sale price was $958,338 and the MEDIAN sale price was $685,000 so these numbers went up slightly. As for the median dollar per square foot, for the year of 2021 this number was at $473/ sf where as in 2022 it went up a little bit to $490/ sf. The list to sale price ratio was very similar for both years, in 2021 the average list to sale price ratio was 98.8% and in 2022 the average was 97.5%. The median list to sale price is 2021 was 100.7% and the median list to sale price in 2022 was 100%. The overall days on the market (including the escrow period) was 54 days in 2021 and went down slightly to 50 days this past year in 2022.

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The Tahoe Paradise neighborhood showed major increases in the real estate categories that we follow when comparing 2020 to 2021. The number of sales went up and so did the median and average sales price. There was another big jump in the average dollar per square foot as well as the list to sale price ratio. The average time on the market decreased in 2021 and the inventory of homes for sale went down so it is still a sellers market in the Tahoe Paradise neighborhood.

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The Pioneer Trail neighborhood in South Lake Tahoe showed significant increases in the median and average sales price as well as the average dollar per square foot and average list to sale price ratio. The average time on the market also lowered in 2021 and the number of sales remained about the same. The month supply of inventory for listings also went down in 2021 showing signs of a sellers market.

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The North Upper Truckee neighborhood in South Lake Tahoe continues to have signs of a sellers market. This neighborhood showed an increase in median and sales prices at the end of 2021 versus the end of 2020. The number of sales went down which is likely due to the decrease in inventory of homes for sale. The average dollar per square foot and list to sale price ratio both increased in 2021 as well. 

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While the number of home sales in Montgomery Estates went down in 2021, the median and average sale prices both went up significantly. The average list to sale price ratio and the average dollar per square foot also went up quite a bit compared to the year before. The average time on the market for listings also went down by almost a month so the Montgomery Estates market continues to be a popular neighborhood for buyers looking to purchase in Lake Tahoe.

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The Meyers neighborhood showed increases in value for both the median and average sale prices in 2021 when compared to 2020. The number of sales also went up and so did the average dollar per square foot and list to sale price ratio. The average time on the market went down and so did the month supply of inventory for homes on the market. All of these trends for the Meyers neighborhood are showing signs that it will continue to be a sellers market going into 2022.

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The Country Club Estates neighborhood in South Lake Tahoe continues to show positive notes in the real estate categories that we follow. While the number of sales decreased in 2021 when compared to 2020 (this is likely based on the low inventory) the average and median sale prices both increased and so did the dollar per square foot and list to sale price ratio. This neighborhood is clearly still a seller’s market going into 2022. 

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The Christmas Valley neighborhood saw a decrease in sales in 2021 when compared to 2020, however the median and average sales prices increased quite a bit. The average dollar per square foot also increased and so did the average list to sale price ratio. The average time on the market went down and so did the inventory of homes for sale on the market. All of these trends show the Christmas Valley neighborhood to be a seller’s market at the current time.

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When comparing the market trends for the Black Bart neighborhood, we saw that the number of sales went down in 2021 and so did the list to sale price ratio when compared to the year before. While the median sale price increased, the average sale price went down. The average dollar per square foot increased and the average time on the market was less in 2021. The inventory of homes for sale in the Black Bart neighborhood is minimal at only 0.4 for amonth’s supply of homes (down 60% from the year before).

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