by Sally Gardner, Founding Partner Tahoe Estates Group brokered by Compass October 6, 2026

There’s something different about the Tahoe-Truckee real estate market this time of year—and for buyers looking for a second home, that can create opportunity.

By fall, many of the sellers who remain on the market are serious sellers. They’ve made the decision that they want to sell, and with fewer buyers competing than during the height of the summer season, there may be more room for meaningful conversations around price, terms, furnishings and timing. For buyers who have been waiting for the right moment, this can be an excellent window to take a closer look at the market—before ski season arrives.

For a Second Home, Convenience Matters

I’ve sold second homes in the Tahoe-Truckee area for many years, and one thing I encourage buyers to think about is how they actually want to use their home. If your goal is to arrive on Friday night, enjoy the mountains and lock the door behind you when you leave on Sunday, a condominium can be a fantastic option.

One of my favorite examples is The Boulders in Truckee. The community is centrally located with easy access to Interstate 80—something you appreciate even more on a major storm weekend. If the highway closes or traffic becomes difficult, you’re already close to home rather than stuck making your way across town.

The HOA handles many of the things second-homeowners don’t want to worry about, including snow removal on the roads and walkways and, during big snow years, roof snow removal. HOA dues also cover exterior building insurance, landscaping and other common-area expenses. And when you’re there, there is plenty to enjoy. The Boulders offers a seasonal lap pool, year-round hot tub, sauna, fitness equipment, sand volleyball, bocce courts and picnic areas.

A Location That Makes Tahoe Life Easier

The Boulders is close to two grocery stores, restaurants, a brewery, shopping, the post office, Sierra College and the local hospital. It is also convenient to TART public transportation, including TART Connect service that can make getting around Truckee easier without always having to drive. The neighborhood itself is unusually walkable for a mountain community, with mostly flat streets, and several buildings offer elevator access, a significant benefit for anyone with limited mobility.

Directly in front of the community is access to Truckee’s paved trail system, connecting toward Donner Lake in one direction and downtown Truckee and beyond in the other. It’s one of those amenities you may not think about when purchasing, but quickly come to appreciate once you live here.

This May Be Your Window

The best time to buy isn’t necessarily when everyone else is looking. Sometimes it’s when there is less competition, motivated sellers and an opportunity to negotiate a purchase that makes sense. If you’ve been thinking about owning a second home in Tahoe or Truckee, this is a great time to explore what’s available—not just at The Boulders, but throughout the region.

Sally Gardner, Broker Associate at Compass: California & Nevada DRE#01154939 & BS.1002227

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