Nick’s Lending.Placer County
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Explore Nick’s Lending

10-year TreasuryYield · Oct 29, 20264.980%
Rates as of Oct 29, 2026Dated references, not live quotes. 15-year/FHA/VA modeled; FHA/VA APR is not all-in.
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West Shore Tahoe · Unincorporated community

Get to know Homewood.

A West Shore community with a ski-resort redevelopment to follow carefully and lake, road and ownership questions that deserve their own visit.

Homewood at a glance

The last ski season and the next
Homewood ended its 2025-2026 ski season on March 17, 2026 and is marketing 2026-2027 season passes. Source
West Shore transit
Mainline serves Homewood. Source

Regional housing context

$1,295,000

Median sale price · West Shore · Single-family

2026 Q3

Regional comparison only.

Read the market data

Reviewed . Market periods are shown separately. Next resource review due 2026-11-15.

Quick answers

What is changing at Homewood Mountain Resort?

The resort describes a gondola replacing the Madden Chair and other master-plan work. Use its dated updates to distinguish construction from completed facilities.

Does a Homewood home automatically include beach access?

No access right should be assumed from the community name. Review the deed and any association documents for the specific property.

Sources & further reading

Community resource review: . This date applies to the local resources and answers added to this guide, not to live home inventory, pricing or future project completion.

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A winter view of Lake Tahoe from Homewood.
A winter view of Lake Tahoe from Homewood. Photo credit

Which parts should I compare?

Resort status in October 2026

As of October 22, 2026, Homewood is closed to mountain access during gondola construction. Its trails, access roads and on-mountain areas remain closed until winter reopening. The resort targets winter 2026-2027 for the gondola; that target is not a confirmed opening day.

Source

Tahoe Pines and the lakeside corridor

The Mainline timetable lists Tahoe Pines and Homewood separately. Compare these locations by their relationship to the resort, highway, trail and lake access rather than assuming every nearby home is effectively ski-in/ski-out. TCPUD's trail map names the corridor through Tahoe Pines and Homewood. A private beach or pier interest still needs its own documentation; the public trail does not create private shoreline rights.

Source

A feel for everyday life.

Homewood Mountain Resort is a defining local reference point. Its official project page describes a revised master plan, public access and a gondola intended to replace the Madden Chair. These are important topics for a buyer, but a planned improvement is different from a completed facility.

As of the October 22, 2026 source review, the resort describes a 2026 construction program targeting the 2026-27 winter season. Follow its project updates and operating report for the current position. Do not treat a target date, a rendering or a proposed shop as an amenity already available to a home.

Build a West Shore visit around both recreation and routine. Explore the route toward Tahoe City and the shoreline corridor, then review the actual home for snow storage, driveway access and exterior maintenance. Ask whether any advertised beach or association rights belong to that parcel and who is responsible for their ongoing cost.

Make a visit more than a house tour.

Homewood project updates

Track the gondola and master-plan information directly from the resort.

Explore the details (opens in a new tab)

Sugar Pine Point State Park

A nearby West Shore destination with forest, lake frontage and the Hellman-Ehrman Mansion.

Explore the details (opens in a new tab)

Explore homes with the full picture.

Separate the house you can use today from the value you assign to future resort improvements. Request the current status of nearby construction.

Browse Placer County homes on Zillow (opens in a new tab)

Zillow opens separately. Listings, estimates and boundaries are third-party information, not our inventory or a guarantee of value or availability. Check the exact address and terms with your agent.

Ask us and your real estate professional to research new construction for your specific search. Use the current new-home directory alongside county planning records; an approved project is not the same as homes available to buy.

Schools and districts

Directory: Tahoe Lake Elementary and North Tahoe schools.

School information Enrollment information

Confirm the exact address, current attendance boundary and enrollment with the district. A nearby school is not a guaranteed assignment.

Local services and providers

What does getting around look like?

Bus example

Fall 2026: 13 scheduled bus minutes to Tahoe City, not driving. Ends December 11.

Source

What belongs in the ownership budget?

Rental rules

See the Tahoe City explanation before budgeting rental income.

Source

Read the local ownership guide

Construction and buying timing

For a home near the resort project, ask which work is completed, which work is permitted and which is only planned. The resort's future page contains phases and older planning references; it is not a live certificate of completion. Compare construction access and your intended use against current project information before assigning a premium to future amenities.

Source

Insurance and carrying costs

Request property-specific coverage; compare deductibles and exclusions.

Source

Read the local ownership guide

Compare the address, not just the price.

Bring the listing, tax bill, HOA statement and insurance quote. We can help put the recurring costs beside the loan payment before you compare homes.

Talk through the numbers

What should I check before choosing a home?

  • Treat resort construction dates as plans, not guaranteed delivery.
  • Obtain insurance and snow-maintenance estimates for the exact home.

Visit at more than one time of day. Check insurance availability, utilities, total property charges and commute conditions for the specific address before removing contingencies.

Keep exploring.

West Shore TahoeTahomaWest Shore TahoeSunnyside-Tahoe City

Your next move

Make this place feel like yours.

Tell us which communities interest you, what your days look like, and where you could use a hand.

Start a conversation

Keep exploring

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Before you buy near Phillip Road, read what Roseville is actually considering

Rate context & assumptions

Dated rate references, not a live quote. Check the rates-as-of date shown with the figures. Review the product-specific assumptions below.

Dated references, not live quotes. 15-year/FHA/VA modeled; FHA/VA APR is not all-in.

30-year fixed

Rate 7.161% · APR 7.232%

* Conventional 30-year fixed-rate purchase loan. $650,000 purchase price. $455,000 loan amount. $195,000 down payment (30%). 70% LTV. 780 representative credit score. Owner-occupied single-family residence in California. 360 monthly payments. 30-day rate-lock period.

Pricing shown at par: 0.000 discount points and $0 lender credit. Estimated principal-and-interest payment is $3,076.48 per month. Payment does not include property taxes, homeowners insurance, HOA dues, assessments, or other property-related charges. The actual total monthly payment will be higher. Mortgage insurance is not included because this example assumes 70% LTV.

The illustrative APR assumes $3,200 in prepaid finance charges and an amount financed of $451,800. Actual APR and closing costs depend on the final loan terms and which charges constitute finance charges under applicable law. Rate, APR, fees, and availability are subject to change until locked. All loans are subject to credit, income, asset, property, appraisal, underwriting, and program requirements.

Example as of October 29, 2026 at 6:35 AM Pacific. This is not an approval, offer, guarantee, or commitment to lend.

15-year fixed

Rate 6.411% · APR 6.523%

15-year fixed temporary estimate as of 2026-10-29: 0.750 percentage points below the 30-year conventional reference. Not independently sourced lender pricing.

Illustrative purchase: $650,000 price, $455,000 loan, $195,000 down (30%), 70% LTV, 780 credit score. Owner-occupied California single-family residence; 180 monthly payments; 30-day lock assumption.

At 0.000 points and $0 lender credit, estimated principal and interest is $3,941.31/month. Taxes, insurance, HOA and other property charges are excluded; total payment will be higher.

Modeled APR uses $3,200 prepaid finance charges and $451,800 amount financed over 180 months. This is an estimate, not an offer or commitment. Actual rates, APR and eligibility require individual review.

FHA · 30-year fixed

Rate 6.991% · Modeled APR 7.061%

FHA 30-year modeled market reference from the morning email dated 2026-10-29. Not a lender quote.

The email applies a shared illustrative APR model. It does not supply a complete program-specific borrower scenario.

Program-specific mortgage insurance and funding fees are not established by this model. This is not an all-in FHA or VA APR quote.

Ask for a personalized rate, APR, payment and program-specific costs before making a borrowing decision.

VA · 30-year fixed

Rate 6.839% · Modeled APR 6.908%

VA 30-year modeled market reference from the morning email dated 2026-10-29. Not a lender quote.

The email applies a shared illustrative APR model. It does not supply a complete program-specific borrower scenario.

Program-specific mortgage insurance and funding fees are not established by this model. This is not an all-in FHA or VA APR quote.

Ask for a personalized rate, APR, payment and program-specific costs before making a borrowing decision.

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10-year Treasury · Yield · Oct 29, 2026 · 4.980%