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Featured local agent — Tahoe Vista, CA
Sarah Mitchell
Compass Real Estate · Tahoe Vista, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Tahoe Vista, CA Housing Market
The typical home in Tahoe Vista, CA is worth $834,658, rose 0.7% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $830,000 (through May 2026). With 5.2 months of supply and homes going under contract in about 38 days, Tahoe Vista is a leaning buyer's. At today's 6.66% 30-year fixed rate, 20% down on a $834,658 home is about $4,291/mo in principal and interest.
Key numbers for Tahoe Vista, CA
Typical home value
$834,658
+0.7% in 12 months
Zillow, July 2026
Typical asking rent
$4,405/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$830,000
Last published period
Redfin, through May 2026
Days on market
38
Average pace
Redfin, through May 2026
Active listings
26
5.2 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$98,264
Home costs 8.5x income
U.S. Census ACS, 2023
Sale-to-list ratio
96.1%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Tahoe Vista a buyer's or seller's market?
Tahoe Vista, CA is a leaning buyer's, based on 5.2 months of supply and homes selling in about 38 days. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Tahoe Vista housing market data show?
Every row below is Redfin's final published month for Tahoe Vista, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $830,000 |
| Median list price | $845,000 |
| Median price per sq ft | $580/sq ft |
| Median days on market | 38 days |
| Active inventory | 26 listings |
| Months of supply | 5.2 months |
| Sale-to-list price ratio | 96.1% |
| Homes sold (that month) | 5 |
| New listings (that month) | 5 |
| Listings with a price cut | 23.1% |
| Market condition | Leaning buyer's |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Tahoe Vista is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Tahoe Vista is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Tahoe Vista home prices moved?
Over the last three years the median sale price in Tahoe Vista, CA rose 48.3%, from $559,500 to $830,000. The live Zillow value series has rose 0.7% in the last 12 months, which is the more current read now that Redfin's series has stopped. 23.1% of Tahoe Vista listings cut their asking price in the final Redfin month — a modest share, which is what a market looks like when sellers are pricing close to where homes actually clear. For prices to fall meaningfully from here, supply would have to keep building past 5.2 months while the sale-to-list ratio slips below its current 96.1%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Tahoe Vista?
Priced off the typical home value of $834,658 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $166,932 | $667,726 | $4,291/mo |
| 5% | $41,733 | $792,925 | $5,096/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $4,291, that implies roughly $183,899 a year before you add taxes and insurance. The median household in Tahoe Vista earns $98,264, about $85,635 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 8.5x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Tahoe Vista in the next 12 months?
Tell us your timeline. We send the Tahoe Vista market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Tahoe Vista?
Typical asking rent in Tahoe Vista, CA is $4,405/mo, against a typical home value of $834,658. That is a price-to-rent ratio of 15.8x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $4,291 a month — $114 less than renting before taxes and insurance, so ownership can win on monthly cost alone once you have the down payment.
Zillow, July 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Tahoe Vista?
Active listings in Tahoe Vista, CA went from 26 in April 2025 to 26 in May 2026, a +0.0% change. Inventory has been roughly flat, which usually keeps prices moving with rates rather than with local supply.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 43 | 6 |
| July 2025 | 43 | 10 |
| August 2025 | 42 | 7 |
| September 2025 | 37 | 3 |
| October 2025 | 35 | 5 |
| November 2025 | 20 | 1 |
| December 2025 | 23 | 8 |
| January 2026 | 23 | 6 |
| February 2026 | 25 | 6 |
| March 2026 | 28 | 8 |
| April 2026 | 30 | 8 |
| May 2026 | 26 | 5 |
Redfin, through May 2026
How does Tahoe Vista compare to California and the U.S.?
Tahoe Vista homes sell for $830,000 — 6% below the California median of $887,400. Against the national median of $410,700, Tahoe Vista runs 102% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Tahoe Vista, CA | $830,000 | not published | 38 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Tahoe Vista
What buyers should watch
- Months of supply, currently 5.2. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 23.1%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $805 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $834,658 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Tahoe Vista listing goes under contract in 38 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 96.1% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Tahoe Vista added 5 new listings against 5 sales — more clearing than arriving, which is the better window to list.
- Your equity moved +0.7% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Tahoe Vista varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Tahoe Vista
There are currently 26 homes listed for sale in Tahoe Vista, California. The median listing price is $845K.
Active listings
26
Homes on market
Median list price
$845K
Avg. days on market
38
Days until sale
New this week
5
Newly listed
How much do homes cost in Tahoe Vista by property type?
How the Tahoe Vista, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $867,500 | $566/sq ft | 4 | 35 days |
| Condo / co-op | $250,000 | $781/sq ft | 1 | 162 days |
Who lives in Tahoe Vista?
American Community Survey estimates for Tahoe Vista. U.S. Census ACS, 2023
Population
821
Households
355
Median income
$98,264/yr
Median age
60.9 years
Owner-occupied
87.9%
Median home value
$817,100
Median gross rent
$1,027/mo
Mean commute
19.7 min
87.9% of occupied homes in Tahoe Vista are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $817,100 against Zillow's $834,658 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,027/mo, below Zillow's $4,405/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which cities are near Tahoe Vista, CA?
Ordered by distance from Tahoe Vista, not by size. Compare Tahoe Vista side by side with any of them.
Tahoe Vista housing market FAQ
Is Tahoe Vista a buyer's or seller's market?
Tahoe Vista, CA is currently a leaning buyer's. That read comes from 5.2 months of supply, homes going under contract in about 38 days, and sellers getting 96.1% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Tahoe Vista?
The typical home in Tahoe Vista, CA is worth $834,658 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $830,000, about $580 per square foot.
Is Tahoe Vista cheaper than the rest of California?
Tahoe Vista's median sale price of $830,000 is 6% lower than the California statewide median of $887,400, and 102% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Tahoe Vista?
Homes in Tahoe Vista, CA spent a median of 38 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Tahoe Vista?
At the current 30-year fixed rate of 6.66%, 20% down on a $834,658 home is about $4,291 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $183,899 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $98,264.
Are home prices rising in Tahoe Vista?
The typical home value in Tahoe Vista, CA rose 0.7% over the last 12 months, from $829,072 to $834,658 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Tahoe Vista?
Tahoe Vista ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Tahoe Vista?
That depends on your timeline, not on a headline. What the data says today: Tahoe Vista, CA is a leaning buyer's with 5.2 months of supply, the 30-year fixed rate is 6.66%, and the price-to-rent ratio of 15.8x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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