Old Greenwood is Truckee’s Jack Nicklaus golf community, east of downtown. Explore prices, every sale since 2023, golf lots, villas, HOA dues and the transfer fee.
Old Greenwood · Truckee, California · 96161 · Neighborhood guide
Old Greenwood is a golf community east of downtown Truckee, built around an 18-hole Jack Nicklaus Signature course that opened in 2004 and hosted the PGA Tour’s Barracuda Championship from 2020 to 2025. Its 134 single-family homesites wind between the fairways, with 15 villas, 12 townhomes and about three dozen fractional cabins on the north side, near the clubhouse and the Pavilion. Since January 2023, 23 homes have sold here for $1.4 million to $3.8 million, at a median of $2,925,000, along with 13 villas and townhomes.
This guide covers Old Greenwood as the Tahoe Sierra MLS defines it: prices by year and budget, which homes back onto the golf course, the streets, villas, townhomes and fractional cabins, every sale since 2023, the golf course and Tahoe Mountain Club, dues, the transfer fee and Mello-Roos tax, rental rules, schools and drive times. Every figure is dated and sourced below.
By Cole Mizak, REALTOR® · Compass · Updated October 30, 2026 · Part of the Truckee guide
$2.93M
Median home price since 2023
$890
Average price per sq. ft., 2026
23
Homes sold since 2023
$1.40M
Median villa & townhome price
Sales from January 1, 2023, to October 30, 2026. Sources: Tahoe Sierra MLS and Nevada County Assessor.
| Topic | Details |
|---|---|
| Location | East of downtown Truckee, between Interstate 80 and Glenshire Drive, inside town limits in Nevada County, California (ZIP 96161). The way in is Fairway Drive, from Overland Trail at the freeway. Downtown is 4.8 mi · 11 min from the middle of the neighborhood |
| Community | A golf community begun by East West Partners in the early 2000s around an 18-hole Jack Nicklaus Signature course that opened in 2004 and hosted the PGA Tour’s Barracuda Championship from 2020 to 2025, with the Pavilion’s pools, courts and fitness center, about five miles of trails and an entrance gatehouse |
| Homes | 134 single-family homesites (113 with homes and 21 vacant in Nevada County records), 15 villas on Villa Court, 12 townhomes on Fairway Drive and about three dozen fractional cabins. Homes built 2000–2024, median 2016; median 3,502 sq. ft. on 0.46 acre |
| On the golf course | 96 of the 134 homesites back onto the course |
| Elevation | About 5,860 to 5,920 feet, close to downtown’s. Design snow loads of 174 to 186 pounds per sq. ft. are below the town median of 220 |
| HOA | Single-family dues about $118–123 a month on 2026 listings, covering the streets’ snow removal and upkeep; a 1.5% private transfer fee when a home sells; a Mello-Roos special tax. Villas and townhomes pay their own, much higher dues |
| Club | Tahoe Mountain Club runs the golf course and the Pavilion. Membership is optional and bought separately; the public can book tee times |
| Sales since 2023 | 23 homes ($1.4 million to $3.8 million, median $2,925,000) and 13 villas and townhomes (median $1,400,000) |
| 2026 so far | Three home sales through October 30, median $3,235,000, against 11 in the same months of 2025; a record $890 per sq. ft. |
| For sale now | No homes on Oct. 30, 2026; three villas and townhomes, $1.25M to $1.45M |
| Utilities | Truckee Donner Public Utility District electricity and water, Truckee Sanitary District sewer, Southwest Gas natural gas |
| Schools | Tahoe Truckee Unified School District; recent listings show Glenshire Elementary, Alder Creek Middle and Truckee High |
| Getting around | Downtown Truckee 4.8 mi · 11 min; Northstar 10.6 mi · 20 min; Palisades Tahoe 16.7 mi · 28 min; Reno-Tahoe airport 35 mi · 47 min |
Market data · Updated October 30, 2026
Old Greenwood sells about six homes a year, most between $2.75 million and $3.4 million. 2025 was the busiest year, with 12 sales. 2026 has been quiet, with three sales through October 30 against 11 in the same months of 2025, but those sales set new highs: a median of $3,235,000 and an average of $890 per square foot, up from $777 in 2025. With so few sales, one home moves a year’s median; price per square foot is the steadier guide.
No single-family home was for sale on October 30, 2026, and none was in escrow, so buyers waiting for Old Greenwood have nothing to choose from. Sellers still need to price carefully: since 2023, 17 of the 23 home sales closed below their first asking price, and the median home took 55 days to sell. Villas and townhomes have sold for a median of $1,400,000, and three were listed on Oct. 30, 2026.
| Year | Sales | Median price | Price range | Median sq. ft. | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 30, 2026) | 3 | $3,235,000 | $3.00M–$3.80M | 3,675 | $890 | 51 | 95.5% |
| 2025 | 12 | $2,800,000 | $1.40M–$3.30M | 3,271 | $777 | 41 | 97.0% |
| 2024 | 5 | $2,925,000 | $2.05M–$3.38M | 3,825 | $787 | 68 | 99.9% |
| 2023 | 3 | $2,970,000 | $2.80M–$3.10M | 3,877 | $815 | 126 | 91.6% |
| All years | 23 | $2,925,000 | $1.40M–$3.80M | 3,675 | $800 | 55 | 96.7% |
| Year | Sales | Median price | Price range | Median sq. ft. | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 30, 2026) | 2 | $1,400,000 | $1.40M–$1.40M | 2,016 | $694 | 100 | 91.2% |
| 2025 | 4 | $1,425,000 | $1.35M–$1.50M | 2,016 | $710 | 10 | 94.6% |
| 2024 | 2 | $1,340,000 | $1.28M–$1.40M | 1,930 | $694 | 205 | 95.0% |
| 2023 | 5 | $1,275,000 | $1.10M–$1.55M | 2,016 | $713 | 40 | 95.3% |
| All years | 13 | $1,400,000 | $1.10M–$1.55M | 2,016 | $706 | 40 | 94.4% |
Average price per square foot is the mean of each sale’s price per square foot, leaving out a sale without a recorded size. Days on market leave out sales entered in the MLS after closing with zero days. See Sources & methodology below.
Old Greenwood’s $2,925,000 median since 2023 sits close to Gray’s Crossing ($2,780,500), its sister community across the freeway, and Schaffer’s Mill ($2,672,500), and well below Lahontan and Martis Camp. Per square foot it is the least expensive of the five, $800 against $825 at Gray’s Crossing, partly because its homes are larger than those at Gray’s Crossing and Schaffer’s Mill. It costs well over twice the town-wide median ($1,165,000).
| Community | Sales | Median price | Median sq. ft. | Avg. $ / sq. ft. |
|---|---|---|---|---|
| Old Greenwood | 23 | $2,925,000 | 3,675 | $800 |
| Gray’s Crossing | 76 | $2,780,500 | 3,329 | $825 |
| Schaffer’s Mill | 92 | $2,672,500 | 3,077 | $941 |
| Lahontan | 61 | $3,800,000 | 4,014 | $997 |
| Martis Camp | 113 | $7,415,000 | 4,482 | $1,867 |
| Tahoe Donner | 765 | $1,195,000 | 2,114 | $579 |
| All of Truckee’s town limits | 1,455 | $1,165,000 | 2,080 | $614 |
Tahoe Sierra MLS, grouped as in the Truckee guide; Schaffer’s Mill, Lahontan and Martis Camp are in Placer County’s Martis Valley. Single-family homes only.
The seven homes that sold within 30 days averaged 100.9% of their first asking price. The five that took more than 90 days averaged 93.8%, after price cuts.
The four homes sold new since 2023 brought a median of $3,175,000, against $2,872,500 for resales. With 21 lots still vacant in county records, new construction will keep competing with resales.
17 of the 23 homes sold back onto the course, at an average of $814 per square foot against $755 for the six that don’t.
Since 2023, two Old Greenwood sales were entered in the MLS with no days on market, which usually means little or no public marketing. Ask Cole about homes before they list.
Price guide
Old Greenwood homes start around $1.4 million for the few smaller, older houses and run to $3.8 million; most sell between $2.75 million and $3.4 million. Below $1.6 million, the villas ($1.28M to $1.55M) and townhomes ($1.10M to $1.35M) are the way in, and fractional cabin shares cost far less, for part-time use.
| Price range | Sales since 2023 | Median price | Median sq. ft. | Avg. $ / sq. ft. | On the golf course | Sales, past 12 months |
|---|---|---|---|---|---|---|
| Under $2.5 million | 5 | $2,000,000 | 2,470 | $737 | 5 | 0 |
| $2.5 to $3 million | 9 | $2,850,000 | 3,615 | $794 | 6 | 0 |
| $3 million and up | 9 | $3,200,000 | 3,775 | $840 | 6 | 4 |
Single-family homes. The past 12 months run from October 31, 2025 to October 30, 2026. On the golf course: the home’s lot line touches the course (Nevada County parcel maps).
5 sales since 2023 · median $2,000,000
Mostly the older, smaller homes at the north end of Fairway Drive.
9 sales since 2023 · median $2,850,000
The middle of the market: four-bedroom homes of about 3,000 to 4,400 square feet, mostly resales.
9 sales since 2023 · median $3,200,000
Newer and larger homes, many finished since 2019, led by Caleb Drive.
Inside Old Greenwood
Old Greenwood’s 134 single-family homesites sit on loops between the fairways, on lots that are mostly about half an acre. They have no official neighborhood names, so this guide groups them by street. Fairway Drive is the spine, from the entrance in the north past the clubhouse; Caleb Drive and Caleb Circle fill the west side, and Lookout Loop, Lookout Circle, Settlers Lane and Gold Rush Trail the southeast. Two newer enclaves, Sutter’s Trail in the middle and Miner’s Trail on the east side, were built from 2019 to 2021.
| Streets | Homesites | Homes | Vacant | On the golf course | Years built | Median lot (acres) | Home sales since 2023 | Median price |
|---|---|---|---|---|---|---|---|---|
| Caleb Drive & Caleb Circle The west side, on loops between the fairways: the largest group, with many of the newest custom homes | 44 | 35 | 9 | 28 | 2004–2024 | 0.45 | 10 | $3,175,000 |
| Fairway Drive The main road, from the entrance in the north past the clubhouse and through the middle; homes on both sides, many on the course | 32 | 25 | 7 | 17 | 2000–2023 | 0.48 | 9 | $2,800,000 |
| Lookout Loop, Lookout Circle, Settlers Lane & Gold Rush Trail The southeast loops: every homesite backs onto the course | 34 | 29 | 5 | 34 | 2004–2024 | 0.53 | 2 | $2,510,000 |
| Sutter’s Trail A newer street in the middle of the community, built 2019–2021 | 16 | 16 | 0 | 9 | 2019–2021 | 0.30 | 2 | $2,925,000 |
| Miner’s Trail Eight homes on the east side, completed in 2021 | 8 | 8 | 0 | 8 | 2021 | 0.30 | 0 | — |
Homesites, homes, vacant lots, year built and lot size: Nevada County parcel records (a few homes finished since the last assessment still show as vacant). On the golf course: the lot line touches the course.
Caleb Drive has the highest median, $3.18 million, and most of the new homes; the lowest prices are the older, smaller houses at the north end of Fairway Drive. Every homesite on Lookout Loop, Lookout Circle, Settlers Lane, Gold Rush Trail and Miner’s Trail backs onto the course.
Old Greenwood’s 27 whole-ownership villas and townhomes are near the clubhouse and the Pavilion. Their own associations handle the exteriors and snow, so the dues run far higher than the single-family dues: about $6,007 a quarter on recent Villa Court listings. Compare the total monthly cost, not just the price.
| Villas & townhomes | Homes | Sales since 2023 | Median price | Price range | Avg. $ / sq. ft. | For sale Oct. 30, 2026 |
|---|---|---|---|---|---|---|
| Villa Court villas Three-bedroom villas of about 2,000 sq. ft. with attached garages, built 2005–06 near the clubhouse; dues cover all exterior maintenance, snow removal and the hot tub | 15 | 9 | $1,400,000 | $1.28M–$1.55M | $710 | 2 |
| Fairway Drive townhomes Two- and three-bedroom townhomes of 1,376 to 1,977 sq. ft., built in 2004 and 2006; dues cover exterior maintenance, building insurance and snow removal | 12 | 4 | $1,252,500 | $1.10M–$1.35M | $699 | 1 |
About three dozen cabins on Lookout Loop, Frontier Trail, Trappers Trail and Gold Rush Trail are owned in fractional shares; Nevada County records them as timeshares. East West Partners, the developer, manages the program, and owners can rent out time they don’t use. A share buys a set amount of time each year at a fraction of a whole home’s price. Share sales aren’t in the figures on this page; ask Cole for current share listings.
Ask about lots, villas & cabinsSales
All 23 home sales and 13 villa and townhome sales recorded in the Tahoe Sierra MLS from January 2023 to October 30, 2026, newest first. The top price is 12885 Caleb Drive: $3,800,000 on July 6, 2026, a 4,350-square-foot home finished in 2024 on 0.77 acre backing onto the 13th fairway. Next were 12789 Caleb Drive ($3,375,000, July 2024) and 12404 Caleb Drive ($3,295,000, May 2025).
| Address | Area | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list | On the course |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 11230 Sutters Trail | Sutter’s Tr | Jul 24, 2026 | $3,000,000 | 4/4 | 3,271 | 0.31 | 2020 | $917 | 51 | 92.3% | Yes |
| 12885 Caleb Drive | Caleb Dr | Jul 6, 2026 | $3,800,000 | 4/4 | 4,350 | 0.77 | 2024 | $874 | 12 | 97.6% | Yes |
| 12424 Caleb Drive | Caleb Dr | Mar 6, 2026 | $3,235,000 | 5/5 | 3,675 | 0.51 | 2019 | $880 | 55 | 96.7% | Yes |
| 13490 Fairway Drive* | Fairway Dr | Nov 3, 2025 | $3,200,000 | 4/4 | 4,660 | 0.46 | 2008 | $687 | — | 100.0% | — |
| 12382 Caleb Drive | Caleb Dr | Sep 19, 2025 | $2,750,000 | 4/3 | 3,405 | 0.49 | — | $808 | 68 | 94.8% | Yes |
| 11230 Sutters Trail | Sutter’s Tr | Sep 12, 2025 | $2,850,000 | 4/4 | 3,271 | 0.31 | 2020 | $871 | 69 | 90.5% | Yes |
| 12326 Fairway Drive | Fairway Dr | Jul 18, 2025 | $2,000,000 | 4/4 | 2,982 | 0.23 | 2000 | $671 | 1 | 100.0% | Yes |
| 13299 Fairway Drive | Fairway Dr | Jul 14, 2025 | $2,995,000 | 4/4 | 4,428 | 0.43 | 2007 | $676 | 63 | 90.9% | Yes |
| 13535 Fairway Drive | Fairway Dr | Jun 16, 2025 | $2,800,000 | 4/3 | 3,037 | 0.55 | 2016 | $922 | 13 | 103.9% | Yes |
| 12310 Fairway Drive | Fairway Dr | Jun 10, 2025 | $1,475,000 | 2/2 | 2,051 | 0.24 | 2000 | $719 | 3 | 103.5% | Yes |
| 12666 Caleb Drive* | Caleb Dr | May 29, 2025 | $2,350,000 | 4/3 | 2,759 | 0.62 | 2023 | $852 | — | 98.0% | Yes |
| 12404 Caleb Drive | Caleb Dr | May 22, 2025 | $3,295,000 | 4/4 | 3,675 | 0.49 | — | $897 | 5 | 100.0% | Yes |
| 12652 Caleb Circle | Caleb Dr | Apr 11, 2025 | $3,150,000 | 4/4 | 3,775 | 0.65 | 2024 | $834 | 91 | 95.6% | Yes |
| 12296 Fairway Drive | Fairway Dr | Apr 4, 2025 | $1,400,000 | 3/3 | 2,274 | 0.30 | 2007 | $616 | 18 | 93.3% | Yes |
| 13466 Fairway Drive | Fairway Dr | Jan 6, 2025 | $2,800,000 | 4/3 | — | 0.45 | 2006 | — | 93 | 93.3% | — |
| 12778 Caleb Drive | Caleb Dr | Aug 19, 2024 | $2,895,000 | 4/5 | 4,363 | 0.42 | 2006 | $664 | 171 | 96.7% | — |
| 13558 Fairway Drive | Fairway Dr | Aug 12, 2024 | $2,925,000 | 4/4 | 3,825 | 0.50 | 2022 | $765 | 69 | 97.7% | — |
| 12385 Caleb Drive | Caleb Dr | Aug 6, 2024 | $3,200,000 | 4/4 | 3,728 | 0.39 | 2023 | $858 | 68 | 97.3% | — |
| 12789 Caleb Drive | Caleb Dr | Jul 10, 2024 | $3,375,000 | 4/5 | 4,130 | 0.84 | 2023 | $817 | 38 | 99.6% | Yes |
| 12478 Lookout Loop | Lookout | Apr 2, 2024 | $2,050,000 | 3/3 | 2,470 | 0.34 | — | $830 | 3 | 108.2% | Yes |
| 13535 Fairway Drive | Fairway Dr | Nov 30, 2023 | $2,800,000 | 4/3 | 3,021 | 0.55 | 2016 | $927 | 126 | 90.5% | Yes |
| 12820 Caleb Drive | Caleb Dr | Oct 5, 2023 | $3,100,000 | 4/4 | 3,877 | 0.43 | 2022 | $800 | 53 | 91.6% | — |
| 13006 Lookout Loop | Lookout | Aug 10, 2023 | $2,970,000 | 4/3 | 4,128 | 0.37 | 2007 | $719 | 137 | 92.8% | Yes |
| Address | Area | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 12490 Villa Court | Villa Ct | Sep 15, 2026 | $1,400,000 | 3/3 | 2,016 | — | $694 | 63 | 94.9% |
| 12442 Villa Court | Villa Ct | Jul 22, 2026 | $1,400,000 | 3/3 | 2,016 | 2005 | $694 | 137 | 87.5% |
| 13107 Fairway Drive | Fairway Dr | Oct 8, 2025 | $1,350,000 | 3/3 | 1,977 | 2006 | $683 | 13 | 100.0% |
| 12478 Villa Court | Villa Ct | Jul 18, 2025 | $1,500,000 | 3/3 | 2,016 | 2006 | $744 | 3 | 96.8% |
| 12432 Villa Court | Villa Ct | May 30, 2025 | $1,450,000 | 3/3 | 2,016 | — | $719 | 7 | 87.9% |
| 12472 Villa Court | Villa Ct | May 23, 2025 | $1,400,000 | 3/3 | 2,016 | 2006 | $694 | 12 | 93.6% |
| 12486 Villa Court | Villa Ct | Dec 20, 2024 | $1,400,000 | 3/3 | 2,016 | 2006 | $694 | 341 | 87.5% |
| 13139 Fairway Drive | Fairway Dr | May 14, 2024 | $1,280,000 | 3/3 | 1,843 | 2006 | $695 | 68 | 102.4% |
| 12442 Villa Court | Villa Ct | Nov 20, 2023 | $1,500,000 | 3/3 | 2,016 | 2005 | $744 | 51 | 94.6% |
| 13100 Fairway Drive | Fairway Dr | Aug 14, 2023 | $1,100,000 | 2/2 | 1,376 | 2004 | $799 | 1 | 100.0% |
| 12422 Villa Court | Villa Ct | Mar 31, 2023 | $1,549,000 | 3/3 | 2,016 | 2006 | $768 | 40 | 97.1% |
| 13107 Fairway Drive | Fairway Dr | Mar 24, 2023 | $1,225,000 | 3/3 | 1,977 | 2006 | $620 | 35 | 96.8% |
| 12516 Villa Court | Villa Ct | Jan 19, 2023 | $1,275,000 | 3/3 | 2,016 | — | $632 | 95 | 87.9% |
*Recorded in the MLS with 0 days on market, usually a sale with little or no public marketing. Area is the street group (see the table above). Year built and lot size from Nevada County records, or the MLS where a listing showed a different year. On the course: the lot line touches the golf course. Sales by all brokerages; inclusion in these tables does not imply Cole Mizak represented either party.
For sale on Oct. 30, 2026: no single-family homes, and three villas and townhomes from $1.25M to $1.45M. See the current listings below this guide.
Ask about any saleLifestyle
The golf course is the center of Old Greenwood: about 360 acres of Nicklaus fairways, ponds and pines that wind between every loop of homes. The PGA Tour has played its Barracuda Championship here each summer from 2020 to 2025, set up at par 71 and 7,480 yards in 2025. On the northeast side, the clubhouse and the Pavilion, with its pools, courts and fitness center, sit beside the villas, with the townhomes and the fractional cabins a short walk away.
Tahoe Mountain Club runs the course and the Pavilion, along with Gray’s Crossing’s course across the freeway and private ski lounges at Northstar. Membership is optional and bought separately from a home in Old Greenwood. The Pavilion membership covers the pools, gym and courts year-round; the Summer, Winter and Four Season memberships add golf, the Northstar lounges or both. The public can book tee times 30 days ahead, members 45.
| Amenity | What it is | Access · drive from the middle of Old Greenwood |
|---|---|---|
| Old Greenwood golf course | 18 holes by Jack Nicklaus (a Nicklaus Signature design), opened in 2004 and ranked No. 4 among the best new upscale public courses by Golf Digest in 2005; about 7,500 yards from the back tees | Members book 45 days ahead, the public 30 · clubhouse 0.6 mi · 2 min |
| The Pavilion | Two pools, a gym and fitness studio, tennis and pickleball courts, plus a kids’ club, playground and bocce | Tahoe Mountain Club members (Pavilion and Four Season memberships) |
| Trails & ponds | About five miles of trails through the community, paved paths toward Gray’s Crossing and downtown, and trout fishing in the ponds | Residents |
| Northstar ski lounges | The Alpine Club in the Village at Northstar and Schaffer’s Camp, a ski-in, ski-out lodge off the Tahoe Zephyr Express, with a winter shuttle to Northstar | Club members, by tier · Northstar 10.6 mi · 20 min |
| Gray’s Crossing | Tahoe Mountain Club’s second course (Peter Jacobsen and Jim Hardy), with PJ’s restaurant | Public tee times and club members · 4.4 mi · 10 min |
Amenity details from Tahoe Mountain Club, the PGA Tour and 2026 listings. Drive times from the middle of Old Greenwood’s homesites, without traffic or snow.
Old Greenwood is named for Caleb Greenwood, the mountain man who, at about 80, guided the Stephens-Townsend-Murphy Party of 1844, the first wagon train to cross the Sierra, through what is now Truckee; a Paiute leader the emigrants called Truckee showed them the river that bears his name. The street names keep the theme: Caleb Drive, Settlers Lane, Sutter’s Trail, Miner’s Trail, Gold Rush Trail, Trappers Trail and Frontier Trail. East West Partners planned the community in the early 2000s; the Nicklaus course opened in 2004, and Tahoe Mountain Club passed to the local developer Paradigm8 at the end of 2018.
Most Old Greenwood homesites sit about 5,860 to 5,920 feet up, close to downtown Truckee and well below Tahoe Donner, so snowfall is near the town’s average of about 200 inches. Nevada County’s design snow loads here are 174 and 186 pounds per square foot, below the town median of 220. The association’s dues cover snow removal on the community’s streets; owners clear their own driveways, and most hire a snow-removal service.
| Destination | Distance and time |
|---|---|
| Downtown Truckee (Commercial Row) | 4.8 mi · 11 min |
| Old Greenwood clubhouse (13051 Fairway Drive) | 0.6 mi · 2 min |
| Gray’s Crossing clubhouse | 4.4 mi · 10 min |
| Glenshire Elementary School | 8.1 mi · 15 min |
| Alder Creek Middle School | 4.3 mi · 10 min |
| Truckee High School | 6.4 mi · 12 min |
| Tahoe Forest Hospital | 5.6 mi · 11 min |
| Truckee Tahoe Airport | 5.4 mi · 12 min |
| Northstar California | 10.6 mi · 20 min |
| Palisades Tahoe | 16.7 mi · 28 min |
| Sugar Bowl | 16.7 mi · 31 min |
| Tahoe Donner Downhill | 11.1 mi · 22 min |
| Kings Beach, Lake Tahoe | 15.4 mi · 26 min |
| Tahoe City, Lake Tahoe | 19.6 mi · 31 min |
| Incline Village, Nevada | 19.7 mi · 35 min |
| Reno-Tahoe International Airport | 35 mi · 47 min |
| Sacramento | 105 mi · 2 hr |
| San Francisco | 191 mi · 4 hr |
Old Greenwood is in the Tahoe Truckee Unified School District. Recent listings show Glenshire Elementary (8.1 mi · 15 min), Alder Creek Middle (4.3 mi · 10 min) and Truckee High (6.4 mi · 12 min). Truckee Elementary, the Sierra Expeditionary Learning School charter, Tahoe Expedition Academy and Sugar Bowl Academy are other options. Confirm the school assignment for a specific address with the district.
View Old Greenwood on Google MapsOwnership costs & rules · Last verified November 1, 2026
Old Greenwood’s single-family dues are low for a golf community, about $118–123 a month, because the course and the Pavilion belong to Tahoe Mountain Club, not the owners. Two costs surprise buyers more: a 1.5% private transfer fee when a home sells, and a Mello-Roos special tax on the property tax bill. Here is what each rule means for an owner.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| Association dues | Single-family dues were about $118–123 a month (about $354–370 a quarter, billed quarterly) on 2026 listings. They cover snow removal and upkeep of the community’s streets and its common areas. They don’t include golf or club membership. East West Partners manages the association. | East West Partners | Ask for the current budget, reserves and any planned assessments in the resale package. |
| Villa & townhome dues | Villa Court dues were about $6,007 a quarter on 2025–26 listings, covering all exterior maintenance, snow removal and the hot tub; the Fairway Drive townhomes’ dues cover exterior maintenance, building insurance and snow removal. | Villa and townhome associations | Compare total monthly costs, not just price. |
| Private transfer fee | A private transfer fee of 1.5% of the sale price is due when a home sells, plus document and transfer charges of about $250. Who pays is negotiable. | 2026 resale summary | On a $2.9 million home, 1.5% is $43,500. Agree in the contract who pays it. |
| Mello-Roos special tax | Old Greenwood’s single-family homes are in a Mello-Roos community facilities district that Truckee Donner Public Utility District formed in 2003 to pay for water infrastructure. The special tax is on the county tax bill and varies by property. | Truckee Donner PUD (Sierra Sun, 2003) | Get the parcel’s current tax bill; the special tax is on top of the 1% base tax. |
| Club membership | Tahoe Mountain Club membership is optional and must be bought separately for a whole-ownership home. Pavilion, Summer, Winter and Four Season memberships cover different amenities; the club doesn’t publish its prices. | Tahoe Mountain Club memberships | Price the membership you want before you buy, if golf or the Pavilion matter to you. |
| Short-term rentals | Stays under 31 nights need a Town of Truckee short-term rental certificate; the town has capped them at 1,255 since 2022, the cap is full and new owners join a waitlist. Hosts collect 12% transient occupancy tax plus a 1.25% tourism assessment. The association’s rules apply too. | Town of Truckee STR program | Don’t count on rental income without a town certificate. STR guide. |
| Defensible space | California requires a seller in a high or very high fire hazard severity zone to provide a defensible space inspection from the last six months; otherwise the buyer has a year to bring the property into compliance. Truckee Fire does the inspections. | Truckee Fire real estate inspections | Schedule the inspection before listing; it can take weeks in busy seasons. |
| Property tax | Proposition 13 sets the base tax at 1% of assessed value, which starts at your purchase price and rises no more than 2% a year, plus voter-approved bonds and special taxes such as the Mello-Roos tax above. Expect a supplemental bill after closing. A primary residence gets a $7,000 homeowners’ exemption. | California State Board of Equalization | Budget on roughly 1% of the price plus the parcel’s special taxes and fixed charges. |
| State income tax | California taxes personal income, including capital gains, at rates up to 13.3%. Nevada, about 20 miles east, has none. | California Franchise Tax Board | Full-time residency decides which state taxes you; ask a tax adviser. |
| Utilities & insurance | Truckee Donner Public Utility District supplies electricity and water, Truckee Sanitary District the sewer and Southwest Gas natural gas. California insurers price coverage on wildfire risk; many owners combine the California FAIR Plan with a second policy. | Truckee Donner PUD; utility guide | Get insurance quotes in the first days of escrow. |
Rules and fees change; confirm current figures with the association, the club and each agency. This is general information, not tax, legal or insurance advice.
Buyer & seller questions
East of downtown Truckee, California, between Interstate 80 and Glenshire Drive, inside town limits in Nevada County (ZIP 96161). The entrance is on Fairway Drive, off Overland Trail at the freeway. The middle of the neighborhood is 4.8 mi · 11 min from downtown and 10.6 mi · 20 min from Northstar.
$2,925,000 for the 23 single-family homes sold from January 2023 to October 30, 2026, at an average of $800 per square foot. The three 2026 sales so far had a median of $3,235,000 and averaged $890 per square foot. Villas and townhomes sold for a median of $1,400,000.
About $118–123 a month for single-family homes on 2026 listings, billed quarterly, covering snow removal and upkeep of the community’s streets and common areas. Villa Court villas paid about $6,007 a quarter on recent listings, including exterior maintenance and snow removal. Tahoe Mountain Club membership is separate.
Yes. A private transfer fee of 1.5% of the price is due on each sale, plus about $250 in document and transfer charges: about $43,500 on a $2.9 million home. The purchase contract should say whether the buyer or the seller pays it.
No. Membership is optional and bought separately from a whole-ownership home. The Pavilion membership covers the pools, gym and courts; Summer, Winter and Four Season memberships add golf and the club’s Northstar ski lounges. The public can book tee times 30 days ahead.
No single-family homes were for sale on October 30, 2026, and only four sold in the past 12 months. Three villas and townhomes were listed, from $1.25M to $1.45M. Ask Cole about upcoming and off-market homes.
Since January 2023, 12885 Caleb Drive: $3,800,000 on July 6, 2026, a new home on the golf course. Next were 12789 Caleb Drive ($3,375,000, July 2024) and 12404 Caleb Drive ($3,295,000, May 2025).
96 of Old Greenwood’s 134 single-family homesites back onto the course, including every lot on Lookout Loop, Lookout Circle, Settlers Lane, Gold Rush Trail and Miner’s Trail. 17 of the 23 homes sold since 2023 were golf-course lots.
Yes: 15 villas on Villa Court (median $1,400,000 since 2023) and 12 townhomes on Fairway Drive (median $1,252,500), both with their own associations that handle the exteriors and snow.
Yes. About three dozen cabins on Lookout Loop, Frontier Trail, Trappers Trail and Gold Rush Trail are owned in fractional shares, managed by East West Partners; owners can rent out time they don’t use. Shares cost far less than a whole home and give a set amount of time each year.
Yes. Single-family homes pay a special tax to a Truckee Donner Public Utility District community facilities district formed in 2003 for water infrastructure. It appears on the county property tax bill and varies by property, so check the current bill for any address.
Only with a Town of Truckee short-term rental certificate for stays under 31 nights, and the town’s cap of 1,255 certificates is full, so new owners go on a waitlist. The association’s rules apply too. Read the short-term rental guide.
It has an entrance gatehouse on Fairway Drive, but it is not a private club community like Martis Camp or Lahontan: the golf course takes public tee times, and the fractional cabins host guests.
Tahoe Truckee Unified School District. Recent listings show Glenshire Elementary, Alder Creek Middle and Truckee High; the district confirms the assignment for each address.
From the middle of Old Greenwood: Northstar 10.6 mi · 20 min, Palisades Tahoe 16.7 mi · 28 min, Sugar Bowl 16.7 mi · 31 min, Kings Beach 15.4 mi · 26 min, the Reno-Tahoe airport 35 mi · 47 min and San Francisco 191 mi · 4 hr, without traffic or snow.
They are sister communities on either side of Interstate 80, both with Tahoe Mountain Club courses open to public play. Old Greenwood’s $2,925,000 median since 2023 is a little above Gray’s Crossing’s ($2,780,500) for larger homes, and it adds the Pavilion, villas and fractional cabins. Read the Gray’s Crossing guide.
Supply is very tight: no single-family homes for sale on Oct. 30, 2026, and 2026 prices per square foot are the highest of the four years. Buyers still negotiate, so a well-priced first listing matters. Request a free home valuation from Cole.
Explore
Compare Old Greenwood with the rest of Truckee, from Tahoe Donner to the private golf clubs of Martis Valley.
Sources & methodology
Cole Mizak compiled this guide from primary sources and updates it as the market moves. Market figures are as of October 30, 2026.
Definitions: median days on market is the middle value of each MLS sale’s days on market. Sold / original list compares the sale price with the first asking price. Medians can move with the mix of homes that sell. Information is deemed reliable but not guaranteed.
Cole Mizak is the founder of the Mizak Mountain Luxury Team at Compass, #1 in Incline Village by total transactions, January–October 2026 (Incline Village REALTORS® MLS), and is licensed in both California and Nevada. Cole tracks every Old Greenwood sale. Ask for a private tour, a price analysis by street and golf frontage, the dues, transfer fee and Mello-Roos figures for any address, a look at the villas and fractional cabins, or early access to homes that sell off-market.
Request listings & off-market homesGet your home’s value(775) 225-2549 · [email protected]
Cole Mizak · Compass · Mizak Mountain Luxury Team · 110 Country Club Dr., #1, Incline Village, NV 89451 · California: Compass, 165 W. River St., #2, Tahoe City, CA 96145
NV RED: S.0179606 | CA DRE: 02126888
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