Martis Valley Real Estate — Luxury Golf Communities Near Truckee

About Martis Valley

Martis Valley is the broad alpine valley stretching along Highway 267 between downtown Truckee and Northstar California Resort. Framed by volcanic ridges and laced with meandering creeks, this high-elevation meadow corridor has become home to some of the most prestigious residential communities in the entire Lake Tahoe region — including Lahontan, Schaffer's Mill, Gray's Crossing, and the adjacent Martis Camp.

What distinguishes Martis Valley from lakeside Tahoe living is the landscape itself: wide-open meadows, long-range mountain views, and a spacious, uncrowded feel that is increasingly rare in the basin. Properties here tend to sit on generous lots — often an acre or more — surrounded by mature pines and native grasses rather than neighboring rooflines. The valley floor elevation of approximately 5,900 feet delivers reliable snowfall for winter sports while enjoying more sunshine and less wind than lake-level communities.

The valley's location is strategically ideal. Downtown Truckee's restaurants, shops, and historic Commercial Row are five to ten minutes north. Northstar's ski lifts are five to fifteen minutes south. Palisades Tahoe is 25 minutes via Highway 89. Reno-Tahoe International Airport is 35 minutes east on I-80 — making Martis Valley one of the most accessible luxury markets in the Sierra.

Current Market Snapshot (as of Early 2026)

Median Home Price (Truckee area): ~$1.2M
Martis Valley Luxury Communities: $1.5M (Gray's Crossing townhomes) to $15M+ (Martis Camp estates)
Lahontan Median: ~$3M–$6.8M
Schaffer's Mill Median: ~$1.5M–$6.5M
Average Price Per Sq Ft (luxury): $1,200–$1,600+
Market Condition: Balanced market with steady appreciation; ultra-luxury segment ($10M+) remains active.

Market data sourced from our direct MLS integration and Placer County / Nevada County transaction records. Martis Valley's mix of communities creates significant price variation depending on the specific development.

Tax Information — Split Jurisdiction

Tax Type	Placer County (Lahontan, Schaffer's Mill, Northstar)	Nevada County / Town of Truckee (Gray's Crossing, Martis Camp)
Property Tax Rate	~1.1% of assessed value	~1.1% of assessed value
Transient Occupancy Tax (TOT)	12% (Placer County)	12% (Town of Truckee)
State Income Tax	Up to 13.3% (California)
Special Assessments	Possible Mello-Roos in some communities	Town of Truckee CFD assessments possible

Martis Valley straddles the Placer County / Nevada County boundary. The specific community determines which county governs permits, building codes, and STR regulations. This jurisdictional split is one of the most important factors for buyers to understand.

Explore Martis Valley

Golf Communities Guide

Lahontan, Schaffer's Mill, and the championship golf lifestyle along the Highway 267 corridor. $1.5M–$15M+

STR Investment Guide

Mixed jurisdiction rules, HOA restrictions, and rental potential across Martis Valley communities.

Martis Valley Communities & Areas

Lahontan — Championship golf and architecturally significant mountain homes

Lahontan is a 900-acre gated community built around a celebrated Tom Weiskopf-designed championship golf course. The community encompasses 509 homesites with homes ranging from $3 million to nearly $7 million. Lahontan is known for its architectural standards — every home is individually designed with natural materials and mountain-inspired aesthetics. Amenities include a par-3 course, putting greens, practice range, day spa, year-round lap pool with outdoor hot tubs, tennis and pickleball courts, and a dining program at the clubhouse. The clubhouse and fitness center are undergoing a major renovation through 2026. The 2026 HOA is $5,800 per year. Lahontan sits in Placer County's unincorporated area, which affects building permits and STR regulations.

Schaffer's Mill — Family-oriented golf community with mountain lodge townhomes

Schaffer's Mill is a 475-acre community featuring 218 single-family homesites and 188 Mountain Lodge Townhomes centered around a championship golf course. Homes range from townhomes around $1.5 million to custom single-family estates exceeding $6.5 million, with new construction averaging over $1,200 per square foot. The community offers four-season recreation including golf, hiking and biking trails, cross-country skiing, snowshoeing, and stocked fishing ponds. The 2026 Master HOA fee is approximately $2,772 per quarter. Golf membership requires a $35,000 initiation fee and $6,525 annual dues. Schaffer's Mill is approximately 75% built out as of 2025, with select homesites still available for custom builds.

Gray's Crossing — Newer construction with Audubon-certified golf course

Gray's Crossing is a 600-acre community developed by Tahoe Mountain Resorts with 377 homesites centered around a Peter Jacobsen / Jim Hardy championship golf course. It is designated as an Audubon International Sustainable Community and has received LEED certification. Property types include Fairway Townhomes (starting around $800,000) and custom single-family homes ranging from $2 million to $4 million. Amenities include the Grays Golf Club with open-air restaurant, fitness facility, heated lap pool, hot tubs, and locker rooms, plus over 500 acres of preserved open space with hiking and biking trails. Gray's Crossing falls within Nevada County under the Town of Truckee's jurisdiction.

Martis Camp (Adjacent) — Ultra-luxury gated community with private Northstar lift

Martis Camp is the region's most exclusive residential community — 653 homesites on 2,177 forested acres with a private chairlift providing direct ski access to Northstar. Homes range from $4.5 million for smaller cabin-site homes to over $15 million for custom estates, with the median hovering around $7 million. The community features a Tom Fazio-designed golf course, the iconic Family Barn (a 25,000-square-foot recreation facility), Camp Lodge dining, and extensive trail systems. Social membership transfer fees are $125,000 with $29,000 annual dues. Many Martis Camp properties are also covered under our Truckee hub page, as the community carries a Truckee mailing address and falls within Nevada County's jurisdiction.

Why Martis Valley?

✓ Championship golf courses — Lahontan, Schaffer's Mill, Gray's Crossing, Martis Camp
✓ Wide-open meadow views and spacious 1+ acre lots
✓ 5-10 minutes to downtown Truckee, 5-15 minutes to Northstar
✓ 35 minutes to Reno-Tahoe International Airport
✓ Newer luxury construction with modern mountain architecture
✓ Split Placer County / Nevada County jurisdiction
✓ Four-season recreation: golf, ski, hike, bike, fish

Martis Valley Real Estate FAQs

What are the main communities in Martis Valley?

The primary residential communities along the Highway 267 corridor include Lahontan (Tom Weiskopf golf, 509 homesites, $3M-$7M), Schaffer's Mill (championship golf with townhomes and estates, $1.5M-$6.5M), Gray's Crossing (Audubon-certified golf, $800K-$4M), and the adjacent Martis Camp (ultra-luxury gated, $4.5M-$15M+). Each has a distinct character, amenity package, and price range.

Why does the Placer County vs Nevada County distinction matter in Martis Valley?

Martis Valley straddles the Placer County and Nevada County boundary. Lahontan, Schaffer's Mill, and Northstar fall in Placer County (unincorporated), while Gray's Crossing and Martis Camp fall under the Town of Truckee in Nevada County. This affects building permits, STR regulations, and the government entity you work with. The Town of Truckee has a 1,255 STR permit cap that is fully reached, while Placer County's 3,900-permit cap still has availability.

Can I rent my Martis Valley home as a vacation rental?

It depends on both your community's HOA rules and your county jurisdiction. Most luxury communities (Martis Camp, Lahontan) have CC&Rs that restrict or prohibit short-term rentals. Even where HOAs allow it, Town of Truckee properties face a fully reached 1,255-permit cap, while Placer County unincorporated properties may still obtain permits under the 3,900-unit cap. Always verify both HOA and county regulations before purchasing with rental intent.

What is the price range in Martis Valley?

Martis Valley spans a wide range. Gray's Crossing Fairway Townhomes start around $800,000. Schaffer's Mill townhomes begin near $1.5 million. Lahontan homes range from $3 million to $7 million. Martis Camp estates range from $4.5 million to over $15 million. Vacant lots for custom builds are available in most communities, starting around $500,000 in Gray's Crossing and exceeding $3 million in Martis Camp.

How far is Martis Valley from skiing and downtown Truckee?

Martis Valley's central location is one of its greatest advantages. Northstar California Resort is 5-15 minutes south along Highway 267. Downtown Truckee's restaurants, shops, and historic Commercial Row are 5-10 minutes north. Palisades Tahoe (formerly Squaw Valley) is about 25 minutes via Highway 89. Reno-Tahoe International Airport is approximately 35 minutes east on I-80.

Martis Valley Homes for Sale

Homes for Sale in Martis Valley

About Martis Valley

Current Market Snapshot (as of Early 2026)

Tax Information — Split Jurisdiction

Explore Martis Valley

Golf Communities Guide

STR Investment Guide

Martis Valley Communities & Areas

Why Martis Valley?

Short-Term Rental Investment in Martis Valley

STR Regulations

Tax Information

Ready to Explore Martis Valley?

Martis Valley Real Estate FAQs

Nearby Communities

Truckee

Northstar

Kings Beach

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