Truckee is the mountain town between Donner Summit and Lake Tahoe: a historic downtown, Donner Lake, Tahoe Donner and the Martis Valley golf clubs. Explore 2026 prices, neighborhoods, top sales, taxes and rules.
Truckee · California · 96161 · Community guide
Truckee is the mountain town on Interstate 80 between Donner Summit and Lake Tahoe: a railroad-era downtown on the Truckee River, Donner Lake to the west, Tahoe Donner in the hills above, golf and river neighborhoods to the north and east, and the private golf clubs of Martis Valley to the south, all within 20 minutes of Northstar and Palisades Tahoe. It is the largest town in the North Lake Tahoe–Truckee area, and it lives year-round: schools, a hospital, an airport and a downtown that stays busy after the lifts close. Since January 2023, 1,818 homes have sold here for $350K to $23.6 million, at a median of $1,275,000, along with 244 condos and townhomes.
This guide covers Truckee as the Tahoe Sierra MLS defines it: the town’s neighborhoods, from Tahoe Donner and Donner Lake to Glenshire, Prosser, Gray’s Crossing and Old Greenwood, plus Martis Camp, Lahontan and Schaffer’s Mill in Martis Valley. It has prices by year, budget and neighborhood, the notable sales, taxes, rental rules, schools and drive times. Northstar has its own guide. Every figure is dated and sourced below.
By Cole Mizak, REALTOR® · Compass · Updated October 30, 2026
$1.45M
Median home price, 2026
$763
Average price per sq. ft., 2026
405
Homes sold, 2026 to Oct. 30
3.3
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, Nevada County Assessor and Placer County.
| Topic | Details |
|---|---|
| Location | Nevada County, California, on Interstate 80 in the Sierra Nevada, about 12 miles north of Lake Tahoe and 37 miles west of the Reno-Tahoe airport. The Town of Truckee was settled in the 1860s and incorporated in 1993; Martis Valley, south of town, is in Placer County |
| Population | 16,729 in the town (2020 Census), with many more part-time owners and visitors |
| Neighborhoods | Tahoe Donner, Donner Lake, Gray’s Crossing, Old Greenwood, Winter Creek, Glenshire, Prosser, Sierra Meadows, Ponderosa Palisades and downtown in town limits, plus Martis Camp, Lahontan and Schaffer’s Mill in Martis Valley |
| Housing stock | About 11,300 single-family homes and 1,300 condominium and townhome units inside town limits (Nevada County Assessor) |
| Elevation | About 5,800 feet downtown; most homes sold since 2023 sit between 5,870 and 6,730 feet, highest in upper Tahoe Donner |
| 2026 market | 405 home sales through October 30 (−2% vs. the same period of 2025); median $1,448,500 (+11%) |
| Price range | Homes $350K to $23.6 million since January 2023, median $1,275,000; condos and townhomes median $699,500 |
| For sale now | 132 homes and 37 condos or townhomes on Oct. 30, 2026, plus 46 in escrow; about 3.3 months of supply for homes |
| Golf | Private clubs at Martis Camp (Tom Fazio), Lahontan (Tom Weiskopf) and Schaffer’s Mill (Johnny Miller and John Harbottle); Old Greenwood (Jack Nicklaus) and Gray’s Crossing; Tahoe Donner’s course |
| Taxes | California: state income tax, and property tax of 1% of the purchase price plus local bonds and assessments (Proposition 13) |
| Snow | About 200 inches in an average winter in town, and far more on Donner Summit |
| Skiing | Tahoe Donner Downhill in town; Northstar 7.3 mi · 13 min, Palisades Tahoe 11.7 mi · 19 min and Sugar Bowl 12.3 mi · 23 min from downtown |
| Getting around | Reno-Tahoe International Airport 36.6 mi · 47 min; Truckee Tahoe Airport for private aircraft; Amtrak’s California Zephyr stops downtown; Sacramento about 100 miles west |
Market data · Updated October 30, 2026
Truckee sells about 475 homes and 64 condos and townhomes a year. In 2026, 405 homes sold through October 30, slightly fewer than the 415 in the same months of 2025, but they sold for more and faster: a median of $1,448,500 against $1,300,000, $763 per square foot against $731, and a median of 21 days on the market against 34. With 132 homes for sale and 42 more in escrow on October 30, 2026, supply is about 3.3 months.
The home median has risen every year in this data, from $1,181,250 in 2023 to $1,232,500 in 2024, $1,317,500 in 2025 and $1,448,500 in 2026. The three Martis Valley golf communities, 266 of the 1,818 home sales, pull the top end up: inside town limits the 2026 median is $1,260,000. Condos and townhomes have held near $700,000 for four years, and with 37 for sale, about 7.7 months of supply, buyers have more 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 | 405 | 415 | $1,448,500 | +11% | $763 | 21 | 97.0% | 132 | 3.3 |
| Condos & townhomes | 48 | 54 | $705,500 | +1% | $537 | 45 | 96.0% | 37 | 7.7 |
| All residential | 453 | 469 | $1,350,000 | +12% | $739 | 23 | 96.9% | 169 | 3.8 |
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) | 405 | $1,448,500 | $2,153,148 | $470K–$14.35M | $763 | 21 | 97.0% |
| 2025 | 492 | $1,317,500 | $2,127,032 | $562K–$21.50M | $719 | 34 | 95.0% |
| 2024 | 480 | $1,232,500 | $1,845,984 | $350K–$23.60M | $686 | 26 | 95.8% |
| 2023 | 441 | $1,181,250 | $1,882,719 | $380K–$13.00M | $690 | 20 | 95.8% |
| All years | 1,818 | $1,275,000 | $1,999,382 | $350K–$23.60M | $713 | 25 | 95.9% |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 30, 2026) | 48 | $705,500 | $798,354 | $185K–$2.26M | $537 | 45 | 96.0% |
| 2025 | 64 | $695,750 | $777,451 | $190K–$2.26M | $586 | 29 | 95.0% |
| 2024 | 60 | $700,000 | $847,449 | $290K–$2.26M | $590 | 42 | 96.3% |
| 2023 | 72 | $691,000 | $764,315 | $240K–$2.37M | $597 | 23 | 96.7% |
| All years | 244 | $699,500 | $794,899 | $185K–$2.37M | $581 | 34 | 96.0% |
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.
Home sales are down 2% through October 30, but the median is up 11% and dollar volume is down only 3%, to $872 million. Buyers are paying more for the homes that do come up.
Since 2023, the 943 homes that sold within 30 days on the market averaged 99.2% of their original list price, and 598 of all home sales closed at or above it. The 296 that took more than 90 days averaged 88.6%.
Median home prices since 2023 run from $875,000 downtown and $995,000 in Glenshire to $1,195,000 in Tahoe Donner, $3,800,000 in Lahontan and $7,415,000 in Martis Camp. Private clubs, newer construction and lake frontage carry the premium.
Between $3 million and $5 million, 28 homes were for sale on Oct. 30, 2026, about 8.6 months of supply, and Lahontan and Schaffer’s Mill homes took a median of 65 and 71 days to sell. Condos and townhomes, at 7.7 months, also leave room to negotiate.
54% of closings since 2023 happened between May and September, and October is just as busy. Snow slows winter showings, so buyers who look in January to April often face less competition.
The median home sold since 2023 was built in 1973 at Donner Lake, 1990 in Glenshire and 1993 in Tahoe Donner. Gray’s Crossing (2020), Old Greenwood (2018), Schaffer’s Mill (2018) and Martis Camp (2015) are where the new construction is.
Price guide
Under $1 million, Truckee means an older home in Tahoe Donner, Glenshire, Prosser or the tracts around Donner Lake. Between $1 million and $2 million, Tahoe Donner dominates, with newer and larger homes, and supply is tightest between $1.5 and $2 million. From $2 to $5 million, the choice moves to Gray’s Crossing, Schaffer’s Mill, Lahontan, Old Greenwood and Donner Lake, with the most homes for sale. Above $5 million, it is mostly Martis Camp.
| 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 $800,000 | 247 | 55 | 18 | 3.9 | 34 | 95.0% |
| $800,000 to $1 million | 347 | 84 | 21 | 3.0 | 15 | 96.9% |
| $1 to $1.5 million | 463 | 103 | 23 | 2.7 | 9 | 97.6% |
| $1.5 to $2 million | 266 | 85 | 8 | 1.1 | 20 | 97.7% |
| $2 to $3 million | 232 | 75 | 19 | 3.0 | 31 | 96.1% |
| $3 to $5 million | 133 | 39 | 28 | 8.6 | 54 | 96.1% |
| $5 million and up | 130 | 41 | 15 | 4.4 | 49 | 95.0% |
Single-family homes. The past 12 months run from October 31, 2025 to October 30, 2026.
247 sales since 2023 · median $715,000
Older and smaller homes: Tahoe Donner’s smaller cabins, Glenshire and Prosser starter homes, cabins in the wooded tracts around Donner Lake and a few downtown. Expect around 1,300 square feet.
347 sales since 2023 · median $885,000
Tahoe Donner and Glenshire lead this range, with Prosser Lakeview, Sierra Meadows and Ponderosa Palisades: mostly 1970s to 1990s homes of about 1,600 square feet.
463 sales since 2023 · median $1,200,000
The busiest range, and mostly Tahoe Donner: larger and newer homes of about 2,100 square feet, plus homes in Glenshire, Sierra Meadows, Ponderosa Palisades, Prosser and around Donner Lake.
266 sales since 2023 · median $1,715,000
The tightest range for supply: Tahoe Donner’s newer and larger homes, the bigger homes in Glenshire and Sierra Meadows, and Schaffer’s Mill’s cottages, the entry point to Martis Valley’s clubs.
232 sales since 2023 · median $2,395,000
Tahoe Donner’s largest homes, Gray’s Crossing and Schaffer’s Mill lead this range, with Old Greenwood and acreage around Glenshire.
133 sales since 2023 · median $3,580,000
Lahontan, Schaffer’s Mill and Gray’s Crossing custom homes, plus the priciest Donner Lake homes on South Shore Drive and Donner Pass Road. The most supply of any range right now.
130 sales since 2023 · median $7,200,000
Mostly Martis Camp, with Lahontan’s largest homes, a few in Schaffer’s Mill and the top Donner Lake sales.
Neighborhood comparison
Truckee’s neighborhoods differ more than its prices suggest: Tahoe Donner’s amenities and dues, Donner Lake’s shoreline, the golf communities north and east of downtown, the private clubs of Martis Valley, and older neighborhoods with no association at all. The groups below follow the Tahoe Sierra MLS areas. Median home prices since 2023 run from $875,000 downtown to $7,415,000 in Martis Camp. Each name with a guide links to it.
Tahoe Donner guideGray’s Crossing guideDonner Lake guideWinter Creek guideMartis Camp guideLahontan guideSchaffer’s Mill guide| Neighborhood | Home sales since 2023 | Median home price | Avg. $ / sq. ft. | Median days on market | Condo & townhome sales · median | Home sales 2026 (to Oct. 30) | Listings for sale Oct. 30, 2026 |
|---|---|---|---|---|---|---|---|
| Martis Camp | 113 | $7,415,000 | $1,754 | 54 | — | 30 | 7 |
| Lahontan | 61 | $3,800,000 | $997 | 65 | — | 14 | 16 |
| Old Greenwood | 24 | $2,910,000 | $805 | 59 | 13 · $1.40M | 3 | 3 |
| Gray’s Crossing | 76 | $2,780,500 | $825 | 54 | 14 · $1.80M | 12 | 12 |
| Schaffer’s Mill | 92 | $2,672,500 | $941 | 71 | — | 31 | 17 |
| Tahoe Donner | 765 | $1,195,000 | $579 | 21 | 107 · $575K | 171 | 44 |
| Winter Creek | 18 | $1,175,000 | $593 | 9 | — | 2 | 0 |
| Donner Lake | 131 | $1,135,000 | $778 | 18 | 34 · $692K | 30 | 18 |
| Prosser & north Truckee | 133 | $1,041,000 | $599 | 22 | 4 · $765K | 31 | 13 |
| Sierra Meadows & Ponderosa | 125 | $1,000,000 | $597 | 13 | 35 · $805K | 24 | 13 |
| Glenshire & east Truckee | 215 | $995,000 | $584 | 24 | — | 40 | 12 |
| Downtown & west Truckee | 65 | $875,000 | $545 | 32 | 37 · $710K | 17 | 14 |
| Neighborhood | Where and what | Median elevation (ft.) | Median year built | Median lot (acres) | Drive to downtown Truckee | Drive to Northstar | Drive to Reno airport |
|---|---|---|---|---|---|---|---|
| Winter Creek | A small neighborhood of newer homes on compact lots just east of downtown | 5,890 | 2012 | 0.12 | 0.9 mi · 3 min | 6.8 mi · 12 min | 37.6 mi · 48 min |
| Downtown & west Truckee | Historic streets around Commercial Row and the river, plus Gateway, Deerfield, the Boulders condos, Armstrong Tract and Donner Crest between downtown and Donner Lake | 5,920 | 1979 | 0.24 | 1.9 mi · 4 min | 10 mi · 17 min | 38 mi · 48 min |
| Sierra Meadows & Ponderosa | Sierra Meadows, Ponderosa Palisades and Olympic Heights east and south of downtown, with the Riverview, Pinyon Creek and Timbers townhomes and Martiswoods Estates off Highway 267 | 5,920 | 1980 | 0.33 | 1.7 mi · 4 min | 6.3 mi · 11 min | 37.1 mi · 47 min |
| Prosser & north Truckee | Prosser Lakeview Estates, Prosser Lake Heights and Pine Forest north of downtown off Highway 89 and Alder Creek Road, with acreage toward Russell Valley | 5,970 | 1992 | 0.38 | 2.8 mi · 5 min | 9 mi · 15 min | 37.1 mi · 48 min |
| Gray’s Crossing | Newer homes around the Gray’s Crossing golf course north of the river off Highway 89, plus new duet homes on Jakes Way | 5,920 | 2020 | 0.39 | 3.4 mi · 7 min | 9.5 mi · 17 min | 37.6 mi · 49 min |
| Donner Lake | Cabins, lake homes and condos around Donner Lake west of downtown: South Shore Drive and Donner Pass Road along the water, wooded tracts on the hills above, and the Coldstream condos by Donner Memorial State Park | 5,960 | 1973 | 0.16 | 4.9 mi · 9 min | 13 mi · 21 min | 41 mi · 53 min |
| Lahontan | Private gated golf community in Martis Valley around a Tom Weiskopf course and its ponds, with views of Northstar’s ski runs | 5,990 | 2008 | 0.68 | 4.2 mi · 9 min | 6.9 mi · 14 min | 38.9 mi · 52 min |
| Schaffer’s Mill | Private golf community in Martis Valley around a course by Johnny Miller and John Harbottle, with cottages on Valmont Trail, Sagebrush Court and Modane Place and larger custom homes | 6,020 | 2018 | 0.49 | 4.4 mi · 10 min | 7.1 mi · 15 min | 39.1 mi · 53 min |
| Old Greenwood | Cabins, townhomes and custom homes around Old Greenwood’s Jack Nicklaus-designed golf course east of downtown, off Interstate 80 | 5,900 | 2018 | 0.50 | 4.6 mi · 11 min | 10.3 mi · 20 min | 34.8 mi · 47 min |
| Tahoe Donner | Truckee’s largest neighborhood: a planned community founded in 1971 in the forested hills north and west of town, with a members-only downhill ski area, cross-country center, golf course, equestrian center and Beach Club Marina on Donner Lake | 6,530 | 1993 | 0.34 | 6.1 mi · 12 min | 14.2 mi · 25 min | 42.2 mi · 56 min |
| Glenshire & east Truckee | Glenshire and Devonshire along the Truckee River east of town, with Cambridge Estates, the Meadows, Elkhorn Ridge and acreage in Juniper Hills, Juniper Creek Ranch and Hirschdale | 5,940 | 1990 | 0.35 | 5.9 mi · 12 min | 13.6 mi · 24 min | 32.4 mi · 44 min |
| Martis Camp | Private gated community in Placer County’s Martis Valley, off Highway 267: custom homes on large lots around a Tom Fazio golf course, with a private lift to Northstar | 6,200 | 2015 | 1.22 | 5.2 mi · 12 min | 3.2 mi · 13 min | 40 mi · 54 min |
Neighborhoods follow Tahoe Sierra MLS areas. Year built and elevation are medians for the homes sold since 2023, from Nevada County Assessor parcel records in town and from the MLS and U.S. Geological Survey in Martis Valley; lot sizes are from the MLS. Drive times run from the middle of each neighborhood without traffic or snow.
Martis Camp, Lahontan and Schaffer’s Mill are in Placer County, outside the town, but they share Truckee’s addresses, schools and market, so they are in this guide’s figures. Northstar, Donner Summit and the Truckee River corridor are tracked separately.
| Area | Where and what | County | Sales since 2023 | Median home | Median condo | Sales 2026 |
|---|---|---|---|---|---|---|
| Northstar | Resort community around Northstar California ski area, off Highway 267: Northstar Village condos, ski-in homes and Mountainside | Placer | 289 | $1,797,500 | $765,000 | 68 |
| Donner Summit | Soda Springs, Serene Lakes, Sugar Bowl, Kingvale and Norden, up I-80 at about 6,800 to 7,000 feet | Nevada and Placer | 177 | $850,000 | $389,000 | 41 |
| Truckee River corridor | Cabins and homes along Highway 89 between Truckee and Tahoe City (Tahoe Truckee Forest, Silver Creek) | Placer | 21 | $858,000 | — | 6 |
From the same Tahoe Sierra MLS export; figures include homes, condos and townhomes.
Tahoe Donner is a town of its own: 765 home sales since 2023 at a median of $1,195,000, and an annual assessment ($3,621 in 2026) that covers a private ski hill, cross-country trails, golf, pools and a beach club on Donner Lake.
Donner Lake has the town’s top sales, up to $7.4 million, and also some of its most affordable cabins in the tracts above the lake (median $1,135,000). West End Beach and Donner Memorial State Park are at either end.
Martis Camp (median $7,415,000), Lahontan ($3,800,000) and Schaffer’s Mill ($2,672,500) are gated club communities in Martis Valley, about 10 minutes from downtown, and Martis Camp has its own lift to Northstar. Club membership terms differ by community. Compare them in the Martis Valley guide.
Gray’s Crossing and Old Greenwood (medians $2,780,500 and $2,910,000) have most of the town’s homes built since 2015, each around a golf course, without a private-club price tag.
Glenshire and Prosser offer a lot of house for the money (medians $995,000 and $1,041,000), and the hills around them have 5- to 20-acre parcels with mountain views.
Downtown and west Truckee, Winter Creek and Sierra Meadows are four minutes or less from Commercial Row by car, close to restaurants, the river, Truckee High School and Tahoe Forest Hospital.
Notable sales
With about 539 sales a year, Truckee is too big for a sale-by-sale list here, so these tables pick out the ones that set the market. Martis Camp holds all ten of the highest prices since 2023, led by 7018 Villandry Circle at $23,600,000 in November 2024. Inside town limits, Donner Lake leads: 13351 Donner Pass Road sold for $7,400,000 in July 2026, and seven of the town’s ten highest sales were around the lake. The second table shows the best 2026 sale in each neighborhood; the neighborhood guides go further.
| Address | Neighborhood | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | $ / sq. ft. | Days on market |
|---|---|---|---|---|---|---|---|---|
| 7018 Villandry Circle | Martis Camp | Nov 5, 2024 | $23,600,000 | 5 / 6 | 9,000 | 1.15 | $2,622 | 104 |
| 8142 Valhalla Drive | Martis Camp | Sep 26, 2025 | $21,500,000 | 6 / 7 | 8,811 | 1.68 | $2,440 | 252 |
| 8720 Boscobel Court | Martis Camp | Oct 3, 2025 | $18,750,000 | 5 / 4 | 6,913 | 1.50 | $2,712 | 8 |
| 9493 Clermont Court | Martis Camp | Sep 15, 2025 | $16,730,000 | 7 / 7 | 10,458 | 2.09 | $1,600 | 308 |
| 10518 Copelands Lane | Martis Camp | Oct 27, 2025 | $16,500,000 | 6 / 6 | 8,711 | 1.50 | $1,894 | 28 |
| 8133 Valhalla Drive | Martis Camp | Sep 1, 2026 | $14,350,000 | 6 / 6 | 9,783 | 4.00 | $1,467 | 8 |
| 8233 Valhalla Drive | Martis Camp | Nov 7, 2024 | $13,800,000 | 6 / 6 | 7,046 | 1.74 | $1,959 | 217 |
| 10286 Hermitage Court | Martis Camp | Dec 20, 2024 | $13,200,000 | 5 / 5 | 6,312 | 2.04 | $2,091 | 71 |
| 10820 Cairncroft Lane | Martis Camp | Sep 15, 2026 | $13,100,000 | 8 / 5 | 7,288 | 1.62 | $1,797 | — |
| 8376 Valhalla Drive | Martis Camp | Jul 17, 2023 | $13,000,000 | 5 / 7 | 6,911 | 1.35 | $1,881 | 184 |
| Address | Neighborhood | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | $ / sq. ft. | Days on market |
|---|---|---|---|---|---|---|---|---|
| 8133 Valhalla Drive | Martis Camp | Sep 1, 2026 | $14,350,000 | 6 / 6 | 9,783 | 4.00 | $1,467 | 8 |
| 13351 Donner Pass Road | Donner Lake | Jul 14, 2026 | $7,400,000 | 5 / 4 | 3,744 | 0.86 | $1,976 | 7 |
| 10250 Dick Barter | Lahontan | Sep 9, 2026 | $6,700,000 | 7 / 7 | 8,946 | 1.50 | $749 | 334 |
| 9304 Nine Bark Road | Schaffer’s Mill | Sep 17, 2026 | $6,000,000 | 5 / 5 | 5,016 | 0.49 | $1,196 | 71 |
| 11633 Henness Road | Gray’s Crossing | Feb 25, 2026 | $3,800,000 | 4 / 4 | — | 0.73 | — | — |
| 12885 Caleb Drive | Old Greenwood | Jul 6, 2026 | $3,800,000 | 4 / 4 | 4,350 | 0.77 | $874 | 12 |
| 11817 Saddleback Drive | Prosser & north Truckee | Jul 6, 2026 | $3,675,000 | 4 / 3 | 3,479 | 0.90 | $1,056 | 16 |
| 10529 Aspenwood Road | Sierra Meadows & Ponderosa | Mar 20, 2026 | $3,495,000 | 3 / 3 | 2,689 | 4.55 | $1,300 | 2 |
| 14726 Skislope Way | Tahoe Donner | Sep 24, 2026 | $3,200,000 | 7 / 5 | 5,148 | 0.50 | $622 | 28 |
| 15557 Colt Court | Glenshire & east Truckee | Sep 25, 2026 | $2,780,000 | 3 / 3 | 3,196 | 20.76 | $870 | 27 |
| 10050 SE River Street | Downtown & west Truckee | Oct 21, 2026 | $2,400,000 | 3 / 2 | 2,561 | 0.17 | $937 | 64 |
| 10138 Colton Creek Road | Winter Creek | Jun 8, 2026 | $1,202,000 | 3 / 2 | 2,031 | — | $592 | 4 |
Cole’s recent Truckee sales include 14369 South Shore Drive ($3,399,000, April 2025) and 14254 South Shore Drive ($3,300,000, June 2026) at Donner Lake, 10416 Jeffrey Way and 10493 Iris Road in Prosser Lakeview, and 11789 Highland Avenue in Olympic Heights.
The top condo and townhome sales were the new duet homes on Jakes Way in Gray’s Crossing, from $2,255,000 to $2,365,000. Days on market: — means the sale was entered in the MLS after closing. Sales by all brokerages; inclusion in these tables does not imply Cole Mizak represented either party.
Lifestyle
Truckee works as a full-time town and a second-home base at once. Downtown is a few blocks of 1800s brick and wood buildings along the railroad, with restaurants, coffee, galleries and outfitters. In winter, seven ski areas are within about half an hour, and Tahoe Donner has its own small downhill hill. In summer, it is Donner Lake, the Truckee River, mountain biking and golf, with Lake Tahoe’s North Shore beaches about 20 minutes south.
The town averages about 200 inches of snow a winter, more in upper Tahoe Donner and much more on Donner Summit, so four-wheel drive, a snow-removal plan and a garage matter here. Tahoe Forest Hospital is in town, and Interstate 80 puts the Reno-Tahoe airport about 47 minutes away in good weather.
| Place | What it is | Access |
|---|---|---|
| Downtown Truckee | Commercial Row and Brickelltown: historic storefronts, restaurants, galleries and shops, the Amtrak depot, and Truckee Thursdays street fairs in summer | Public |
| Donner Lake & Donner Memorial State Park | Swimming, paddling and fishing on the lake; the state park at the east end has a visitor center, trails and a campground, and West End Beach is at the other end | Public; park fees · 2.9 mi · 6 min |
| Truckee River & the Legacy Trail | A paved path along the river east of downtown for walking, running and biking, plus fly-fishing and summer rafting on the river | Public |
| Tahoe Donner amenities | Downhill ski area, cross-country ski center, 18-hole golf course, equestrian center, Trout Creek Recreation Center and the Beach Club Marina on Donner Lake | Tahoe Donner members |
| Ski areas | Northstar California, Palisades Tahoe, Sugar Bowl, Boreal, Soda Springs, Donner Ski Ranch and Tahoe Donner Downhill, plus Royal Gorge and Tahoe Donner cross-country | Public; lift tickets or passes |
| Golf | Tahoe Donner’s course, Gray’s Crossing, Old Greenwood and Ponderosa Golf Course in town; private clubs at Martis Camp, Lahontan and Schaffer’s Mill in Martis Valley | Public, semi-private and private |
| Lake Tahoe | Kings Beach and Tahoe City beaches on the North Shore; Incline Village and Sand Harbor in Nevada | Public · 12.2 mi · 19 min to Kings Beach |
| Destination | Route | Distance and time |
|---|---|---|
| Tahoe Forest Hospital | Donner Pass Rd. | 1.2 mi · 4 min |
| Truckee High School | Donner Pass Rd. | 2 mi · 5 min |
| Truckee Tahoe Airport (private and charter flights) | Hwy. 267 | 2.2 mi · 5 min |
| Tahoe Donner Downhill Ski Area | Tahoe Donner | 6.8 mi · 15 min |
| Northstar California | Hwy. 267 | 7.3 mi · 13 min |
| Palisades Tahoe | Olympic Valley | 11.7 mi · 19 min |
| Sugar Bowl | Donner Summit | 12.3 mi · 23 min |
| Kings Beach, Lake Tahoe | Hwy. 267 | 12.2 mi · 19 min |
| Tahoe City, Lake Tahoe | Hwy. 89 | 14.6 mi · 23 min |
| Incline Village, Nevada | Hwys. 267 & 28 | 16.5 mi · 28 min |
| Reno-Tahoe International Airport | I-80 | 36.6 mi · 47 min |
| Sacramento | I-80 | 100 mi · 1 hr 59 min |
| San Francisco | I-80 | 187 mi · 3.5 hr |
Truckee and Martis Valley are in the Tahoe Truckee Unified School District, whose Truckee schools are Truckee Elementary, Glenshire Elementary, Alder Creek Middle School, Truckee High School and Sierra High School, plus the Sierra Expeditionary Learning School charter. Donner Trail Elementary serves the summit area. Private options include Tahoe Expedition Academy and Sugar Bowl Academy for competitive skiers. Confirm the school assignment for a specific address with the district.
View Truckee on Google MapsOwnership costs & rules · Last verified October 30, 2026
Truckee is in California, which shapes the cost of owning here as much as the price does: state income tax, Proposition 13 property taxes based on what you paid, and some of the region’s strictest short-term rental rules. Here is what each rule does.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| State income tax | California taxes personal income, including capital gains, at rates up to 13.3% (12.3% plus a 1% surcharge on income over $1 million). Nevada, about 20 miles east, has none. | California Franchise Tax Board | Full-time residency decides which state taxes you; ask a tax adviser before you choose. |
| Property tax | Proposition 13 sets the base tax at 1% of assessed value, which starts at your purchase price and can rise by 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. The same rules apply in Nevada and Placer counties. | California State Board of Equalization; Nevada County Assessor | Budget on roughly 1% of the price plus the parcel’s fixed charges; ask for the current tax bill. |
| Short-term rentals | Stays of 30 nights or less inside town limits need a Town of Truckee short-term rental registration certificate. The town has capped certificates at 1,255 since May 2022; the cap is full and new owners join a waitlist. Hosts collect 12% transient occupancy tax plus a 1.25% tourism assessment, and pass a fire safety inspection every three years. Martis Valley and Northstar are under Placer County instead, which requires its own short-term rental permit, renewed every year. | Town of Truckee STR program; Transient Occupancy Tax; Placer County Code, Article 9.42 | Don’t count on rental income without a certificate or permit. HOAs and private clubs may add their own rules. STR guide. |
| Tahoe Donner Association | Every Tahoe Donner property pays the annual assessment: $3,621 for 2026, up from $3,300 in 2025. It includes member access to the association’s private amenities, along with architectural review and its own rules. | Tahoe Donner 2026 budget | Ask for the current budget, reserves and any planned projects. |
| Martis Valley clubs | Martis Camp, Lahontan and Schaffer’s Mill each have a mandatory homeowners’ association and a private club whose membership is priced and sold separately, with its own initiation and dues. | Each association and club | Ask for club membership terms, transfer fees and dues before you write an offer. |
| Other HOAs | Gray’s Crossing, Old Greenwood and most condo and townhome complexes have their own associations, with their own dues and rules; many older Truckee neighborhoods have no HOA at all. | Each association | Review the CC&Rs, budget and rental rules before you remove contingencies. |
| Wildfire & insurance | Truckee is forested mountain country. The Truckee Fire Protection District enforces defensible space, and California insurers price coverage on wildfire risk; many owners combine the California FAIR Plan with a second policy. | Truckee Fire Protection District | Get insurance quotes in the first days of escrow. |
| Utilities | Truckee Donner Public Utility District supplies electricity, and water to most of town; sewer is public in most neighborhoods, with septic on some acreage. | Truckee Donner PUD; utility guide | Ask whether a home is on sewer or septic, and for its winter utility costs. |
Rules and fees change; confirm current figures with each agency. This is general information, not tax, legal or insurance advice.
Buyer & seller questions
California. Truckee is in Nevada County, California, on Interstate 80 about 12 miles north of Lake Tahoe and 37 miles west of the Reno-Tahoe airport. The Town of Truckee incorporated in 1993; Martis Valley and Northstar share the Truckee address but are in Placer County.
Truckee single-family homes sold for a median of $1,448,500 from January 1 to October 30, 2026 (405 sales), up 11% from the same months of 2025, and averaged $763 per square foot. Inside town limits, without Martis Valley, the median was $1,260,000. Condos and townhomes sold for a median of $705,500. Since 2023 the home median is $1,195,000 in Tahoe Donner, $1,135,000 at Donner Lake, $2,780,500 in Gray’s Crossing and $7,415,000 in Martis Camp.
It depends on the price. Overall, 132 homes were for sale on October 30, 2026, about 3.3 months of supply, which favors sellers, and homes under $2 million are scarcer still. Between $3 million and $5 million there are about 8.6 months of supply, and condos and townhomes have about 7.7, so buyers have more leverage there. Homes that sold within 30 days on the market averaged 99% of their asking price; those that sat past 90 days, 89%.
Tahoe Donner is the largest, followed by Glenshire, Donner Lake, Prosser, Sierra Meadows and Ponderosa Palisades, Gray’s Crossing, the downtown and west-end neighborhoods, Old Greenwood and Winter Creek, plus Martis Camp, Lahontan and Schaffer’s Mill in Martis Valley. Tahoe Donner, Gray’s Crossing, Donner Lake, Winter Creek, Martis Camp, Lahontan, Schaffer’s Mill have their own guides, as does nearby Northstar.
They have Truckee addresses and share its schools and services, but they are outside the town limits in unincorporated Placer County, so Placer County sets their short-term rental rules. This guide counts Martis Camp, Lahontan and Schaffer’s Mill in its Truckee figures because they trade as part of the Truckee market; Northstar is shown separately. See the Martis Valley and Northstar guides.
Since January 2023, Martis Camp homes sold for a median of $7,415,000 (113 sales), Lahontan for $3,800,000 (61) and Schaffer’s Mill for $2,672,500 (92). Club membership is separate from the home price in all three.
7018 Villandry Circle in Martis Camp sold for $23,600,000 on November 5, 2024, the top price in the Tahoe Sierra MLS for Truckee since January 2023. Next were 8142 Valhalla Drive ($21,500,000, September 2025) and 8720 Boscobel Court ($18,750,000, October 2025), also in Martis Camp. Inside town limits, the highest was 13351 Donner Pass Road at Donner Lake, $7,400,000 on July 14, 2026.
Under California’s Proposition 13, the base property tax is 1% of assessed value, which is set at your purchase price and can rise at most 2% a year, plus voter-approved bonds and special assessments that vary by parcel. On a $1.5 million home, the 1% base is $15,000 a year before those additions. California also taxes income; Nevada does not.
Inside town limits, only with a Town of Truckee registration certificate for stays of 30 nights or less. The town capped certificates at 1,255 in 2022, the cap is full, and new owners go on a waitlist. Hosts collect 12% transient occupancy tax plus a 1.25% tourism assessment. Martis Valley and Northstar, in Placer County, need a county permit instead, and their associations may limit rentals. Read the short-term rental guide.
The Tahoe Donner Association’s 2026 annual assessment is $3,621 per property, up from $3,300 in 2025. It includes member access to the association’s ski area, cross-country center, golf course, recreation centers and Beach Club Marina on Donner Lake. See the Tahoe Donner guide.
About 200 inches in an average winter in town, with more in upper Tahoe Donner and much more on Donner Summit. The Town plows public streets, and owners handle their own driveways, so many hire a snow-removal service.
Tahoe Truckee Unified School District: Truckee and Glenshire elementary schools, Alder Creek Middle School and Truckee High School, plus the Sierra Expeditionary Learning School charter. Tahoe Expedition Academy and Sugar Bowl Academy are private options.
From downtown Truckee, Kings Beach on Lake Tahoe is about 12.2 mi · 19 min, Tahoe City 14.6 mi · 23 min, Incline Village 16.5 mi · 28 min, the Reno-Tahoe airport 36.6 mi · 47 min, Sacramento 100 mi · 1 hr 59 min and San Francisco 187 mi · 3.5 hr, without traffic or snow.
Condos and townhomes sold for a median of $699,500 since 2023 (244 sales) and $705,500 in 2026. Most are in Tahoe Donner, the Boulders downtown and Coldstream at Donner Lake; the new duet homes on Jakes Way in Gray’s Crossing reached $2,365,000.
Truckee is a California town on I-80 with a broader price range, year-round schools and services, and California income and property taxes; Incline Village is unincorporated Washoe County, Nevada, on the lake, with no state income tax and IVGID beaches. Truckee’s 2026 home median of $1.45 million compares with Incline Village’s $2.51 million (single-family homes, 2026 through mid-October). Compare the Incline Village guide.
For most homes, yes: prices are up 11% in 2026, homes sell in a median of 21 days, and supply is about 3.3 months. Above $3 million there is more competition from other listings, so the launch price matters most there. Request a free home valuation from Cole.
Explore
Each neighborhood guide has its own sales history, prices, HOA details and buyer tips.
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, especially in small neighborhoods. 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–September 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. Cole’s recent Truckee sales include two homes on South Shore Drive at Donner Lake ($3,399,000 and $3,300,000) and homes in Prosser Lakeview and Olympic Heights. Ask Cole for a private tour, a neighborhood-by-neighborhood price analysis, a rental-rule and HOA check on 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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