If you've gotten far enough in your Truckee home search to be comparing Martis Camp and Lahontan, you're already asking the right question. These two communities represent the highest tier of mountain luxury in the region — but they attract very different buyers, and choosing the wrong one is an expensive mistake.
I've been selling in both communities since 2017. I live here year-round. I've walked through dozens of homes in each, represented buyers and sellers on both sides of the gate, and watched families fall in love with the one that fits them — and occasionally wrestle with regret after choosing wrong. Here's what I'd tell a friend.
The Short Version
Choose Martis Camp if: You want the most amenities, the most prestige, ski-in/ski-out access, and a social, family-centric mountain lifestyle — and you're comfortable with a $225K initiation fee on top of your purchase price.
Choose Lahontan if: You want privacy, golf, quieter surroundings, more land for your money, and a lower total cost of entry without sacrificing luxury.
Setting the Scene
Both communities sit in the Martis Valley, roughly between Truckee and the North Shore of Lake Tahoe. Both are gated, both are golf communities, and both are filled with serious custom homes. From the outside, they can look similar on paper. Once you're inside, they feel completely different.
Martis Camp spans over 2,100 acres and holds 653 homesites. It's the kind of place that gets named by Forbes as possibly the best four-season private community in the U.S. — and they're not wrong about the amenities. The Tom Fazio-designed golf course is world-class. The Family Barn has a bowling alley, movie theater, and outdoor pool. There's a private ski lodge at Northstar with a dedicated chairlift for residents. The Beach Shack on the North Shore gives members lake access without owning lakefront. For families who want everything built in, Martis Camp delivers.
Lahontan is smaller, quieter, and more intimate. It centers around a Greg Norman-designed golf course, a well-appointed clubhouse, and homes that sit on larger lots with more natural space between them. The vibe is less "resort" and more "private mountain retreat." You'll find serious golfers here, families who prefer a slower pace, and buyers who want luxury without the scene.
Comparing the Two by Category
Golf Both courses are exceptional. Martis Camp's Fazio course is the flashier of the two — dramatic elevation changes, mountain views, a course that photographs beautifully and plays tough. Lahontan's Norman course is more serene, winding through the Martis Valley meadows with a layout that rewards precision over power. If golf is your primary driver, you should play both before you decide.
Ski Access This one isn't close. Martis Camp wins decisively. The private Martis Camp Express chairlift at Northstar, exclusive ski lodge, and ski concierge service are genuinely special — especially for families with kids. If skiing is central to why you're buying in Truckee, this matters enormously. Lahontan has no ski-in/ski-out amenity. Northstar is a short drive, but it's not the same experience.
Family Amenities Again, Martis Camp is in a different category. The Family Barn alone — with its pool, bowling, theater, and soda fountain — is a place kids want to spend an entire ski weekend. Add the summer festival, the stocked fishing lake, pickleball, climbing structures, and youth programs, and it's easy to understand why families keep coming back. Lahontan is family-friendly, but it's built more around golf and adult recreation than child-centric programming.
Privacy and Lot Feel This is where Lahontan starts to compete seriously. Lots in Lahontan tend to be larger relative to the home size, and the overall density is lower. You get more mature trees, more space between neighbors, and a quieter feel overall. Some Martis Camp lots are spectacular — but the community is bigger, and certain pockets feel closer together than buyers expect. If maximum privacy and natural surroundings are your priority, Lahontan can actually outperform.
Price and Cost of Ownership Martis Camp homes typically range from around $5M to $18M+, with several record sales above $15M in 2025. But the real number to know is total cost of entry: the club initiation fee runs approximately $225,000, with annual dues around $32,000. Those numbers are substantial and catch some buyers off guard.
Lahontan comes in at a lower price point — homes typically range from $3.5M to $9M — with a more modest membership cost. For buyers with a $4M–$6M budget, Lahontan gives you significantly more home and land for the money.
STR Rules Worth knowing: Martis Camp prohibits short-term rentals outright. If any part of your purchase rationale involves rental income, Martis Camp is not the community for you. Lahontan has its own restrictions that vary, and you'll want to review the CC&Rs carefully before making any assumptions.
Who I Usually See in Each Community
After years of working in both, patterns emerge.
Martis Camp buyers tend to be families who are buying a primary vacation destination — a place they'll bring the kids three or four times a year and want them fully occupied. They're often executives or founders who value convenience, status, and having a world-class amenity set without having to leave the gates. Many are also serious golfers who happen to ski.
Lahontan buyers tend to be a bit more private by nature. Golfers first, often. Sometimes full-time or near-full-time residents who want the luxury infrastructure without the resort energy. I've sold in Lahontan to buyers who looked at Martis Camp and said "I love the community, but I don't need all of that" — and they've been thrilled.
Neither is the wrong choice. They just suit different people.
A Few Things I Tell Every Buyer
Visit both in person before deciding. No amount of research replaces walking the community, feeling the elevation, and standing on a homesite to understand the view orientation and privacy. I do complimentary community tours for serious buyers — it's part of how I work.
Factor in total cost of ownership, not just purchase price. Membership fees, HOA dues, property taxes, insurance, and maintenance on a custom mountain home add up fast. I can walk you through a realistic annual cost picture before you fall in love with a specific property.
Understand the market timing. Both communities have historically low inventory relative to demand. Martis Camp had over $331M in closed volume in 2025, including multiple record sales above $15M. Properties that are well-priced and well-positioned move quickly — sometimes without ever hitting the public MLS. Having an agent with active relationships inside these communities matters more than most buyers realize.
The Bottom Line
If your budget is $7M+ and family programming is your highest priority, Martis Camp is probably your community. If you value privacy, the golf-first lifestyle, and more flexibility in your budget, Lahontan deserves serious consideration.
Both represent excellent long-term investments in a market that remains supply-constrained by geography and regulation. Neither is a mistake — but the right fit depends entirely on how you plan to live here.
I've been doing this in Truckee since 2017. I live here full-time, ski here, and know these communities from the inside. If you're evaluating either one, I'm happy to have a straightforward conversation — no pressure, no pitch. Just local knowledge, honestly shared.
Lukas Brassie | The Brassie Group | Compass Lake Tahoe & Truckee Luxury Real Estate
530.412.4495
Frequently Asked Questions: Martis Camp vs. Lahontan
What is the price range for homes in Martis Camp vs. Lahontan? Martis Camp homes generally range from around $5M to $18M+, with several sales above $15M recorded in 2025. Total cost of entry is higher than the purchase price alone — club initiation runs approximately $225,000 with annual dues around $32,000. Lahontan typically ranges from $3.5M to $9M with a more modest membership structure, making it the stronger value play for buyers in the $4M–$6M range.
Can you do short-term rentals in Martis Camp or Lahontan? No. Martis Camp's CC&Rs strictly prohibit short-term rentals of less than 30 days. If any part of your purchase rationale involves rental income, Martis Camp is not the right community. Lahontan has its own rental restrictions that vary — always review the current CC&Rs with your agent before making assumptions about rental flexibility in either community.
Do you have to join the club to buy in Martis Camp? You don't have to be a member to purchase, but membership is exclusive to property owners. Once you close, you're eligible to apply for either a Social or Golf membership. The vast majority of buyers join immediately to access the private ski lift at Northstar and the Tom Fazio golf course. Factor the initiation fee into your total acquisition cost from day one.
Which community is better for families — Martis Camp or Lahontan? Martis Camp has a significant edge for families with children. The Family Barn — with its bowling alley, movie theater, pool, and outdoor activities — combined with the private ski access at Northstar and year-round programming makes it genuinely exceptional for multi-generational use. Lahontan is family-friendly but built more around golf and adult recreation. If keeping kids occupied is a priority, Martis Camp wins this category clearly.
How far are Martis Camp and Lahontan from downtown Truckee? Both communities sit in the Martis Valley between Truckee and the North Shore of Lake Tahoe. Martis Camp is about 3–4 miles from downtown Truckee — a quick drive. Lahontan is a similar distance in the same general corridor. Neither requires a significant commute to access restaurants, grocery stores, or the Truckee Tahoe Airport.
Which community has better golf — Martis Camp or Lahontan? Both courses are exceptional at the top tier of mountain golf. Martis Camp's Tom Fazio-designed course is dramatic, with significant elevation changes and mountain views. Lahontan's Greg Norman course is more serene, winding through meadow terrain and rewarding precision play. Serious golfers should ideally play both before deciding — course preference is genuinely personal and both are world-class.
Is Martis Camp or Lahontan a better investment? Both have strong long-term fundamentals rooted in supply constraints and consistent demand from high-net-worth buyers. Martis Camp's record sales above $15M in 2025 signal continued strength at the ultra-luxury tier. Lahontan offers a lower entry point with strong appreciation history. The better investment depends on your holding period, how you plan to use the property, and which price segment aligns with your budget — a conversation worth having with a local agent who tracks both markets actively.
Can I build a custom home in Martis Camp or Lahontan? Yes in both. Martis Camp still offers homesites alongside completed homes, with parcels ranging from roughly 1 to 4 acres. All construction goes through an architectural review board that enforces strict design standards — which protects long-term value but adds complexity to the build process. Lahontan similarly allows custom builds within its design guidelines. If you're considering a custom build, homesite selection and builder relationships are critical — both communities have preferred contractors worth knowing before you buy land.
