July 2026 brought a meaningful increase in transaction activity across Truckee’s premier golf and ski communities as the market moved through the height of the summer selling season. Fifteen properties closed during the month, with activity spanning a wide range of price points and ownership profiles—from Northstar Village condominiums to several multimillion-dollar Martis Camp estates.
The most notable theme in July was the strength of the market’s upper tier. Martis Camp alone accounted for five closings and more than $34 million in sales volume, while Northstar Homes and Old Greenwood also produced multiple substantial transactions. Buyers remain highly engaged when properties offer strong design, desirable locations, and pricing that feels defensible relative to competing inventory.
At the same time, July’s results continued illustrating the importance of precise market positioning. Several homes sold quickly and near or above asking price, while others required extended exposure and meaningful adjustments before finding alignment with buyers. The luxury market remains active, but buyers are carefully differentiating between exceptional opportunities and listings whose pricing runs ahead of current market conditions.
Martis Camp
Martis Camp recorded five closed sales during July, with prices ranging from approximately $5.9 million to nearly $7.9 million. The community posted a median sold price of approximately $6.5 million and a median price per square foot of just over $1,800, once again reinforcing its position, as always, at the top of the Truckee–Tahoe luxury market.
Several of the month’s transactions demonstrated just how quickly appropriately positioned Martis Camp inventory can attract buyers. 10568 Glenbrook Court sold after only a single day on market, while 8510 Buena Vista Court closed above its asking price after just seven days. 9649 Dunsmuir Way also exceeded asking price after only 20 days of exposure, reflecting continued competition for highly desirable homes.
The contrast came from 10632 Olana Drive, which required 278 days on market before closing approximately $200,000 below its most recent asking price. That disparity reinforces one of the clearest themes within today’s luxury market: buyers remain willing to pay substantial premiums for Martis Camp ownership, but even within the region’s most prestigious community, they continue demanding alignment between price, architecture, condition, and location.
Lahontan
Lahontan recorded one closed sale during July (13033 Camp Trail) at approximately $3.35 million after 17 days on market. Notably, the property closed above its $3.2 million asking price, signaling that buyers remain willing to act decisively when a home is positioned attractively relative to available inventory.
The result is particularly meaningful given the broader conditions currently shaping Lahontan. With a substantial number of homes available, buyers have considerably more choice than they have experienced in recent years and are carefully comparing pricing, condition, architecture, and setting across the community.
July’s transaction demonstrates that demand for Lahontan has not disappeared. Instead, buyers are distinguishing sharply between properties that offer compelling value and those entering the market with more ambitious expectations. As inventory remains elevated, thoughtful pricing will continue to be one of the most important factors determining which homes achieve timely and successful outcomes.
Schaffer’s Mill
Schaffer’s Mill recorded two sales during July, 10232 Modane Place and 9195 Tarn Circle, closing at approximately $2.26 million and $3.5 million respectively. The community posted a median sold price of roughly $2.88 million and a median price per square foot near $953.
The two transactions reflected notably different marketing experiences. One property closed at full asking price after 48 days on market, while the second required 198 days and a price reduction from its original position before ultimately securing a buyer. That contrast illustrates the increasingly property-specific nature of today’s market.
Schaffer’s Mill continues occupying an attractive middle ground within Truckee’s luxury landscape. Its newer housing stock, private amenities, golf course setting, and proximity to both downtown Truckee and Northstar continue resonating with buyers seeking a refined resort lifestyle without entering the pricing tiers associated with Martis Camp.
*Data comprises single family homes and townhomes.
Gray’s Crossing
Gray’s Crossing did not record any closed sales during July.
Although transaction activity paused during the month, Gray’s Crossing continues offering one of the more compelling value propositions among Truckee’s golf communities. Buyers are drawn to its newer homes, golf course environment, proximity to downtown Truckee, and generally more approachable pricing relative to the region’s private club communities.
As inventory builds through the summer, buyer response will likely depend heavily on how individual homes are positioned against competing options. The community remains attractive, but today’s buyers are increasingly deliberate and are closely evaluating construction quality, location within the neighborhood, condition, and price before moving forward.
*Data comprises single family homes and townhomes.
Old Greenwood
Old Greenwood produced three closed sales during July, making it one of the month’s most active luxury communities. Transactions ranged from approximately $1.4 million to $3.8 million, with a median sold price of $3 million and a median price per square foot near $874.
The month included both a villa-style residence and two single-family homes, illustrating the range of ownership opportunities available within the community. Notably, 12885 Caleb Drive secured a buyer after only 12 days on market and closed just below asking price, signaling strong demand for well-positioned, newer, high-quality inventory.
The other transactions required longer marketing periods and ultimately closed below their original pricing, reinforcing the continued importance of realistic positioning. Old Greenwood remains highly attractive to buyers seeking championship golf, Tahoe Mountain Club amenities, and convenient access to Northstar and downtown Truckee, but July’s results show that the strength of the community alone does not eliminate buyers’ sensitivity to price.
*Data comprises single family homes, villas, and townhomes.
Northstar Homes
Northstar Homes recorded three significant sales during July, ranging from $2.5 million to $4.25 million. The community posted a median sold price of $3.2 million, representing a strong month for Northstar’s established single-family neighborhoods.
2392 Overlook Place closed quickly at $4.25 million after only 15 days on market, while the other two properties required 58 and 197 days, respectively. Each ultimately sold below asking price, although the differences in marketing time underscore how strongly property condition, setting, architecture, and pricing influence buyer response.
Northstar Homes continues benefiting from its combination of larger homesites, established Tahoe character, proximity to the resort, and access to Northstar Property Owners Association amenities. July’s volume suggests that buyers continue recognizing the value of the community, particularly when compared with the pricing of newer ski-oriented developments.
*Data comprises both Big Springs and Vintage Northstar single family homes.
Northstar Village
Northstar Village recorded one condominium sale (Timber Creek 223) during July at $305,000 after 97 days on market. The property ultimately closed below both its original and most recent asking prices.
While the modest price reflects the smaller size of the residence, Village ownership continues appealing to buyers prioritizing walk-to-ski convenience, turnkey maintenance, and immediate access to resort dining, shopping, and recreation.
Transaction activity within Northstar Village can vary substantially from month to month due to the limited number and diversity of available units. As buyers begin looking ahead to the upcoming ski season, pricing and carrying costs will remain important considerations alongside the Village’s considerable lifestyle advantages.
Mountainside
Mountainside did not record any closed sales during July.
With its limited inventory base, monthly transaction activity within Mountainside is naturally uneven. The absence of a July closing should therefore be viewed within the context of a small and highly specialized luxury community rather than as a broad indication of weakening demand.
Mountainside continues offering a combination of contemporary mountain architecture, direct ski access, and curated private amenities that remains difficult to replicate elsewhere in Truckee. When well-positioned inventory becomes available, the community continues attracting buyers seeking turnkey, ski-centric ownership at the highest end of the Northstar market.
*Data comprises all Mountainside neighborhoods, including M25 single family homes.
