Tahoe Donner is Truckee’s largest neighborhood, with its own ski area, golf course and Donner Lake beach club. Explore 2026 prices, every 2026 sale, condos, HOA dues and rental rules.
Tahoe Donner · Truckee, California · 96161 · Neighborhood guide
Tahoe Donner is Truckee’s largest neighborhood: a planned community of 6,473 lots, nearly all with homes or condos, in the pine forest north and west of downtown, with its own downhill ski area, cross-country ski center, golf course, equestrian center and private Beach Club Marina on Donner Lake. Owners run it through the Tahoe Donner Association, whose $3,621 annual assessment (2026) helps pay for the amenities and the trails and open space around them. Since January 2023, 765 homes have sold here for $550K to $3.2 million, at a median of $1,195,000, along with 107 condos and townhomes.
This guide covers Tahoe Donner as the Tahoe Sierra MLS defines it: prices by year, budget and MLS sub-area, the condo complexes, the top sales since 2023 and every 2026 sale, the amenities, association dues and rules, 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
$1.35M
Median home price, 2026
$608
Average price per sq. ft., 2026
171
Homes sold, 2026 to Oct. 30
1.7
Months of supply, homes (Oct. 30, 2026)
2026 figures run from January 1 to October 30, 2026. Single-family homes unless noted. Sources: Tahoe Sierra MLS and Nevada County Assessor.
| Topic | Details |
|---|---|
| Location | The forested hills north and west of downtown Truckee, Nevada County, California (ZIP 96161), inside town limits. Northwoods Boulevard climbs from Donner Pass Road; downtown is 6.1 mi · 12 min from the middle of the neighborhood |
| Community | Tahoe Donner Association, a planned community opened in 1971 and run by its owners since 1980: 6,473 lots and more than 7,300 acres, much of it association-owned forest and trails |
| Homes | About 5,240 single-family homes and 530 vacant lots (Nevada County Assessor), plus condos and townhomes. Built 1973–2026, median 1992; median home 1,997 sq. ft. on 0.33 acre |
| Elevation | Most lots sit between about 6,240 and 6,810 feet (median 6,530), rising toward the ski area; the highest reach about 7,470 |
| Amenities | Downhill ski area with a new lodge (2025–26), cross-country center with 100+ km of trails, 18-hole golf course, equestrian center, Beach Club Marina on Donner Lake, Trout Creek Recreation Center, pools, tennis and pickleball, campground and 60+ miles of trails |
| HOA dues | $3,621 for 2026, which now includes four Member ID cards with private amenity access ($2,624 in 2023). Condo complexes have their own dues, and some are outside the association |
| Sales since 2023 | 765 homes ($550K to $3.2 million, median $1,195,000) and 107 condos and townhomes (median $575,000) |
| 2026 so far | 171 home sales through October 30, median $1,350,000 (+15% vs. the same months of 2025) |
| For sale now | 30 homes ($610K to $3.5 million) and 14 condos on Oct. 30, 2026, plus 15 in escrow; about 1.7 months of supply for homes |
| Utilities | Truckee Donner Public Utility District electricity and water; public sewer |
| Schools | Tahoe Truckee Unified School District |
| Getting around | Downtown Truckee 6.1 mi · 12 min; Northstar 14.2 mi · 25 min; Palisades Tahoe 14.7 mi · 26 min; Reno-Tahoe airport 42.2 mi · 56 min |
Market data · Updated October 30, 2026
Tahoe Donner sells about 200 homes and 28 condos and townhomes a year. In 2026, 171 homes sold through October 30, against 167 in the same months of 2025, and they sold for more and faster: a median of $1,350,000 against $1,170,000, $608 per square foot against $570, and a median of 19 days on the market against 26. With 30 homes for sale and 14 more in escrow on October 30, 2026, supply is about 1.7 months, one of the tightest markets in the Truckee area.
The home median has risen every year in this data, from $1,117,000 in 2023 to $1,175,000, $1,192,500 and $1,350,000. Part of 2026’s jump is a bigger mix of homes (a median of 2,232 square feet sold, against 2,102 a year earlier), but price per square foot rose too. Tahoe Donner’s 2026 median is above the $1,260,000 median for all of Truckee’s town limits. Condos and townhomes have held near $580,000, and with 14 for sale, about 7.3 months of supply, buyers have room to negotiate there.
| Type | Sales 2026 | Sales 2025 | Median price 2026 | Median vs. 2025 | Avg. $ / sq. ft. 2026 | Median days on market | Avg. sold / original list | For sale Oct. 30 | Months of supply |
|---|---|---|---|---|---|---|---|---|---|
| Single-family homes | 171 | 167 | $1,350,000 | +15% | $608 | 19 | 98.0% | 30 | 1.7 |
| Condos & townhomes | 20 | 21 | $586,500 | −1% | $505 | 46 | 96.1% | 14 | 7.3 |
| All residential | 191 | 188 | $1,275,000 | +20% | $597 | 21 | 97.8% | 44 | 2.3 |
Months of supply divides the listings for sale on the report date by the average monthly sales of the previous 12 months. Under about six months generally favors sellers.
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 30, 2026) | 171 | $1,350,000 | $1,424,581 | $566K–$3.20M | $608 | 19 | 98.0% |
| 2025 | 204 | $1,192,500 | $1,288,497 | $562K–$2.73M | $566 | 28 | 95.3% |
| 2024 | 209 | $1,175,000 | $1,262,994 | $550K–$2.80M | $582 | 24 | 96.1% |
| 2023 | 181 | $1,117,000 | $1,199,676 | $626K–$2.90M | $565 | 17 | 96.7% |
| All years | 765 | $1,195,000 | $1,290,933 | $550K–$3.20M | $579 | 21 | 96.5% |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 30, 2026) | 20 | $586,500 | $616,200 | $185K–$1.38M | $505 | 46 | 96.1% |
| 2025 | 24 | $597,000 | $544,042 | $190K–$1.10M | $534 | 37 | 93.4% |
| 2024 | 26 | $590,000 | $570,692 | $290K–$800K | $515 | 30 | 96.4% |
| 2023 | 37 | $559,000 | $545,343 | $250K–$900K | $548 | 22 | 96.6% |
| All years | 107 | $575,000 | $564,455 | $185K–$1.38M | $529 | 32 | 95.7% |
Average price per square foot is the mean of each sale’s price per square foot. Days on market leave out sales entered in the MLS after closing with zero days, and list-price ratios leave out obvious original-price typos. See Sources & methodology below.
About 1.7 months of supply is well under the six-month mark that usually separates a seller’s market from a balanced one. Homes sold for 98.0% of their first asking price in 2026, up from 95.4% in the same months of 2025.
Since 2023, the 445 homes that sold within 30 days averaged 99.1% of their original list price, and 267 closed at or above it. The 73 that took more than 90 days averaged 88.0%.
Homes built since 2015 sold for an average of $685 per square foot (80 sales), against $547 for homes built before 1990 (279). About 271 Tahoe Donner homes have been built since 2015, and about 530 lots are still vacant.
By MLS sub-area, median home prices since 2023 run from $997,000 in area 01 to $1.43 million in area 11, around Swiss Lane and Skiview Loop. Views, lot size and distance to the ski area move prices within a sub-area too.
107 condo and townhome sales since 2023 at a median of $575,000, and 14 for sale now. In 2026 they took a median of 46 days to sell, against 19 for homes.
Since 2023, 40 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
Under $900,000, Tahoe Donner means an original cabin or a smaller older home, and there are fewer each year. Most sales fall between $900,000 and $1.5 million: 1980s to 2000s homes of about 1,850 to 2,350 square feet. From $1.5 million up, you are buying size, a view or new construction. Supply is tightest between $1.5 and $2 million, with one home for sale on Oct. 30, 2026, against 56 sales in the past year; under $900,000 and above $2 million there are about 3 months of supply.
| Price range | Sales since 2023 | Sales, past 12 months | For sale Oct. 30, 2026 | Months of supply | Median days on market (12 mo.) | Avg. sold / original list (12 mo.) |
|---|---|---|---|---|---|---|
| Under $900,000 | 186 | 43 | 10 | 2.8 | 37 | 95.4% |
| $900,000 to $1.2 million | 201 | 40 | 6 | 1.8 | 14 | 96.6% |
| $1.2 to $1.5 million | 160 | 40 | 6 | 1.8 | 17 | 97.7% |
| $1.5 to $2 million | 149 | 56 | 1 | 0.2 | 17 | 99.0% |
| $2 million and up | 69 | 29 | 7 | 2.9 | 25 | 98.6% |
Single-family homes. The past 12 months run from October 31, 2025 to October 30, 2026.
186 sales since 2023 · median $789,030
The entry level: original 1970s and 1980s cabins and smaller homes, typically about 1,450 square feet, and fewer each year.
201 sales since 2023 · median $1,044,000
Updated original homes and 1980s and 1990s houses of about 1,850 square feet, spread across Tahoe Donner.
160 sales since 2023 · median $1,325,500
1990s and 2000s homes of about 2,350 square feet, often with three or four bedrooms and room for a family.
149 sales since 2023 · median $1,700,000
Larger and newer homes of about 2,850 square feet, including many built since 2015, plus remodeled view homes. The tightest range for supply.
69 sales since 2023 · median $2,285,000
New construction and large view homes of about 3,400 square feet, which set Tahoe Donner’s record prices.
Inside Tahoe Donner
The Tahoe Sierra MLS splits Tahoe Donner into eleven numbered sub-areas. They mostly follow the original subdivision units 1 to 11 rather than names locals use, so the table lists each one’s main streets. Lower areas near Northwoods Boulevard and Donner Pass Road are closest to downtown and the schools; the upper areas along Skislope Way, Wolfgang Road and Alder Creek Road are higher, snowier and closer to the ski area, the cross-country center and the trails.
| Sub-area | Main streets | Home sales since 2023 | Median price | Avg. $ / sq. ft. | Median elevation (ft.) | Median year built | Drive to downtown | Drive to the ski area | For sale Oct. 30, 2026 |
|---|---|---|---|---|---|---|---|---|---|
| Area 01 | Northwoods Boulevard, Zermatt Drive, Bernese Lane | 144 | $997,000 | $587 | 6,460 | 1991 | 5.6 mi · 11 min | 2.7 mi · 6 min | 4 |
| Area 02 | Northwoods Boulevard, Falcon Point Place, Chamonix Road | 38 | $1,025,000 | $543 | 6,430 | 1986 | 5.4 mi · 11 min | 2.7 mi · 8 min | 1 |
| Area 03 | Skislope Way, Snowpeak Way, Viking Way | 74 | $1,305,000 | $589 | 6,720 | 1996 | 7.5 mi · 15 min | 0.5 mi · 2 min | 3 |
| Area 04 | Northwoods Boulevard, Skiview Loop, Davos Drive | 78 | $1,147,500 | $564 | 6,610 | 1993 | 6.5 mi · 14 min | 2.8 mi · 8 min | 5 |
| Area 05 | Skislope Way, Copenhagen Drive, Herringbone Way | 67 | $1,250,000 | $579 | 6,690 | 1994 | 5.9 mi · 13 min | 2.2 mi · 7 min | 6 |
| Area 06 | Wolfgang Road, Alder Creek Road, Stockholm Way | 77 | $1,175,000 | $587 | 6,630 | 1993 | 8 mi · 16 min | 1.8 mi · 5 min | 5 |
| Area 07 | Hillside Drive, Solvang Way, Peregrine Drive | 42 | $1,190,125 | $587 | 6,440 | 1994 | 6.8 mi · 14 min | 1.5 mi · 4 min | 3 |
| Area 08 | Sitzmark Way, Mougle Lane, Kitzbuhel Road | 63 | $1,210,000 | $588 | 6,340 | 1990 | 4.9 mi · 10 min | 4.3 mi · 11 min | 0 |
| Area 09 | Hansel Avenue, Pathway Avenue, Brookstone Drive | 67 | $1,265,000 | $576 | 6,340 | 1993 | 5.4 mi · 10 min | 3.2 mi · 9 min | 2 |
| Area 10 | Muhlebach Way, Hansel Avenue, Oslo Drive | 59 | $1,197,000 | $578 | 6,530 | 1994 | 6.1 mi · 13 min | 2.3 mi · 6 min | 0 |
| Area 11 | Swiss Lane, Skiview Loop, Tyrol Road | 56 | $1,429,062 | $573 | 6,580 | 1994 | 7 mi · 15 min | 2.2 mi · 6 min | 1 |
Single-family homes. Main streets are the streets with the most sales and listings since 2023. Elevation and year built are medians for those homes, from Nevada County parcel records; drive times run from the middle of each sub-area to Commercial Row and to the Downhill Ski Resort lodge, without traffic or snow.
Tahoe Donner’s 107 condo and townhome sales since 2023 came from three clusters. Ski-area condos are the least expensive way into the community (from $185K); the townhomes along Northwoods Boulevard are larger. Every complex has its own association and dues. Most are also in the Tahoe Donner Association, but some are not, and their owners pay no Tahoe Donner assessment and have no member access to the private amenities. Confirm which applies to any unit.
| Location | Complexes | Sales since 2023 | Median price | Price range | Median sq. ft. | Avg. $ / sq. ft. | For sale Oct. 30, 2026 |
|---|---|---|---|---|---|---|---|
| Near the Downhill Ski Resort | The Tahoe Donner Condominiums and Lodge condos on Snowpeak Way, chalets on Skislope Way and the Ski Bear condos on Bear Meadows Court, steps from the ski area’s new lodge | 47 | $435,000 | $185K–$785K | 824 | $539 | 6 |
| Mid-Northwoods & the golf course | Townhomes and condos along Northwoods Boulevard between Donner Townhomes and the golf course, including the Golf Club condos, Fairway Woods, Graystone and Mountainview | 30 | $609,000 | $330K–$1.10M | 1,296 | $527 | 6 |
| Lower Northwoods | Complexes near the Donner Pass Road entrance and the Northwoods Clubhouse: Hidden Meadows on Hidden Circle, the Zurich Place condos and the townhomes along lower Northwoods Boulevard | 30 | $660,000 | $553K–$1.38M | 1,340 | $514 | 2 |
Property type is from Nevada County parcel records. Some complexes are split across several MLS areas; they are grouped here by location.
Ask about Tahoe Donner condosSales
With about 228 sales a year, Tahoe Donner is too big for a sale-by-sale list since 2023, so this section shows the ten highest home prices since January 2023 and every sale of 2026. The top price is 14726 Skislope Way: $3,200,000 on September 24, 2026, a 5,148-square-foot home built in 2022. Seven of the ten highest sales closed in 2026, and 69 homes have sold for $2 million or more since 2023.
| Address | Sub-area | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|---|
| 14726 Skislope Way | 01 | Sep 24, 2026 | $3,200,000 | 7/5 | 5,148 | 0.50 | 2022 | $622 | 28 | 97.0% |
| 12660 Muhlebach Way* | 10 | Sep 9, 2026 | $3,135,000 | 6/4 | 3,685 | — | 2008 | $851 | — | 96.5% |
| 11368 Bennett Flat Road | 08 | Jul 7, 2023 | $2,900,000 | 4/4 | 4,514 | 0.34 | 2005 | $642 | 63 | 89.3% |
| 12684 Muhlebach Way | 10 | Jul 23, 2026 | $2,850,000 | 5/4 | 5,325 | 0.46 | 1983 | $535 | 40 | 95.1% |
| 12847 Hillside Drive | 07 | Sep 14, 2026 | $2,840,000 | 4/4 | 3,821 | — | 2022 | $743 | 29 | 94.7% |
| 12824 Muhlebach Way | 10 | Jul 31, 2026 | $2,825,000 | 4/4 | 4,535 | 0.47 | 2006 | $623 | 22 | 91.1% |
| 12766 Skiview Loop | 01 | Sep 14, 2026 | $2,800,000 | 4/3 | 3,272 | 0.30 | 2022 | $856 | 3 | 106.3% |
| 15612 Skislope Way | 03 | Aug 4, 2026 | $2,800,000 | 4/4 | 3,222 | 0.42 | 2024 | $869 | 31 | 97.4% |
| 12332 Skislope Way | 05 | Aug 15, 2024 | $2,795,000 | 5/4 | 4,208 | 0.75 | 1987 | $664 | 29 | 95.1% |
| 15339 Skislope Way | 03 | Jan 14, 2025 | $2,725,000 | 4/3 | 4,133 | 0.72 | 2015 | $659 | 47 | 94.5% |
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 14193 Alder Creek Road | Oct 29 | $828,000 | 3/2 | 1,688 | 1979 | $491 | 54 | 83.6% |
| 11655 Zermatt Drive | Oct 20 | $1,530,000 | 3/2 | 2,088 | — | $733 | 69 | 90.3% |
| 11539 Kitzbuhel Road | Oct 19 | $2,300,000 | 5/3 | 4,197 | 2000 | $548 | 22 | 96.7% |
| 14240 Skislope Way | Oct 19 | $1,500,000 | 4/3 | 3,552 | 2009 | $422 | 16 | 93.8% |
| 14737 Copenhagen Drive | Oct 19 | $1,165,000 | 3/2 | 1,844 | 2002 | $632 | 15 | 97.2% |
| 12837 Skiview Loop | Oct 16 | $1,015,000 | 2/2 | 1,727 | 1991 | $588 | 26 | 93.1% |
| 15360 Wolfgang Road | Oct 14 | $949,000 | 3/2 | 1,708 | 1979 | $556 | 11 | 100.0% |
| 16845 Northwoods Boulevard | Oct 14 | $700,000 | 2/2 | 1,468 | 1974 | $477 | 44 | 91.5% |
| 15071 Skislope Way | Oct 13 | $1,840,000 | 4/3 | 3,096 | 2001 | $594 | 69 | 95.6% |
| 13465 Cristallina Way | Oct 9 | $2,001,000 | 4/4 | 3,063 | 1994 | $653 | 4 | 108.2% |
| 14062 Skiview Loop | Oct 9 | $950,625 | 3/2 | 1,442 | 1981 | $659 | 3 | 102.3% |
| 13441 Cristallina Way | Oct 7 | $1,630,000 | 4/2 | 2,554 | 1991 | $638 | 3 | 108.7% |
| 11715 Oslo Drive | Oct 6 | $1,900,000 | 5/4 | 2,902 | 2003 | $655 | 25 | 95.0% |
| 11954 Mougle Lane | Oct 5 | $1,695,000 | 5/3 | 2,630 | 1993 | $644 | 3 | 106.3% |
| 13718 Edelweiss Place* | Oct 2 | $1,750,000 | 3/2 | 1,900 | — | $921 | — | 100.0% |
| 14356 Swiss Lane | Oct 2 | $1,312,500 | 3/3 | 2,255 | 1990 | $582 | 42 | 97.2% |
| 14649 Copenhagen Drive | Oct 2 | $875,000 | 3/2 | 1,665 | 1991 | $526 | 3 | 100.0% |
| 12426 Viking Way | Oct 1 | $1,448,500 | 3/2 | 2,100 | 1992 | $690 | 6 | 93.5% |
| 10687 Mougle Lane | Oct 1 | $995,000 | 3/2 | 1,858 | 1991 | $536 | 4 | 100.5% |
| 11204 Mougle Lane* | Sep 30 | $1,275,000 | 3/2 | 1,922 | 1988 | $663 | — | 102.0% |
| 14683 Northwoods Boulevard | Sep 30 | $745,000 | 3/2 | 1,500 | 1981 | $497 | 125 | 94.4% |
| 11090 Sitzmark Way | Sep 28 | $1,940,000 | 4/3 | 2,896 | 2004 | $670 | 4 | 102.2% |
| 13532 Davos Drive* | Sep 28 | $1,610,000 | 4/3 | 2,494 | 2011 | $646 | — | 100.7% |
| 12671 Muhlebach Way | Sep 25 | $2,100,000 | 4/4 | 2,912 | 1994 | $721 | 5 | 105.1% |
| 14726 Skislope Way | Sep 24 | $3,200,000 | 7/5 | 5,148 | 2022 | $622 | 28 | 97.0% |
| 12721 Pinnacle Loop | Sep 23 | $1,275,000 | 4/3 | 2,221 | 1991 | $574 | 6 | 104.1% |
| 13323 Falcon Point Place | Sep 21 | $785,000 | 3/2 | 1,912 | 1985 | $411 | 31 | 95.8% |
| 12500 Lausanne Way | Sep 21 | $690,000 | 2/2 | 962 | 1974 | $717 | 29 | 98.7% |
| 12486 Viking Way | Sep 18 | $990,000 | 3/2 | 1,632 | 1991 | $607 | 51 | 94.3% |
| 15948 Northwoods Boulevard | Sep 18 | $989,000 | 3/2 | 1,786 | 1973 | $554 | 2 | 100.0% |
| 13345 Skiview Loop | Sep 16 | $1,865,000 | 4/3 | 2,703 | 2025 | $690 | 36 | 98.4% |
| 13436 Weisshorn Avenue | Sep 15 | $1,675,000 | 3/3 | 2,343 | — | $715 | 20 | 98.8% |
| 12847 Hillside Drive | Sep 14 | $2,840,000 | 4/4 | 3,821 | 2022 | $743 | 29 | 94.7% |
| 12766 Skiview Loop | Sep 14 | $2,800,000 | 4/3 | 3,272 | 2022 | $856 | 3 | 106.3% |
| 13165 Pinnacle Loop | Sep 11 | $1,995,000 | 4/3 | 3,526 | 1980 | $566 | 18 | 91.6% |
| 14751 Copenhagen Drive | Sep 10 | $885,000 | 3/2 | 1,468 | 1988 | $603 | 74 | 91.3% |
| 12660 Muhlebach Way* | Sep 9 | $3,135,000 | 6/4 | 3,685 | 2008 | $851 | — | 96.5% |
| 13315 Davos Drive* | Sep 8 | $1,275,000 | 3/3 | 1,895 | 1990 | $673 | — | 102.0% |
| 13666 Pathway Avenue | Sep 8 | $1,165,000 | 4/2 | 2,178 | 1983 | $535 | 18 | 101.7% |
| 11933 Chamonix Road | Sep 8 | $865,000 | 3/2 | 1,504 | 1980 | $575 | 75 | 100.0% |
| 13245 Hansel Avenue | Sep 8 | $780,000 | 3/2 | 1,550 | 1985 | $503 | 9 | 100.1% |
| 13862 Swiss Lane | Sep 7 | $1,700,000 | 4/2 | — | 1996 | — | 38 | 107.3% |
| 14386 Wolfgang Road | Sep 4 | $1,800,000 | 3/2 | 3,186 | 1999 | $565 | 13 | 93.5% |
| 11790 Mougle Lane | Sep 4 | $720,000 | 3/2 | 1,584 | 1981 | $455 | 95 | 90.9% |
| 16244 Northwoods Boulevard | Aug 31 | $899,000 | 4/3 | 2,200 | 1979 | $409 | 5 | 100.0% |
| 10974 Bolzano Way | Aug 31 | $755,000 | 3/2 | 1,550 | 1981 | $487 | 43 | 94.5% |
| 13215 Hansel Avenue | Aug 28 | $760,000 | 3/2 | 1,457 | 1984 | $522 | 17 | 100.1% |
| 13050 Skiview Loop | Aug 27 | $1,650,028 | 4/2 | 2,958 | 1990 | $558 | 2 | 106.5% |
| 16457 Skislope Way* | Aug 26 | $1,689,000 | 3/2 | 2,412 | 2009 | $700 | — | 100.0% |
| 14070 Alder Creek Road | Aug 25 | $1,680,000 | 4/3 | 3,597 | 2004 | $467 | 19 | 97.1% |
| 12434 Snowpeak Way | Aug 19 | $990,000 | 3/2 | 1,456 | 1992 | $680 | 32 | 93.0% |
| 14096 Copenhagen Drive | Aug 19 | $899,000 | 3/2 | 1,528 | 1994 | $588 | 21 | 94.7% |
| 14141 Tyrol Road | Aug 18 | $1,600,000 | 3/3 | 2,328 | 2019 | $687 | 17 | 97.0% |
| 13232 Falcon Point Place | Aug 17 | $1,949,000 | 4/4 | 3,067 | 2001 | $635 | 4 | 100.0% |
| 13141 Hillside Drive | Aug 14 | $1,475,000 | 4/3 | 2,810 | 1994 | $525 | 2 | 102.1% |
| 14395 Skislope Way | Aug 13 | $2,100,000 | 4/3 | 2,507 | 1995 | $838 | 10 | 100.0% |
| 12212 Oslo Drive | Aug 13 | $1,275,000 | 3/2 | 1,739 | 1992 | $733 | 10 | 102.0% |
| 12983 Stockholm Way | Aug 12 | $1,428,000 | 4/3 | 2,499 | 1998 | $571 | 30 | 98.5% |
| 11442 Chalet Road | Aug 11 | $1,940,000 | 5/4 | 3,421 | 1992 | $567 | 23 | 98.2% |
| 14856 Wolfgang Road | Aug 10 | $1,275,000 | 3/2 | 1,804 | 1993 | $707 | 26 | 87.9% |
| 12290 Muhlebach Way | Aug 7 | $1,770,000 | 3/3 | 2,432 | — | $728 | 55 | 95.7% |
| 13101 Hansel Avenue | Aug 7 | $985,000 | 3/2 | 2,240 | 1985 | $440 | 56 | 91.6% |
| 12742 Stockholm Way | Aug 5 | $887,000 | 4/2 | 1,693 | 1998 | $524 | 42 | 93.5% |
| 12102 Viking Way | Aug 5 | $800,000 | 2/2 | 1,336 | 1973 | $599 | 68 | 94.2% |
| 15612 Skislope Way | Aug 4 | $2,800,000 | 4/4 | 3,222 | 2024 | $869 | 31 | 97.4% |
| 12774 Muhlebach Way | Aug 3 | $2,650,000 | 7/6 | 4,909 | 2005 | $540 | 96 | 94.6% |
| 13316 Muhlebach Way | Aug 3 | $1,445,000 | 3/2 | 2,518 | 1998 | $574 | 49 | 86.8% |
| 12824 Muhlebach Way | Jul 31 | $2,825,000 | 4/4 | 4,535 | 2006 | $623 | 22 | 91.1% |
| 15009 Skislope Way | Jul 31 | $1,400,000 | 4/3 | 2,418 | 1987 | $579 | 305 | 84.8% |
| 14814 Hansel Avenue | Jul 31 | $725,000 | 3/2 | 1,456 | 1983 | $498 | 59 | 90.7% |
| 11741 Sitzmark Way* | Jul 28 | $1,700,000 | 4/3 | 2,800 | 1996 | $607 | — | 103.3% |
| 12303 Snowpeak Way | Jul 27 | $1,745,000 | 5/2 | 2,807 | 1990 | $622 | 11 | 97.1% |
| 11642 Zermatt Drive | Jul 27 | $1,165,000 | 3/2 | 1,817 | 2001 | $641 | 4 | 108.4% |
| 14579 Northwoods Boulevard | Jul 27 | $877,500 | 4/2 | 2,259 | 1982 | $388 | 25 | 97.5% |
| 11410 Skislope Way | Jul 24 | $1,700,000 | 4/3 | 2,579 | 2004 | $659 | 33 | 97.2% |
| 12996 Oberwald Way | Jul 24 | $1,275,000 | 3/2 | 1,534 | 1996 | $831 | 29 | 94.4% |
| 11448 Skislope Way | Jul 24 | $1,100,000 | 2/2 | 1,866 | 2002 | $589 | 6 | 100.0% |
| 14390 Davos Drive | Jul 24 | $765,000 | 3/2 | 1,382 | 1988 | $554 | 28 | 96.2% |
| 12684 Muhlebach Way | Jul 23 | $2,850,000 | 5/4 | 5,325 | 1983 | $535 | 40 | 95.1% |
| 11575 Zermatt Drive | Jul 22 | $2,550,000 | 6/4 | 4,032 | 2004 | $632 | 50 | 98.1% |
| 14509 Wolfgang Road | Jul 20 | $1,825,000 | 4/3 | 2,812 | 1987 | $649 | 4 | 100.0% |
| 11221 Skislope Way | Jul 17 | $2,350,000 | 4/3 | 3,331 | 2007 | $705 | 90 | 88.7% |
| 14165 Wolfgang Road | Jul 15 | $840,000 | 3/2 | 1,689 | 1986 | $497 | 45 | 93.4% |
| 12292 Greenleaf Way* | Jul 14 | $1,500,000 | 4/4 | 3,160 | 1982 | $475 | — | 103.5% |
| 12420 Springbrook Place | Jul 13 | $2,400,000 | 5/3 | 3,155 | 2005 | $761 | 2 | 96.0% |
| 11917 Sitzmark Way | Jul 13 | $1,044,000 | 3/2 | 1,688 | 1983 | $618 | 9 | 99.5% |
| 11895 Oslo Drive* | Jul 12 | $1,325,000 | 4/2 | 2,121 | 1999 | $625 | — | 100.0% |
| 12823 Muhlebach Way | Jul 10 | $1,620,000 | 3/2 | 2,696 | 1995 | $601 | 4 | 108.0% |
| 11514 Kitzbuhel Road* | Jul 7 | $2,525,000 | 4/4 | 3,031 | — | $833 | — | 100.0% |
| 13140 Staghorn Road | Jul 6 | $1,840,000 | 4/3 | 2,910 | 1997 | $632 | 2 | 102.5% |
| 14065 Ramshorn Street | Jul 6 | $1,500,000 | 4/4 | 2,648 | 1974 | $566 | 10 | 100.1% |
| 12397 Stockholm Way | Jul 6 | $1,100,000 | 3/3 | 2,258 | 1999 | $487 | 23 | 93.6% |
| 13466 Northwoods Boulevard | Jul 2 | $1,400,000 | 3/3 | 2,061 | 2014 | $679 | 1 | 100.0% |
| 15540 Alder Creek Road | Jul 2 | $1,225,000 | 3/2 | 1,400 | 1988 | $875 | 3 | 102.5% |
| 12331 Bennett Flat Road | Jul 2 | $838,000 | 3/2 | 1,576 | 1984 | $532 | 6 | 100.4% |
| 15645 Skislope Way | Jul 1 | $1,695,000 | 4/2 | 2,699 | 2001 | $628 | 4 | 100.0% |
| 11798 Chamonix Road | Jun 30 | $1,800,000 | 4/4 | 2,796 | 2005 | $644 | 3 | 100.3% |
| 14034 Pathway Avenue* | Jun 29 | $2,000,000 | 4/3 | 2,933 | 2006 | $682 | — | 100.3% |
| 11648 Rhineland Avenue | Jun 26 | $1,445,108 | 4/2 | 2,088 | 1999 | $692 | 5 | 103.4% |
| 12588 Bernese Lane | Jun 26 | $825,000 | 3/2 | 1,210 | 1973 | $682 | 8 | 97.1% |
| 12466 Pinnacle Loop | Jun 25 | $800,000 | 3/2 | 1,268 | 1993 | $631 | 6 | 100.1% |
| 14360 Northwoods Boulevard | Jun 23 | $861,500 | 3/2 | 1,286 | 1992 | $670 | 19 | 100.2% |
| 12276 Skislope Way | Jun 22 | $2,020,000 | 4/3 | 3,745 | 1993 | $539 | 8 | 112.2% |
| 12987 Hillside Drive | Jun 18 | $1,730,000 | 4/3 | 3,488 | 2000 | $496 | 65 | 91.3% |
| 14780 Slalom Way | Jun 15 | $1,695,000 | 4/3 | 2,878 | 2006 | $589 | 2 | 100.0% |
| 14313 Hansel Avenue | Jun 12 | $1,400,000 | 4/3 | — | 1999 | — | 1 | 101.1% |
| 13096 Davos Drive | Jun 12 | $1,010,000 | 3/2 | 1,732 | 1978 | $583 | 9 | 101.0% |
| 11114 Mougle Lane | Jun 10 | $2,395,000 | 5/3 | 3,395 | 1999 | $705 | 5 | 100.0% |
| 11499 Sitzmark Way | Jun 10 | $1,070,000 | 3/2 | 1,536 | 1994 | $697 | 4 | 100.0% |
| 12703 Stockholm Way* | Jun 8 | $815,000 | 2/2 | 1,296 | 1980 | $629 | — | 100.0% |
| 10947 Zermatt Drive | Jun 5 | $1,350,000 | 3/3 | 2,232 | 2020 | $605 | 34 | 91.5% |
| 14765 Copenhagen Drive | Jun 4 | $1,595,000 | 3/2 | 1,808 | 2026 | $882 | 19 | 100.0% |
| 13715 Hansel Avenue | Jun 4 | $1,195,000 | 4/2 | 2,107 | 2004 | $567 | 3 | 100.0% |
| 11495 Saint Bernard Drive | Jun 2 | $849,900 | 3/3 | 1,864 | 1981 | $456 | 41 | 89.5% |
| 12535 Saint Bernard Drive | May 29 | $985,000 | 3/2 | 1,499 | 1997 | $657 | 10 | 100.0% |
| 14075 Herringbone Way | May 26 | $1,370,000 | 4/3 | 2,117 | 1982 | $647 | 34 | 98.9% |
| 15284 Wolfgang Road | May 26 | $1,326,000 | 4/2 | 2,498 | 1995 | $531 | 4 | 102.1% |
| 12787 Stockholm Way | May 19 | $2,675,000 | 5/3 | 3,913 | 2018 | $684 | 40 | 99.1% |
| 10935 Skislope Way | May 15 | $2,300,000 | 5/4 | 3,412 | 2015 | $674 | 8 | 97.9% |
| 14676 Tyrol Road | May 15 | $1,387,500 | 3/3 | 2,382 | 1991 | $582 | 7 | 99.5% |
| 11819 Brookstone Drive | May 15 | $1,175,000 | 3/2 | 1,744 | 1984 | $674 | 8 | 95.9% |
| 12317 Bennett Flat Road | May 15 | $860,000 | 3/2 | 1,675 | 1982 | $513 | 49 | 93.5% |
| 15407 Wolfgang Road | May 13 | $1,165,000 | 3/2 | 1,897 | 1996 | $614 | 21 | 99.1% |
| 11975 Brookstone Drive | May 11 | $1,415,000 | 3/2 | 2,522 | 2000 | $561 | 5 | 101.1% |
| 12605 Skislope Way | May 11 | $1,400,000 | 3/3 | 2,813 | 1991 | $498 | 3 | 108.1% |
| 13420 Northwoods Boulevard | May 8 | $1,350,000 | 4/3 | 2,360 | 1994 | $572 | 23 | 96.5% |
| 12964 Falcon Point Place | May 8 | $1,250,000 | 3/3 | 2,462 | 1989 | $508 | 6 | 104.6% |
| 14344 Northwoods Boulevard | May 8 | $975,000 | 3/2 | 1,394 | 1985 | $699 | 87 | 98.0% |
| 14258 Glacier View Road | May 7 | $710,000 | 2/1 | 979 | — | $725 | 14 | 98.6% |
| 12817 Stockholm Way | May 6 | $1,075,000 | 4/3 | 2,289 | 1986 | $470 | 129 | 83.0% |
| 13074 Stockholm Way | May 5 | $970,350 | 3/2 | 1,946 | 1995 | $499 | 43 | 89.4% |
| 12442 Saint Bernard Drive | May 4 | $1,412,000 | 4/3 | 2,305 | 1991 | $613 | 3 | 104.6% |
| 13719 Pathway Avenue | Apr 27 | $2,150,000 | 4/3 | 3,249 | 2026 | $662 | 86 | 89.8% |
| 12141 Oslo Drive* | Apr 27 | $1,350,000 | 4/3 | — | 1997 | — | — | 100.0% |
| 11805 Saint Bernard Drive | Apr 27 | $1,000,001 | 3/3 | 1,725 | 1980 | $580 | 6 | 97.6% |
| 12611 Muhlebach Way | Apr 27 | $1,000,000 | 3/2 | 2,006 | 1984 | $499 | 4 | 100.1% |
| 12395 Skislope Way | Apr 24 | $1,590,000 | 5/4 | 2,999 | 1995 | $530 | 56 | 99.7% |
| 11749 Baden Road | Apr 20 | $1,750,000 | 3/3 | 2,429 | 2006 | $720 | 2 | 106.1% |
| 12391 Stockholm Way | Apr 20 | $1,725,000 | 4/3 | 2,939 | 2000 | $587 | 2 | 98.6% |
| 14096 Ramshorn Street | Apr 17 | $1,385,000 | 4/3 | 2,465 | 1986 | $562 | 20 | 97.2% |
| 14165 Copenhagen Drive | Apr 15 | $1,205,000 | 3/2 | 1,630 | 1992 | $739 | 7 | 98.4% |
| 13418 Heidi Way | Apr 15 | $815,000 | 3/2 | 1,338 | 1979 | $609 | 5 | 99.5% |
| 11870 Muhlebach Way | Apr 13 | $626,000 | 2/2 | 1,207 | — | $519 | 11 | 100.2% |
| 14820 Davos Drive | Mar 27 | $1,850,000 | 3/2 | 2,501 | 2026 | $740 | 1 | 105.7% |
| 11566 Rhineland Avenue | Mar 26 | $919,000 | 4/4 | 2,028 | 1979 | $453 | 25 | 97.9% |
| 13443 Davos Drive | Mar 23 | $607,500 | 2/1 | 1,103 | 1974 | $551 | 21 | 93.5% |
| 11909 Bavarian Way | Mar 19 | $1,050,000 | 3/2 | 1,858 | 1986 | $565 | 30 | 95.9% |
| 13789 Skiview Loop* | Mar 19 | $720,000 | 3/2 | — | 1994 | — | — | 100.0% |
| 13971 Skiview Loop | Mar 18 | $1,260,000 | 3/2 | 2,015 | 1998 | $625 | 51 | 95.1% |
| 14654 Christie Lane | Mar 13 | $1,260,000 | 3/2 | 1,930 | 1994 | $653 | 29 | 97.8% |
| 14106 Northwoods Boulevard | Mar 13 | $1,090,000 | 3/2 | 1,935 | 2005 | $563 | 5 | 101.4% |
| 11529 Zermatt Drive | Mar 11 | $1,800,000 | 4/3 | 2,805 | 2020 | $642 | 11 | 97.6% |
| 13094 Skislope Way | Mar 10 | $2,650,000 | 5/5 | 3,911 | 2025 | $678 | 70 | 96.4% |
| 15780 Alder Creek Road | Mar 4 | $1,650,000 | 3/2 | 2,029 | 2023 | $813 | 4 | 101.5% |
| 12705 Falcon Point Place | Feb 25 | $1,900,000 | 4/2 | 4,100 | 1990 | $463 | 47 | 97.4% |
| 12349 Skislope Way | Feb 23 | $2,000,000 | 4/4 | 4,437 | 2010 | $451 | 42 | 93.9% |
| 11443 Sitzmark Way | Feb 23 | $1,440,000 | 3/2 | 3,087 | 1981 | $466 | 54 | 97.0% |
| 17080 Skislope Way | Feb 20 | $950,000 | 3/2 | 1,766 | 1979 | $538 | 12 | 95.5% |
| 14217 Gyrfalcon Street | Feb 20 | $719,000 | 2/2 | 1,104 | 1981 | $651 | 59 | 96.0% |
| 13861 Skislope Way | Feb 19 | $650,000 | 3/2 | 1,221 | 1975 | $532 | 102 | 93.0% |
| 13632 Northwoods Boulevard | Feb 13 | $1,300,000 | 4/3 | 2,377 | 2002 | $547 | 178 | 92.9% |
| 13552 Davos Drive | Feb 13 | $765,000 | 3/2 | 1,442 | 1977 | $531 | 2 | 100.0% |
| 11707 Skislope Way | Feb 12 | $1,685,000 | 4/3 | 3,096 | 2003 | $544 | 123 | 96.3% |
| 13572 Weisshorn Avenue | Feb 11 | $1,788,575 | 4/3 | 2,727 | 2013 | $656 | 9 | 96.7% |
| 15511 Northwoods Boulevard | Jan 30 | $822,000 | 3/2 | 1,442 | 1996 | $570 | 48 | 98.4% |
| 16465 Northwoods Boulevard | Jan 30 | $566,000 | 2/1 | 820 | 1981 | $690 | 96 | 91.4% |
| 13541 Cristallina Way | Jan 27 | $1,073,800 | 3/2 | 1,991 | 1987 | $539 | 7 | 98.1% |
| 13846 Pathway Avenue | Jan 26 | $1,305,000 | 4/3 | 2,098 | 2020 | $622 | 355 | 100.4% |
| 11685 Baden Road | Jan 23 | $1,605,000 | 4/3 | 2,749 | 2004 | $584 | 8 | 105.2% |
| 14527 Christie Lane | Jan 9 | $685,000 | 3/2 | 1,404 | 1973 | $488 | 37 | 98.6% |
| 12185 Skislope Way | Jan 2 | $1,350,000 | 3/3 | 2,802 | 1993 | $482 | 45 | 96.8% |
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 12710 Zurich Place | Oct 5 | $1,375,000 | 4/3 | 2,922 | 2003 | $471 | 153 | 92.0% |
| 12903 Northwoods Boulevard | Sep 28 | $1,025,000 | 3/2 | 1,481 | 2016 | $692 | 66 | 95.3% |
| 11565 Snowpeak Way | Aug 25 | $500,000 | 2/2 | 1,036 | 1973 | $483 | 47 | 97.1% |
| 16680 Skislope Way | Aug 21 | $630,000 | 2/2 | 1,237 | 1995 | $509 | 42 | 97.1% |
| 16752 Skislope Way | Jul 31 | $785,000 | 3/3 | 1,578 | 1995 | $497 | 3 | 104.8% |
| 12835 Northwoods Boulevard | Jul 22 | $529,000 | 4/2 | 1,296 | 1979 | $408 | 45 | 93.0% |
| 12465 Bear Meadows Court | Jun 22 | $775,000 | 3/2 | 1,340 | 2000 | $578 | 54 | 97.0% |
| 12837 Northwoods Boulevard | Jun 18 | $515,000 | 4/2 | 1,296 | 1979 | $397 | 10 | 92.0% |
| 11569 Snowpeak Way | May 29 | $355,000 | 1/1 | 644 | 1972 | $551 | 48 | 97.3% |
| 12794 Northwoods Boulevard | May 28 | $598,000 | 3/2 | 1,207 | 1974 | $495 | 11 | 99.8% |
| 11443 Northwoods Boulevard | May 12 | $650,000 | 2/1 | 1,225 | 1986 | $531 | 4 | 100.0% |
| 13205 Northwoods Boulevard | Apr 30 | $529,000 | 3/1 | 1,238 | 1984 | $427 | 44 | 100.0% |
| 13239 Northwoods Boulevard | Apr 15 | $711,000 | 2/2 | 1,340 | 2006 | $531 | 50 | 96.2% |
| 12471 Northwoods Boulevard | Apr 9 | $600,000 | 2/2 | 1,069 | 1999 | $561 | 1 | 100.0% |
| 11727 Snowpeak Way | Mar 18 | $369,000 | 1/1 | 644 | 1975 | $573 | 45 | 97.4% |
| 12834 Zurich Place | Mar 2 | $575,000 | 3/2 | 1,524 | 1981 | $377 | 147 | 92.0% |
| 12473 Northwoods Boulevard | Feb 27 | $713,000 | 2/2 | 1,310 | 1999 | $544 | 96 | 97.8% |
| 11589 Snowpeak Way | Feb 11 | $185,000 | 0/1 | 336 | 1972 | $551 | 68 | 84.1% |
| 11723 Snowpeak Way | Feb 9 | $475,000 | 2/2 | 1,213 | 1974 | $392 | 6 | 99.0% |
| 11723 Snowpeak Way | Jan 29 | $430,000 | 2/1 | 824 | 1974 | $522 | 85 | 90.5% |
*Recorded in the MLS with 0 days on market, usually a sale with little or no public marketing. Sub-area is the Tahoe Sierra MLS area; see the sub-area table above. Sales by all brokerages; inclusion in these tables does not imply Cole Mizak represented either party.
Ask for the full sales history since 2023Lifestyle
Few neighborhoods anywhere include this much. The association owns a ski area, a cross-country ski center, a golf course, an equestrian center, a campground, pools, a fitness center, tennis and pickleball courts and a private beach on Donner Lake, along with thousands of acres of forest and trails that keep much of the neighborhood bordered by open space. Some amenities are open to the public; others are for members and their guests only.
Since January 2026, the assessment includes four Member ID cards per property, with private amenity access and no separate recreation fee. Owners can add up to six more cards, each for an annual fee. The association’s biggest recent project, a replacement for the 1970s downhill ski lodge, opened for the 2025–26 season.
| Amenity | What it is | Access · drive from the middle of Tahoe Donner |
|---|---|---|
| Downhill Ski Resort | A family ski hill in upper Tahoe Donner with five lifts and gentle terrain, and a new base lodge that opened for the 2025–26 season | Public; lift tickets or passes · 2.4 mi · 6 min |
| Cross Country Ski Center | More than 100 km of trails on 51 routes from the Alder Creek Adventure Center, with snowshoeing | Public; trail passes · 2.7 mi · 8 min |
| Golf course | An 18-hole course, which the association calls the highest-elevation course in Tahoe, with The Lodge Restaurant & Pub | Public; tee times · 3.3 mi · 8 min |
| Equestrian Center & Bikeworks | Trail rides, lessons and boarding; guided rides, camps and bike rentals on the trail system | Public |
| Trails & campground | More than 60 miles of trails and fire roads, and tent and RV sites along Alder Creek | Public |
| Trout Creek Recreation Center | Fitness center, recreation and lap pools, spas, steam room and sauna, open 365 days a year; the snowplay hill is next door | Members and their guests |
| Northwoods Clubhouse & pool | The association office and a pool near the bottom of Northwoods Boulevard | Members and their guests · 2.2 mi · 6 min |
| Tennis + Pickleball Center | Open play, clinics, lessons and a pro shop; court replacement is budgeted for 2026 ($762,000) | Members and their guests |
| Beach Club Marina | A private sandy beach, boat ramp and rentals on Donner Lake | Members and their guests · 4.3 mi · 10 min |
Amenity details from the Tahoe Donner Association. Drive times from the middle of Tahoe Donner, without traffic or snow.
Most of Tahoe Donner sits about 6,240 to 6,810 feet up, several hundred feet above downtown Truckee, so it gets more snow than town’s average of about 200 inches. The Town of Truckee plows the streets; owners clear their own driveways and decks, and most hire a snow-removal service. A garage, four-wheel drive and a plan for roof snow matter here.
| Destination | Distance and time |
|---|---|
| Downtown Truckee (Commercial Row) | 6.1 mi · 12 min |
| Truckee Elementary School | 3.1 mi · 8 min |
| Alder Creek Middle School | 7.9 mi · 15 min |
| Truckee High School | 3.4 mi · 9 min |
| Tahoe Forest Hospital | 4.2 mi · 11 min |
| Donner Memorial State Park | 4 mi · 10 min |
| Truckee Tahoe Airport | 9.1 mi · 17 min |
| Northstar California | 14.2 mi · 25 min |
| Palisades Tahoe | 14.7 mi · 26 min |
| Sugar Bowl | 11.8 mi · 28 min |
| Kings Beach, Lake Tahoe | 19.1 mi · 30 min |
| Tahoe City, Lake Tahoe | 17.6 mi · 30 min |
| Incline Village, Nevada | 23.4 mi · 40 min |
| Reno-Tahoe International Airport | 42.2 mi · 56 min |
| Sacramento | 101 mi · 2 hr |
| San Francisco | 188 mi · 4 hr |
Tahoe Donner is in the Tahoe Truckee Unified School District. Truckee’s public schools are Truckee Elementary and Glenshire Elementary, Alder Creek Middle School and Truckee High School, plus the Sierra Expeditionary Learning School charter; private options include Tahoe Expedition Academy and Sugar Bowl Academy. Truckee Elementary is 3.1 mi · 8 min and Truckee High 3.4 mi · 9 min from the middle of Tahoe Donner. Confirm the school assignment for a specific address with the district.
View Tahoe Donner on Google MapsOwnership costs & rules · Last verified October 30, 2026
Owning in Tahoe Donner means two sets of rules: the association’s, which cover the amenities, guests, tenants and what your home looks like, and California’s and the Town of Truckee’s, which cover taxes, rentals and wildfire safety. Here is what each one does.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| Association assessment | Every property in the Tahoe Donner Association pays the annual assessment: $3,621 for 2026, up from $3,300 in 2025 and $2,624 in 2023. Since 2026 it includes four Member ID cards with private amenity access; the separate recreation fee and member day fees ended. | Tahoe Donner 2026 budget | Ask for the current budget, reserve study and planned projects. |
| Member cards & guests | Owners and their immediate family are eligible for Member ID cards, with documents to prove the relationship; all existing cards must be verified in 2027. Guests pay a daily access fee, and unaccompanied guests must be registered online by the owner. Owners can pass their access to a tenant on a lease of 31 days or more, twice a year. | Tahoe Donner Amenity Access Rule | Plan how family, guests and tenants will use the amenities before you buy. |
| 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. Rentals must also be registered with Tahoe Donner within 30 days, with occupancy limited to two people per bedroom plus four and parking to the garage and driveway. Registered rentals can get six short-term tenant cards a year (an annual fee, plus a daily access fee for each use). Hosts collect 12% transient occupancy tax plus a 1.25% tourism assessment. | Town of Truckee STR program; Tahoe Donner STR rules | Don’t count on rental income without a town certificate. STR guide. |
| Buying: transfer fee & exterior inspection | The association charges a $475 transfer fee on every sale. After a sale, its inspector does a full exterior inspection: roof, siding and stain, decks, lighting, trash enclosure, gas-meter snow protection and unapproved structures. Exterior changes need Architectural Standards Committee approval. | Tahoe Donner property inspection program | Ask the seller about past association notices and the current transfer fee in the resale package. |
| 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 assessments that vary by parcel. 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 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, and homes are on public sewer. 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 each agency. This is general information, not tax, legal or insurance advice.
Buyer & seller questions
In the forested hills north and west of downtown Truckee, California, inside town limits in Nevada County (ZIP 96161). Northwoods Boulevard runs up from Donner Pass Road; the middle of the neighborhood is 6.1 mi · 12 min from downtown Truckee, 4.3 mi · 10 min from Donner Lake’s Beach Club Marina and about 19.1 mi · 30 min from Kings Beach on Lake Tahoe.
Tahoe Donner single-family homes sold for a median of $1,350,000 from January 1 to October 30, 2026 (171 sales), up 15% from the same months of 2025, and averaged $608 per square foot. Condos and townhomes sold for a median of $586,500. Since 2023, the home median is $1,195,000.
The Tahoe Donner Association’s 2026 annual assessment is $3,621 per property, up from $3,300 in 2025. It now includes four Member ID cards with access to the private amenities, which replaced the old recreation fee. Condos and townhomes also pay their own complex’s dues, and some complexes are outside the association altogether.
Members have the Trout Creek Recreation Center (fitness, pools, spas), the Northwoods pool, the Tennis + Pickleball Center and the Beach Club Marina on Donner Lake, plus the association’s public amenities: the Downhill Ski Resort, Cross Country Ski Center, golf course, equestrian center, campground and more than 60 miles of trails.
A seller’s market for homes: 30 were for sale on October 30, 2026, about 1.7 months of supply, and 2026 sales took a median of 19 days at 98.0% of the first asking price. Condos and townhomes, with about 7.3 months of supply, give buyers more room, as does the range above $2 million.
Since January 2023, 14726 Skislope Way: $3,200,000 on September 24, 2026, a 5,148-square-foot home built in 2022. Next were 12660 Muhlebach Way ($3,135,000, September 2026) and 11368 Bennett Flat Road ($2,900,000, July 2023).
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. Rentals must also be registered with Tahoe Donner, follow its occupancy and parking limits, and renters reach the private amenities only with short-term tenant cards and daily fees. Read the short-term rental guide.
Guests can, for a daily access fee; unaccompanied guests must be registered online first. Tenants on leases of 31 days or more can take over the owner’s access, twice a year. Short-term renters need one of the six short-term tenant cards a registered rental can get each year.
Yes. 107 condos and townhomes sold since 2023 at a median of $575,000, from $185K studio-size ski-area units on Snowpeak Way to townhomes on Northwoods Boulevard up to $1.38M. Most complexes are in the Tahoe Donner Association, so owners pay its assessment on top of their complex’s dues; some have their own associations outside it, without Tahoe Donner dues or member amenity access.
By MLS sub-area, area 11 (Swiss Lane, Skiview Loop, Tyrol Road) had the highest median since 2023, $1.43 million, and area 01 (Northwoods Boulevard, Zermatt Drive, Bernese Lane) the lowest, $997,000. The top sales are spread across the neighborhood, often new homes with views.
More than downtown Truckee’s average of about 200 inches, because most homes sit at about 6,240 to 6,810 feet. The town plows the streets, and owners handle their driveways, usually with a snow-removal service.
Tahoe Truckee Unified School District. Truckee’s public schools are Truckee Elementary and Glenshire Elementary, Alder Creek Middle School and Truckee High School; the district confirms the assignment for each address. Sierra Expeditionary Learning School (charter), Tahoe Expedition Academy and Sugar Bowl Academy are other options.
Tahoe Donner charges a $475 transfer fee at closing, and after the sale its inspector does a full exterior inspection of the home. Any fixes it asks for fall to the new owner, so ask the seller about past notices during escrow.
From the middle of Tahoe Donner: the Downhill Ski Resort 2.4 mi · 6 min, Northstar 14.2 mi · 25 min, Palisades Tahoe 14.7 mi · 26 min, Sugar Bowl 11.8 mi · 28 min, Kings Beach 19.1 mi · 30 min, the Reno-Tahoe airport 42.2 mi · 56 min and San Francisco 188 mi · 4 hr, without traffic or snow.
It is Truckee’s biggest market, about 42% of the area’s home sales since 2023. Its 2026 median of $1,350,000 is above the $1,260,000 median for all of Truckee’s town limits, and below the private golf communities of Martis Valley. Compare neighborhoods in the Truckee guide.
For most homes, yes: prices are up 15% in 2026, homes sell in a median of 19 days, and there are about 1.7 months of supply. Above $2 million and for condos there is more competition, so pricing matters most there. Request a free home valuation from Cole.
Explore
Compare Tahoe Donner with the rest of Truckee, from Donner Lake 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. Months of supply divides listings for sale by the average monthly sales of the previous 12 months. 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, so a move between Truckee and Lake Tahoe’s Nevada shore is one conversation. Ask Cole for a private tour, a sub-area price analysis, a check of the association’s rules and the rental status of any address, 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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