Olympic Valley Real Estate Market Update: Fall 2026

With the first storms on the horizon, I wanted to share where the Olympic Valley market stands heading into ski season. My office is right here in the valley, inside Palisades Tahoe Lodge, and these are the numbers I watch every week. If you own here, are thinking about selling, or are dreaming about a place of your own on the mountain, this is for you.

The big picture

So far in 2026, 45 single-family homes and condos have sold in Olympic Valley, for about $63.7 million in total. Buyers paid a median of 95.6% of the final asking price, and the typical home went under contract in 53 days. About three out of four buyers paid cash.

Right now there are 44 homes and condos for sale and 3 more pending. At this year's pace, that is about 8.8 months of supply overall. The real story, though, is in the details: single-family homes and condos are behaving very differently.

Single-family homes: balanced, and tight under $4 million

• 15 homes sold, at a median of $1.9 million and $726 per square foot
• Sellers received a median of 94.6% of asking, after a median of 93 days on market
• 9 homes are for sale today, with a median asking price of $2.85 million
• 5.4 months of supply, which is a balanced market overall

Under $4 million, only 5 homes are for sale, compared with 14 sales this year. That works out to about three months of supply, which favors sellers. Above $4 million it is a different picture: 4 homes are for sale and just one has sold this year, so buyers in that range have real room to negotiate.

Condos: plenty of choice, and every building is its own market

• 30 condos sold, at a median of $908,500 and $939 per square foot
• Sellers received a median of 96.2% of asking, after a median of 45 days on market
• 35 condos are for sale today, with 3 pending
• 10.5 months of supply, which leans toward buyers

The $500,000 to $1 million range holds most of the inventory, with 26 condos for sale and 15 sales this year. Between $1 million and $1.5 million it is the opposite, with only one condo for sale.

Each community tells its own story. The Village at Palisades Tahoe led with 9 sales at a median of $1.125 million. Palisades Tahoe Lodge had 7 sales at a median of $935,000, and those units sold in a median of 31 days. Everline Resort & Spa had 8 sales, mostly studios and hotel-style units, with 15 more for sale now. Rental programs, HOA dues and walkability to the lifts all play into value, which is why I always look building by building.

Pricing right from day one

This is the clearest lesson in this year's numbers. Homes and condos that sold within 3% of their asking price went under contract in a median of about 12 days. The ones that sold more than 3% under asking took a median of 76 days. The longer a listing sits, the more buyers expect a discount.

If you are thinking of buying

• There is real choice right now, especially in condos from $500,000 to $1 million.
• Asking prices on today's listings are running ahead of what has actually sold this year, so knowing the comps matters.
• Most buyers here pay cash. If you are financing, having your approval ready keeps you competitive.
• Listings that have been on the market a long time are often the most open to a conversation.

If you are thinking of selling

• Single-family homes under $4 million and condos from $1 million to $1.5 million are in short supply, which works in your favor.
• Price it right from the first day. It is the strongest move you can make.
• Your home will be compared side by side with everything else on the market, so presentation counts.

See the full, interactive market update

I keep a live version of this update with every 2026 sale and listing, organized by neighborhood and development, and I refresh it as new sales close.

See the full market update

If you would like to talk through what these numbers mean for your home or your search, I would love to hear from you. Stop by my office in the Lodge, or call or text me at 530.414.6500.

Source: Tahoe Sierra MLS, single-family homes and condominiums in Olympic Valley (area 6SV), January 1 through October 2, 2026. Information is deemed reliable but not guaranteed.