You have options if you want golf, privacy, and four-season fun in Truckee. The hard part is deciding which community fits your lifestyle and budget. You might be eyeing Lahontan, Martis Camp, Schaffer’s Mill, or Old Greenwood, but each one has a different cost structure, vibe, and access to amenities. In this guide, you’ll get a clear, side-by-side look at the highlights, typical pricing signals, membership models, and who each neighborhood serves best. Let’s dive in.
How to frame your decision
Before you compare specific neighborhoods, define your priorities. These communities look similar on a map, yet they feel very different day to day.
- Total cost of ownership: Add your purchase price, HOA dues, any initiation fees, ongoing club dues, and potential transfer or conveyance fees. In Truckee’s private golf communities, the HOA and the club are usually separate, so plan for both. Martis Camp and Lahontan often sit higher on combined cost, while Schaffer’s Mill and Old Greenwood can offer lower entry points with meaningful amenities.
- Amenity access rules: Owning a home does not always grant full club privileges. In many cases, you need a separate club or social membership. Confirm availability, pricing, and any waitlists with each club directly.
- Ski logistics: If private or streamlined access to Northstar matters, focus on Martis Camp or Schaffer’s Mill. Lahontan and Old Greenwood rely more on driving or shared shuttle setups.
- Product type and liquidity: Estate-scale custom homes dominate Martis Camp and Lahontan. Schaffer’s Mill and Old Greenwood offer a broader mix of townhomes, cabins, and single-family lots, which can create more choice at varied price points.
Lahontan
Golf and setting
Lahontan is a gated private golf community in Gooseneck Meadow, built around a Tom Weiskopf 18-hole championship course plus a 9-hole par-3. It blends mountain-lodge architecture with large homesites and a quiet, tucked-away feel close to the Truckee–Northstar corridor. You get a strong golf identity with multi-generational amenities layered in. Learn more on the community overview at the Lahontan page on Martis Valley.
HOA vs. club access
The HOA typically covers community services like roads, security, and snow removal. Club membership is separate if you want access to pools, fitness, dining, and golf. Membership categories can include social and golf, and initiation and dues have trended upward in recent years. Always verify current fees and availability with the club before you write an offer.
Amenities snapshot
Expect a lodge and restaurant, day spa and fitness, multiple pools, tennis and clay courts, a family recreation center at Camp Lahontan, fishing at Gooseneck Reservoir, and trail networks. Club amenities require a separate club membership. You can review the amenities overview at Martis Valley’s Lahontan page.
Market signals
Homes typically trade in the luxury band, often in the mid to high millions. Lot size, home scale, and proximity to amenities drive spread, and smaller cabins or vacant parcels can sit lower. For accurate pricing, pull fresh comps from recent closed sales.
Best fit
Choose Lahontan if you want a private club feel, larger lots, and a golf-first identity with family-friendly extras. It suits buyers who value privacy, architectural quality, and a traditional club setting close to Truckee and Northstar.
Martis Camp
Golf and setting
Martis Camp is Truckee’s ultra-luxury standard bearer with a Tom Fazio course and a resort-caliber amenity set. The community positions itself as a platinum private club with year-round family programming and a focus on curated experiences. See the full picture at the official Martis Camp site.
HOA vs. club access
Martis Camp separates the homeowners’ association (MCCA) from club membership. HOA dues cover community services like roads, snow management, security, and design review, while access to the Camp Lodge, Family Barn, Beach Shack, and private ski facilities requires separate club or approved social membership. Initiation, annual dues, and transfer fees can be significant, so confirm the current fee schedule and any membership limits with the club. Details are outlined at Martis Camp.
Amenities snapshot
Signature perks include a private chairlift and on-mountain Lookout Lodge for direct access to Northstar, a large Camp Lodge with dining, spa, and pool, and the Family Barn with bowling, theater, art loft, and indoor sports courts. You also get private beach-lake access features and an active calendar that emphasizes multi-generational fun. Explore the amenities summary at Martis Camp.
Market signals
Martis Camp trades at the top of the Truckee market. Median sales and list prices have been reported in the high-millions, with neighborhood medians around the eight-figure threshold at recent snapshots and individual estates selling well above that. Always confirm with fresh comps.
Best fit
Pick Martis Camp if you want the region’s most exclusive experience, private ski access, estate-scale homes, and robust family programming. It suits buyers who are comfortable with higher ongoing club costs and want a true four-season resort lifestyle.
Schaffer’s Mill
Golf and setting
Schaffer’s Mill sits between Truckee and Northstar in Martis Valley. The gated community is built around a private Johnny Miller and John Harbottle course and emphasizes a fun, family-forward culture with year-round programming. You can review the club and community at the official Schaffer’s Mill site.
HOA vs. club access
An HOA typically covers community services, while The Club at Schaffer’s Mill runs amenities like the pool, fitness center, dining, and the private shuttle to Northstar. Depending on the product type, some listings may include social access, while others price club privileges separately. Confirm what your specific home includes.
Amenities snapshot
Expect on-site dining at The Sawyer, a fitness center, resort-style pool, tennis, kids programming, a social calendar, and a private shuttle with an on-mountain ski lounge in the village. Course operations have public references to a Troon partnership. Explore details at Schaffer’s Mill.
Market signals
Sales often span from the low to mid millions for smaller homes or lodge-style products up to the high single or mid millions for custom estates. Select sales have exceeded five million dollars in recent years. Inventory and spread vary by product, so use up-to-date MLS data for a clear picture.
Best fit
Choose Schaffer’s Mill if you want a luxury-but-casual feel, a range of home types, and convenient Northstar access without Martis Camp-level costs. It fits buyers who value social programming and a practical, lock-and-leave home base.
Old Greenwood
Golf and setting
Old Greenwood centers on a Jack Nicklaus Signature 18-hole course and is part of the broader Tahoe Mountain Club ecosystem. The neighborhood spans roughly 600 acres east of downtown Truckee with easy I-80 access. Learn more via Tahoe Mountain Club.
HOA vs. club access
Old Greenwood homeowners can join Tahoe Mountain Club for access to the Pavilion’s pools, fitness, and tennis, as well as seasonal golf and ski-valet benefits. The HOA manages common-area services, while TMC membership is separate and optional. Fractional ownership products also exist here and may include club benefits depending on the terms. Membership details are outlined at Tahoe Mountain Club.
Amenities snapshot
With TMC, you can access the Pavilion, resort-style pools, fitness, tennis and pickleball, a shuttle to Northstar, on-site dining, and privileges that often span Old Greenwood and Gray’s Crossing. Programming runs year-round and suits both primary and second-home use. Explore the program overview at Tahoe Mountain Club.
Market signals
Old Greenwood offers broad product variety: villas, cabins, townhomes, custom homes, and fractional options. Many full-ownership homes trade in the low to mid millions, while shared-ownership products can provide a lower entry price. Always confirm current medians and spreads with recent comps for the exact product type you want.
Best fit
Pick Old Greenwood if you want Jack Nicklaus golf, a flexible club model with Tahoe Mountain Club, and more product variety at approachable luxury price points. It works well if you want quick access to downtown Truckee and I-80 and value a balance of golf and resort amenities.
Side-by-side takeaways
- Top-tier exclusivity: Choose Martis Camp for estate-scale living, a Tom Fazio course, and private ski access via the club. It is the most amenity-rich and typically the most expensive to own.
- Traditional private club vibe: Choose Lahontan for Tom Weiskopf golf, larger lots, and a classic mountain-lodge aesthetic with separate club membership for amenities.
- Balanced, family-forward: Choose Schaffer’s Mill for a range of homes, resort-style amenities, and an easy Northstar shuttle. Pricing often sits between Lahontan and Old Greenwood.
- Variety and flexibility: Choose Old Greenwood for Jack Nicklaus golf, Tahoe Mountain Club access, and options from townhomes to custom homes. Many buyers see this as the most flexible path into golf plus club programming.
Practical next steps
- Build a 1–3 year cost model. Include purchase price, HOA dues, initiation costs, annual club dues, and any transfer or conveyance fees. This helps you compare “all-in” ownership across communities.
- Confirm membership terms early. Membership inventories, waitlists, and fees change. Contact each club’s membership office before you move forward so you know your path to golf and amenities.
- Match the home type to your use. If you want turnkey and low maintenance, focus on townhomes, lodges, or villas in Schaffer’s Mill or Old Greenwood. If you want estate privacy and custom design, look to Martis Camp or Lahontan.
- Check rental and use rules. Short-term rental policies and privileges vary by community and product type, and many gated golf neighborhoods restrict short-term rentals or require permits. Verify with the HOA and local jurisdiction.
When you are ready to compare specific properties, local context and recent comps matter. For curated guidance, private tours, and a clear cost-of-ownership model tailored to how you plan to use your home, connect with Todd Disbrow. Schedule a confidential consultation with Todd and get a strategy that fits your goals.
FAQs
Is club membership required when buying in Truckee’s golf communities?
- In most cases, HOA membership is required for homeowners, but full access to golf, pools, fitness, and club dining requires a separate club or social membership; always verify fees, availability, and any waitlist with the specific club.
Do HOA dues include amenities at Lahontan, Martis Camp, Schaffer’s Mill, or Old Greenwood?
- Usually the HOA covers roads, snow removal, security, and common-area maintenance, while club access is separate; some listings may include limited social privileges, so confirm what your target property includes.
How do ski access options differ among these communities?
- Martis Camp offers private on-mountain access to Northstar through club facilities, while Schaffer’s Mill provides a private shuttle and an on-mountain lounge; Lahontan and Old Greenwood typically rely on driving or shared shuttle arrangements.
What price ranges should you expect in these Truckee golf neighborhoods?
- Martis Camp trades at the top of the market with recent medians reported in the high-millions, Lahontan sits in the luxury band at mid to high millions, Schaffer’s Mill spans low to mid millions up to high single or mid millions, and Old Greenwood often lands in the low to mid millions depending on product type.
Can you do short-term rentals in these gated golf communities?
- Policies vary by HOA and product type, and many communities restrict short-term rentals or require permits; review the HOA documents and confirm rules with the local jurisdiction before assuming rental income.
What is the main difference between HOA dues and club dues?
- HOA dues fund community operations like roads, snow, landscape, security, and architectural review, while club dues pay for access to amenities such as golf, pools, fitness, dining, and member events; most buyers should plan for both if they want full lifestyle access.
