Picture your family slipping out for first tracks, then returning to a quiet, private retreat where everything is handled for you. If you are weighing a second home in North Lake Tahoe, Martis Camp offers a refined, low‑stress base for mountain living. You want privacy, amenities, and a straightforward path to ownership. This guide gives you a clear overview of the community, homes and lots, membership and HOA details, pricing drivers, and a practical due‑diligence checklist so you can move forward with confidence. Let’s dive in.
Why Martis Camp stands out
Martis Camp is a private, gated community near Truckee in North Lake Tahoe. It is designed for second‑home living with a focus on golf, skiing, and four‑season recreation. You are close to Truckee’s dining and services, Northstar and Palisades Tahoe, and regional travel routes. Because travel times and access vary by season and your exact homesite, plan to verify how quickly you can reach the amenities you will use most.
The community is master‑planned with a private road network, neighborhood pockets, and on‑site infrastructure. You will find both completed custom homes and undeveloped homesites for future builds. Most buyers prioritize privacy, design control, concierge support, and quick access to outdoor activities.
Lifestyle and amenities
Martis Camp’s lifestyle centers on quality time with family and friends and the ease of on‑site services.
- Members’ lodge or clubhouse spaces offer dining, lounges, and event settings for casual evenings or hosted gatherings.
- Golf programming includes private course access and practice facilities designed for members.
- Fitness, spa, and pool options support wellness year‑round. Seasonal indoor and outdoor spaces are common in mountain clubs.
- Trails, biking and hiking access, and winter activities like cross‑country routes keep you active close to home.
- Concierge, property management, housekeeping, and on‑demand transportation services simplify second‑home ownership.
- Security, gated entry, and community road maintenance support privacy and reliable access.
Winter and summer rhythm
In winter, road and driveway snow removal are typically handled to a high standard inside private communities. Always confirm what is included for each property and what response times you can expect during storms. In peak seasons and holidays, community events and programming increase. Make sure the calendar aligns with how you plan to use the home.
Membership vs HOA services
In most private enclaves, club membership and HOA services are separate. Membership governs access to amenities like golf, fitness, dining, and social events. The HOA typically manages roads, security, and shared infrastructure. Some properties may include a transferable membership, while others require a separate initiation and annual dues. Verify the specifics for any home or lot you consider.
Homes, lots, and design
Martis Camp offers a range of homesites and architectural styles that fit the mountain setting.
- Interior forested lots provide privacy and a sheltered feel ideal for relaxed retreats.
- Meadow or elevated view lots can command higher prices due to long‑range vistas.
- Golf‑front parcels bring direct course exposure and easy access to play.
- Estate‑scale homesites offer more acreage and greater separation from neighbors.
Architecture spans mountain‑modern, Tahoe‑rustic, and contemporary alpine styles. Expect natural materials like timber and stone, large window walls for light and views, indoor‑outdoor gathering areas, and garages designed for mountain gear. Most private communities use a design review process with guidelines for massing, materials, rooflines, lighting, and mechanical screening. Ask for the current design rules and approval timelines before you commit to build.
Building and site considerations
Utilities are typically underground, but water, sewer, or septic arrangements can vary by parcel. Confirm providers, connection points, and any capacity or hookup fees. Site variables such as slope, tree preservation, bedrock, drainage, and snow‑storage areas influence design and cost. Geotechnical studies and wildfire‑mitigation plans are common requirements in mountain environments and can affect your build timeline and insurance planning.
Ownership, HOA, and club details
Private communities like Martis Camp usually have multiple governance layers:
- Master HOA for roads, security, and common open space.
- Neighborhood sub‑associations in certain enclaves, if applicable.
- Private club for membership benefits, initiation, annual dues, and rules.
Before you make an offer, request and review key documents. Focus on CC&Rs for use and rental rules, architectural controls, and parking. Study the HOA budget and reserve study to evaluate reserves and any history of special assessments. Review recent meeting minutes and any litigation disclosures for insight on capital projects or disputes. For club access, confirm membership categories, initiation fees, bylaws, transferability, and whether there is a waitlist.
Common costs include master HOA dues, any neighborhood HOA dues, a one‑time club initiation, and recurring club dues. Clarify whether HOA fees cover services like snow removal and trash or if you pay those separately. Ask for historical dues schedules and projections.
Market snapshot and pricing drivers
Martis Camp is positioned at the top tier of the Truckee and North Lake Tahoe market. Homes and lots typically trade at premium luxury price points in the multi‑million dollar range. Exact values shift with season and inventory.
What drives price:
- Lot type and views: golf, meadow, and long‑range views command premiums.
- Size and quality: square footage and custom finishes increase values.
- Privacy: end‑of‑road or forested settings are often prized.
- Proximity: closeness to the clubhouse and ease of winter access can matter.
- Pedigree: notable architects and builders can influence pricing.
For current comps and trends, review the latest MLS data for Truckee and consult a local specialist who tracks Martis Camp’s niche inventory.
Martis Camp vs nearby options
If you are still calibrating fit, consider how Martis Camp compares to other private communities. Each offers a distinct mix of ownership cost, amenities, culture, proximity, and design controls.
- Lahontan: Another private golf community near Truckee. Similar mountain lifestyle with its own membership model, architecture, and feel.
- Old Greenwood: Private golf community that competes for buyers who want golf and proximity to Northstar. Differences can include lot sizes and clubhouse culture.
- Gray’s Crossing and Tahoe Donner: Alternative mixes of amenities and pricing. Typically broader owner bases and different governance compared to ultra‑private enclaves.
- Northstar‑area residence clubs: Resort‑style living and immediate ski access in some cases, with a different ownership model and privacy level.
Use these as qualitative reference points, then verify dues, initiation fees, rental rules, and current resale inventory for a side‑by‑side decision.
Buyer checklist and due diligence
Take a methodical approach so you know exactly what you are buying.
Before you write an offer
- Confirm county jurisdiction and parcel details. Truckee spans both Placer and Nevada counties, and rules differ by jurisdiction.
- Clarify membership. Is a club membership included, available, or required for this property?
- Request HOA and club documents. Review CC&Rs, budgets, reserve studies, recent minutes, and the membership agreement.
- Order title and survey. Check easements, rights‑of‑way, mineral or utility rights, setbacks, and building envelopes.
- Verify utilities and service providers. Confirm water, sewer or septic, power reliability, internet options, propane, and generator needs.
- Review winter operations. Understand road and driveway snow removal and owner responsibilities.
- Plan for wildfire risk. Request defensible‑space records and discuss insurance availability and cost.
- Check rental rules. Review CC&Rs and local ordinances for short‑term limits, occupancy caps, and any tax registration requirements.
- For vacant lots: Obtain geotechnical, biological, and site constraint reports along with preliminary site prep estimates.
During escrow
- Review assessments and capital plans. Ask about any pending projects or remediation.
- Confirm inclusions. Membership transfer documents, furnishings, and outbuildings should be in writing.
- Discuss property management. If you want turnkey service, price out concierge and maintenance options.
- Map your build timeline. Design review and permitting in mountain settings can add months. Builder availability may affect start dates.
Next steps
If Martis Camp fits your lifestyle, set up a private tour, ask to see current club and HOA documents, and review real‑time comps and absorption trends. A trusted advisor can help you evaluate lot types, membership options, and total cost of ownership before you commit.
For discreet guidance from a dual‑licensed CA and NV advisor with resort development expertise, connect with Harmony Steingrebe for a private consultation tailored to your goals.
FAQs
Is club membership required to own at Martis Camp?
- Membership rules vary by property. Some homes or lots include transferable memberships, while others require a separate application and initiation. Confirm terms for each listing.
What HOA and club dues should I expect at Martis Camp?
- Dues differ by property and membership type. Review current HOA budgets, reserve studies, and club dues schedules to understand your annual costs.
Can I rent my Martis Camp home short‑term?
- Rental rules vary by community and CC&Rs. Many private enclaves limit short‑term rentals or set owner‑use minimums. Check governing documents and local ordinances.
How long does it take to build a custom home at Martis Camp?
- Mountain builds often take longer due to design review, permitting, site work, and seasonal access. Plan on a 12 to 36 month window from design through completion in many cases.
What extra costs should I plan for beyond the purchase price?
- Potential costs include a club initiation, annual dues, insurance adjusted for wildfire exposure, utilities and heating, property management or concierge services, and travel expenses.
