In the Lake Tahoe-adjacent town of Truckee, CA, where the median home listing is $627,450, there’s currently a three-bedroom, 3.5-bathroom 2,470-square-foot house listed for $1,000—and that’s not a typo.
But there is a catch.
It’s fractional ownership—meaning you own a “fraction” of it, and get to use the home for roughly four weeks a year.
Listing agent Jason Waters of Tahoe Mountain Realty tells Realtor.com® that the property is in a popular community called Old Greenwood—and you get 1/17 shared, deeded ownership of an actual home.
Owners get a guaranteed, fixed week for the same time every year, then additional time booked on an as-needed or space-available basis—allowing for a total of approximately four weeks annually.
Whenever they are in residence, Old Greenwood owners get preferred access to two golf courses and a swimming pool at the Tahoe Mountain Club, free shuttle service to Northstar ski resort, access to a private members’ lounge in the Village where they can store their ski gear, and dining privileges at a private on-mountain restaurant.
Those amenities were especially appealing to Sacramento real estate agent Susan Kolb, who is an avid golfer and bought a fractional share of an Old Greenwood home 18 years ago.
“My family has made so many great memories there,” she tells Realtor.com.
Fractional properties gaining popularity in Truckee
The Truckee real estate market—like most of California‘s—is challenging.
“North Lake Tahoe and Truckee remain caught in a persistent inventory squeeze, with much of the housing stock sitting vacant for most of the year as vacation or occasional-use property,” says Hannah Jones, senior economic research analyst at Realtor.com.
“That structural scarcity has pushed prices well beyond the reach of many full-time local residents. The result is a tale of two markets: a booming luxury and second-home segment, and a workforce housing supply that is increasingly unaffordable.”
As a result, fractional ownership has been gaining ground.
Of the roughly 380 homes currently listed for sale in Truckee, 61 (about 16%) reference some form of fractional ownership in their listing description.
“That is the highest share for this time of year in our data going back to 2017, and the trend has accelerated each year since 2023, as inventory has tightened and prices have climbed,” says Jones.
At Old Greenwood alone, Waters says there are over 50 fractional properties on the market.
Northstar also offers a wide selection of fractional ownership opportunities in Truckee—in the Village, Mountainside properties, and the Big Springs and Old Northstar neighborhoods.
Waters says retirees are especially interested in fractional homeownership, as are young families.
“A lot of people are hesitant to buy a $2 million or $3 million property, especially if their kids are small and they’re not sure if they’ll even like skiing,” he says. “Fractional ownership is often a steppingstone to buying a home in the future, and a way to get a foot in the door.”
The economics of fractional ownership
Along with the initial cost of the fractional homeownership, there are other fees buyers have to pay.
Most fractional home communities charge HOA dues that cover maintenance, property taxes, insurance, and utilities.
At Old Greenwood, owners pay quarterly HOA dues of $2,307.
While that price is high, Kolb notes that a comparable home in Truckee can cost as much as $6,500 per week on vacation rental platforms during the summer. In comparison, Old Greenwood owners effectively pay about $2,307 per week for four weeks of use.
At The Ritz-Carlton Club, Lake Tahoe in Truckee, HOA dues vary by the size of the unit, but most owners pay roughly $2,300 per month.
Difference between a fractional ownership and a timeshare
The key distinction between fractional ownership and a timeshare comes down to what you actually own.
“A fractional share is a deeded real estate interest that can be sold, transferred, or inherited, and its value rises and falls with the underlying property, just like conventional ownership,” says Jones.
A timeshare, by contrast, conveys only the right to use a property for a set period each year.
“Timeshare holders build no equity and do not benefit directly from rising property values,” adds Jones.
Upsides and downsides of fractional ownership
One of the biggest perks of a fractional ownership is that it is low maintenance, according to Kolb.
“It gives you access to a great vacation home that you don’t have to upkeep,” she says.
Jones says another appeal of the model is cost-sharing.
“Under a fractional arrangement, expenses like property taxes, HOA fees, maintenance, utilities, and property management are divided proportionally among co-owners, reducing the financial burden on any individual,” she explains.
However, CPA and attorney Chad D. Cummings of Cummings & Cummings Law says he steers clients away from fractional ownership.
“I tell every client the same thing: You will not sell this interest at anything close to what you paid,” he says. “No conventional lender will underwrite a mortgage on a one-eighth LLC interest in a residential property, which eliminates 90% of potential buyers.
“The resale market for fractional interests does not function like a real estate market; it functions like a distressed asset liquidation—think short sales. I have seen clients list fractional interests for two or three years without a single offer because nobody wants to assume the management fees.”
Many fractional ownership communities don’t allow owners to rent out their properties, either—something Cummings feels is another downside.
“When buyers purchase these thinking they can re-let them—for example, by Airbnb or Vrbo, they are often shocked to learn that restrictions make that difficult, if not impossible,” says Cummings. “Fractional owners lose the income component that justified the purchase price, and exit becomes all the more difficult.”
Jones also notes that fractional ownership lowers the entry price for a vacation asset without adding a single unit to the housing supply.
“In a region where two-thirds of the housing stock sits largely empty and many working renters are already cost-burdened, that distinction matters,” she says.
“Meaningful relief will require supply-side solutions, including deed-restricted units, employer-assisted housing, and sustained investment in workforce housing. Fractional models are a genuine financial innovation for the second-home market, but they do not address the scarcity that prices full-time residents out.”
