Tahoe–Truckee Inventory: The Mix of 261 Active Listings

What does the supplied Tahoe–Truckee active inventory contain?

The supplied workbook contains 261 records marked ACTIVE, with a median asking price of $1,450,000. Seventy-three ask less than $1 million, while 71 ask $3 million or more. This is a description of the supplied inventory snapshot; its MLS export date has not been confirmed, so the figures should not be read as today's available inventory.

The workbook contains 266 records in total. Three are marked CONTINGENT RELEASE CLAUSE and two COMING SOON. Those five are excluded from the active analysis rather than being counted as available ACTIVE listings.

How does the active asking-price mix compare with summer sold prices?

Price bracket	ACTIVE listings	Share of 261 active	Summer sales	Share of 246 sold
Under $1m	73	28.0%	69	28.0%
$1m to under $2m	86	33.0%	110	44.7%
$2m to under $3m	31	11.9%	35	14.2%
$3m or more	71	27.2%	32	13.0%

Active brackets use Asking Price; summer closing brackets use Sold Price. The two datasets are separate populations. A property can also cross a price threshold between its asking price and its final sale price. The table is a composition comparison, not a matched-property study.

The $3 million-plus bracket represents 27.2% of active listings but 13.0% of summer closings. The $1 million to under $2 million bracket represents 33.0% of active listings and 44.7% of summer closings. That makes the broad inventory picture more useful when divided into price ranges than when described with one regional count.

What does this mean for a buyer's search?

In this file, a buyer exploring properties below $1 million has 73 ACTIVE records in that asking-price band. A buyer exploring $3 million or more has 71. Neither count establishes the number of suitable properties for a particular buyer. Location, verified property type, condition, ownership details, size, and setting still need to be checked.

The largest exported City group is Truckee with 151 ACTIVE records. Kings Beach has 24, Carnelian Bay 20, Tahoma 19, and Tahoe City 15. The full active file spans 14 City labels, including Brockway and Meeks Bay, which have no records with those City labels in the supplied sold file. The geography therefore differs as well as the price basis and observation period.

How long had the active listings been marketed?

Reported Days On Market has a median of 77 among the 261 ACTIVE records. There are 71 records in the 0–30-day group, 85 in the 31–90-day group, and 105 at 91 days or more. The latter represents 40.2% of the active sample.

These are reported market-time values for listings still marked active in the supplied file. They are not observed times to sale. Comparing them directly with the 18-day median among valid summer closed-sale records would confuse ongoing listings with completed transactions.

Does this prove an oversupply of expensive homes?

No. The export date, complete-market coverage, matched geography, and comparable historical inventory series are not established. The file therefore cannot support an absorption rate, months-of-supply estimate, or a forecast that high-price listings will need to reduce their prices.

The practical research finding is narrower: the supplied active inventory has a larger share in the highest price bracket than the supplied summer closings. A seller can use that finding to investigate the directly competing listings in the property's own price range and location. See the $3 million-plus closing study and the summer overview for the sold evidence.