East Shore Lake Tahoe Real Estate Market Update – Oct 2025
October on the East Shore closed with a steady pace. Heading into November, shorter days and holiday travel narrow showing windows, concentrating activity on well-priced, well-presented listings. New supply usually tapers after Halloween, while buyers sharpen comparisons and prioritize winter-ready homes. Below, you’ll see how October’s inventory, contract pace, and pricing set the tone for year-end.
Inventory finished nearly unchanged from September and materially higher than last year. Buyers see broader selection than in Oct ’24 across key price bands. Sellers face a larger year-over-year pool, which heightens the need for accurate pricing and strong presentation on overlapping features and locations.
The overall pool held essentially flat month over month and remains notably larger than a year ago. With more comparable homes in play than last fall, shoppers can evaluate close substitutes on condition, setting, and value. Side-by-side comparisons make mispriced offerings stand out quickly.
October’s intake more than doubled September and exceeded last year. The fresh supply resets the menu after September’s trough, giving late-season buyers credible alternatives to older listings and increasing pressure on inventory that hasn’t aligned with current comps.
Contracts eased slightly against both comparisons. With 26 new listings in the same month, intake outpaced absorption, which helps explain why overall depth stayed steady rather than tightening. Practically, buyers have room to compare timing and terms, while sellers need to meet the market cleanly to secure movement.
MOI ticked lower even as pendings softened—balance is a shade tighter than September without changing the market’s overall posture. At this level, neither side has decisive leverage; well-priced homes still move, while aspirational pricing tends to sit.
Time to contract lengthened month over month and year over year. The slower tempo fits a market where buyers are comparing more options and moving deliberately. Sellers benefit from patience paired with crisp pricing and merchandising; buyers gain room to complete diligence without rushing.
Reductions dipped from September and matched last October, indicating selective adjustments rather than broad discounting. Taken with longer DOM, negotiation is showing up more in time and positioning than in across-the-board cuts.
$/sf stepped down from September and sits just below last year. Alongside a higher median list price (below), this reads as a mix shift toward larger or upper-tier properties rather than uniform softening across segments. Buyers weighing smaller, updated homes should rely on tight micro-comps; premiums vary by renovation and setting.
The midpoint rose modestly month over month and remains well above last year, consistent with a higher-end active mix. Stable reductions and a lower $/sf suggest pricing remains bounded by comps, with strength concentrating where condition, views, and access align.
October kept overall inventory roughly level, delivered a clear rebound in new supply, and saw a measured contract pace. The result is a market that favors careful comparison: buyers can line up value with more precision, while sellers who price to today’s comps and present cleanly continue to convert.
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