July 2025 Market Update

The July 4th holiday brought the usual influx of visitors to Lake Tahoe, but this year’s aftermath showed some real progress. Thanks to the efforts of Keep Tahoe Blue and hundreds of local volunteers, post-holiday cleanups collected noticeably less trash than in years past—a sign that awareness and accountability are starting to make a difference. This week, the annual American Century Championship at Edgewood is drawing the usual crowds, as celebrities like Steph Curry and George Kittle return to compete in one of Tahoe’s most popular summer events.

On the real estate side, we’re seeing consistent movement across nearly every metric: inventory is building, buyer activity is picking up, and well-priced homes are moving efficiently. Altogether, the market is behaving in line with what we typically expect for a healthy, mid-summer cycle.

July 2025 Market Update

New listings surged on the East Shore in June 2025, with 30 homes hitting the market—the highest monthly count in over a year. This significant jump from May’s 20 listings, and well above last June’s 24, reflects a clear seasonal shift and a decisive return of seller engagement. Based on long-term patterns in our market, this level of activity is typical of high-demand summer months, when motivated sellers time their listings to align with peak buyer interest. This uptick reinforces what I’m seeing on the ground: sellers are strategically positioning themselves to take advantage of strong pricing and steady demand heading into mid-summer.New listings surged on the East Shore in June 2025, with 30 homes hitting the market—the highest monthly count in over a year. This significant jump from May’s 20 listings, and well above last June’s 24, reflects a clear seasonal shift and a decisive return of seller engagement. Based on long-term patterns in our market, this level of activity is typical of high-demand summer months, when motivated sellers time their listings to align with peak buyer interest. This uptick reinforces what I’m seeing on the ground: sellers are strategically positioning themselves to take advantage of strong pricing and steady demand heading into mid-summer.

Active listings climbed to 115 in June, the highest total recorded in the past year and a clear reflection of sustained seller engagement heading into peak season. This steady increase from May’s 110 continues a multi-month trend of expanding inventory, giving buyers more to choose from and contributing to the overall balance of the market. The rise in active listings—paired with strong pending activity—signals a well-synchronized marketplace where sellers are successfully meeting demand. It’s a great time for buyers and sellers alike to participate with clarity and confidence.

Total listings on the East Shore surged to 142 in June 2025, marking the highest inventory level we've seen in several years and a clear continuation of the momentum that began in early spring. This 16% jump over May’s already-strong count of 122 reflects not only sustained seller confidence but also a market that’s building toward greater balance. With inventory now well above last summer’s peak, buyers have more choices and negotiating room—conditions that are rare in this supply-constrained region. This kind of inventory growth is consistent with historic seasonal patterns, and in my experience, it signals a window of real opportunity for active buyers.

Months of inventory rose to 4.5 in June—the highest level on the East Shore in over a year and a strong indicator of growing market activity. With more homes coming online, buyers are benefiting from expanded choices and a greater ability to match specific needs and preferences. This level of supply is typical for a well-paced summer season and often supports more successful transactions on both sides. For motivated buyers, the current landscape offers excellent opportunities to secure a property while quality inventory remains high.

Pending sales on the East Shore jumped to 27 in June—nearly doubling May’s figure and marking the highest monthly count in over a year. This surge reflects a decisive upswing in buyer activity, likely driven by increased inventory, strategic pricing, and heightened seasonal momentum. With more listings going under contract, it’s clear that qualified buyers are engaging quickly when the right opportunities present themselves. This kind of movement is a hallmark of a healthy summer market and reinforces the importance of being prepared to act when inventory aligns with demand.

Homes sold even more efficiently in June, with median days on market dropping to 72—a steady improvement from May’s 81 and a clear continuation of the spring-to-summer momentum. This trend highlights a market where well-prepared listings are attracting timely interest and moving through the process at a healthy clip. With strong buyer activity and inventory aligning with demand, the current pace reflects both strategic pricing and engaged audiences. As we move deeper into the summer season, this efficiency signals a prime window for sellers looking to capitalize on market responsiveness.

Price adjustments rose notably in June, with 36 East Shore properties revising their list prices—the highest monthly count in over a year. This uptick reflects a dynamic, responsive marketplace where sellers are actively refining their strategy to remain competitive. As inventory expands and buyers gain more choices, accurate initial pricing and timely adjustments are playing a key role in keeping listings active and engaging. This trend supports a healthy market rhythm—motivated sellers are staying aligned with current demand, creating real opportunities for buyers seeking quality homes at fair market value. Initial accurate pricing os one of the most important factors in getting the most value for a property.

The median list price per square foot held steady in June at $792, maintaining the consistent pricing trend we’ve seen since early spring. After several months of subtle movement, this level signals a market that has found footing—balancing strong listing volume with engaged buyer demand. While pricing remains below last year’s highs, stability at this range reflects seller confidence and supports sustainable transaction flow. For both buyers and sellers, this consistency creates clarity and sets the stage for productive negotiations during the heart of the summer season.

June’s median listing price on the East Shore came in at $2,180,000—a slight dip from May’s $2.4M high, but still well above the levels seen earlier this year. This modest pullback reflects natural variation following a rapid spring rise and underscores continued strength in the upper end of the market. Elevated pricing signals that luxury and move-up inventory remains active, with sellers confident in the value of well-positioned properties. As demand remains steady and quality listings return, pricing appears to be stabilizing at a new seasonal high point.