Your guide to buying a luxury lakefront or mountain home in Lake Tahoe
Buying a home in Lake Tahoe — whether a cozy mountain getaway or a luxury lakefront estate — comes with a lot of questions. At Gemme Group, we believe in transparency, education, and making sure our buyers feel confident every step of the way. Below are some of the most frequently asked questions we hear from clients looking to buy in this incredible region.
How and where do I search for homes online?
Your Gemme Group agent will set up a custom property search tailored to your needs. As members of the local MLS, we have access to the most accurate and up-to-date listings — from brand new builds to timeless Old Tahoe cabins. You’ll receive curated updates and off-market opportunities based on your preferences.
What are my financing options?
The first choice is whether you’re paying in cash or financing. If you need a loan, we’ll connect you with trusted local lenders who can walk you through fixed-rate, adjustable-rate, jumbo loans, and other options suited to Lake Tahoe’s luxury market.
How do I get a loan?
Loans can come from banks, credit unions, private lenders, or government programs. Rates and terms vary, so we recommend talking to several lenders. You’re not just borrowing money — you’re entering a long-term relationship with a financial partner. Choose one you trust.
Is a down payment always required?
Usually, yes — though how much depends on your loan type. Most buyers aim for 20 percent to avoid private mortgage insurance, but FHA loans and other programs may allow as little as 3–10 percent down. We’ll help you assess what’s right for your financial situation.
What’s the difference between pre-qualification and pre-approval?
Pre-qualification is a quick estimate based on basic info like income and debt.
Pre-approval is more in-depth and verifies your financials. Sellers in Tahoe’s competitive market typically want to see a pre-approval before reviewing your offer.
I already own a home. Should I buy before I sell?
There’s no one-size-fits-all answer. If you can buy your new Tahoe home without selling first, that gives you more leverage. If not, we can structure your offer to be contingent on the sale of your current home. We’ll guide you based on your unique goals.
How long does a home purchase take?
Once you’ve found a home and your offer is accepted, the closing process usually takes around 30 days. The timeline can shift depending on inspections, appraisals, loan approvals, and seller readiness.
What if my offer is rejected?
It happens — but don’t let that stop you. Our agents will help you negotiate, counteroffer, or pivot to a stronger opportunity. The key is knowing your must-haves and staying flexible in a fast-paced market.
What inspections should I consider?
We’ll guide you through our Buyer’s Due Diligence Checklist, which includes suggestions for home, pest, chimney, well/septic, and specialized inspections depending on the property. We’ll also connect you with reputable local inspectors.
Are sellers required to disclose issues?
Yes. By law, sellers must disclose material facts about the property. These disclosures are provided during the Due Diligence period, and our team will help you review and evaluate them.
When does earnest money become non-refundable?
Each offer is different. Typically, earnest money becomes non-refundable after contingencies (like inspections or financing) are cleared. We’ll make sure all your deadlines and protections are clear in your contract.
Do I need a home warranty?
It’s optional. A home warranty can cover appliances or major systems in case of unexpected issues. Many first-time buyers opt for this added peace of mind.
What is title insurance, and who pays for it?
Title insurance protects against past title issues. In California and Nevada, it’s common for the seller to pay for the homeowner’s policy and the buyer to pay for the lender’s policy. Your escrow team will ensure this is handled.
What are property taxes like in Lake Tahoe?
Property taxes are based on your home’s assessed value and vary by county and state (California vs Nevada). They often support local services like schools and infrastructure. We can help estimate taxes for any property you’re considering.
How much are closing costs?
Closing costs usually range from 2 to 5 percent of the purchase price and depend on your lender and location. These include escrow fees, loan origination, and title insurance. Our team helps estimate and explain these costs up front.
What should I expect at closing?
You’ll review loan documents and the final settlement statement. Then, you’ll sign the deed and other required paperwork. Once everything is recorded, the home is yours.
When do I get the keys?
Possession typically happens the same day or within a few days after closing, depending on the agreement. We’ll work with the seller to ensure a smooth handoff so you can step into your new Tahoe home without delay.
Have more questions about buying in Lake Tahoe?
At Gemme Group, we specialize in helping clients navigate every step of the buying process — whether you’re looking for your first mountain cabin or a lakefront legacy estate. Reach out anytime. We’re here to help you call Tahoe home.
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