Tahoe-Truckee Summer 2026: Outcomes by Sold-Price Band

Did price band change the pattern in the supplied summer closings?

Yes, but the result is descriptive rather than predictive. The $1 million-to-under-$2 million band contained 110 of the 246 closings. The $3 million-plus band contained 32 and had a 97.4% median sold-to-exported-asking ratio.

Sold-price band	Closings	Median sold price	Median sold / exported ask	Below ask	Above ask	Median reported DOM
Under $1m	69	$825,000	100.0%	33	20	18
$1m to under $2m	110	$1,400,000	99.3%	58	29	15
$2m to under $3m	35	$2,495,000	98.1%	23	8	30
$3m or more	32	$5,587,500	97.4%	22	4	21

What the table can answer

It can answer how the 246 supplied closing records were distributed after each sale was assigned to a band using its sold price. It can also show the middle record-level sold-to-asking ratio and middle valid reported market time within each band.

The table cannot estimate the probability that a current listing will close, the amount a buyer should offer, or the amount a seller should reduce. Unsuccessful listings are absent, and the export does not provide a complete original-list-price history.

Why the band definition matters

Because bands use sold price, a property can have crossed a threshold from its exported asking price. These results should not be described as the performance of listings that began in each asking-price tier. The denominator is completed sales in the supplied file.

The $3 million-plus group also combines materially different homes and locations. Its 32 records are not synonymous with lakefront, Martis Camp, new construction, or any other luxury segment. Matching on location, setting, size, condition, and property form remains necessary.

Practical use

For buyers, the table is a prompt to inspect price history and matched closed sales instead of applying one regional discount. For sellers, it is a prompt to define the true competitive set before choosing a pricing response. Read the market-time study and $3 million-plus study for the related evidence.

Turn the broad number into a property question

For a serious purchase or sale, define the exact address or search area, property form, price range, condition, setting, and intended timing. Then compare current competing listings and closely matched closed properties instead of applying a town-wide number mechanically.

Ask Trinkie Watson for a property-specific comparison, or start with the Lake Tahoe and Truckee community guides.