From Nevada’s #1 real estate team: homes for sale on the Nevada shore of Lake Tahoe — Incline Village and Crystal Bay on the north shore; Glenbrook, Zephyr Cove, Kingsbury and Stateline on the east and south shore. Nevada has no personal income tax.
MEDIAN LIST PRICE (INCLINE VILLAGE)
$1.36M
NREG analysis of Incline Village REALTORS MLS data via Repliers, as of October 2, 2026
DAYS ON MARKET (INCLINE VILLAGE)
77
NREG analysis of Incline Village REALTORS MLS data via Repliers, as of October 2, 2026
LAKE SURFACE ELEVATION
~6,225 ft
USGS gauge 10337000; natural rim 6,223 ft
TO RENO
57–80 min
OSRM free-flow: Incline Village 57, Stateline 80
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Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Nevada’s Lake Tahoe shore runs from Crystal Bay and Incline Village in Washoe County, past a stretch of Carson City, to Glenbrook, Zephyr Cove, Round Hill, Kingsbury and Stateline in Douglas County. About 14,550 people live in its five ZIP areas, per the U.S. Census Bureau (ACS 2020–2024). In Incline Village, the largest community, the median asking price was $1,362,000 and sold homes spent a median 77 days on market in October 2026, per NREG’s Incline Village market report. Nevada has no personal income tax, and TRPA rules limit new building.
Last updated September 2026 · Sources: NREG’s Incline Village market report, U.S. Census ACS 2020–2024, IVGID facility fee FAQ
Incline Village listed about 154 active homes as of October 2, 2026, according to NREG’s Incline Village market report; on the south shore, ZIP 89449 (Stateline and Kingsbury) had 83 more on September 25, 2026, per our Nevada south-shore ZIP snapshot. The eight newest Incline Village listings appear below, and every Nevada-shore listing is on our Lake Tahoe homes-for-sale page.
See all listings in Incline Village, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 3, 2026, 2:09 PM Pacific; availability and prices may change.
PRICE DISTRIBUTION
Incline Village’s median asking price was $1,362,000 in October 2026, per NREG’s Incline Village market report. The cards below are live counts from our Incline Village listing search on the Incline Village REALTORS MLS, so they cover Incline Village only and can total less than its full active count; Crystal Bay, Glenbrook, Zephyr Cove and Stateline have their own pages.
Incline Village listed about 154 active homes in October 2026. The community links below open each shore community’s own page; the property-type and price links run live searches scoped to Incline Village, with counts from NREG’s Incline Village market report.
Each Nevada-shore community serves a different buyer — from Incline Village’s lakefront estates and condos to Glenbrook’s gated cove and the Stateline and Kingsbury corridor near Heavenly. Counts for Crystal Bay, Glenbrook and Stateline are the figures their pages published on September 25, 2026.
Updated daily · 154 active listings across Incline Village · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by community, price, beds, baths and features — no spam, unsubscribe anytime. Inventory is thin: Incline Village listed about 154 active homes in October 2026, and a single new lakefront or ski-access listing can draw the few buyers shopping that price.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check Washoe school zoning · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Nevada’s Lake Tahoe shore is a small, largely seasonal market: about 41% of the homes in its five ZIP areas are held for seasonal or recreational use, per the U.S. Census Bureau (ACS 2020–2024). Incline Village is the year-round center, with IVGID’s beaches and Diamond Peak; the Douglas County shore runs from gated Glenbrook to the Stateline casinos beside Heavenly. About 78% of the land around the lake is national forest, managed by the U.S. Forest Service.
The lake itself — 191 square miles of water whose surface sits about 6,225 feet above sea level — and Nevada’s lack of a personal income tax. On the Nevada side that means Incline Village’s IVGID beaches and Diamond Peak ski area, Sand Harbor in Lake Tahoe-Nevada State Park, and the Stateline casinos beside Heavenly.
Buyers who put lake and mountain access first and can live with mountain-town trade-offs: long drives to Reno, winter chain controls, few big stores and high prices. Many homes are second homes, so year-round neighbors are fewer than the house count suggests; in ZIP 89451, 42.5% of workers worked from home in the 2020–2024 American Community Survey.
Summer centers on the beaches — IVGID’s for eligible Incline Village parcels, Sand Harbor and Zephyr Cove for everyone — and winter on Diamond Peak and Heavenly. Everyday errands happen in Incline Village and around Stateline, with bigger shopping in Reno, Carson City or on the California side. Reno is about 57 minutes from Incline Village in free-flow driving.
The Nevada shore runs from Crystal Bay and Incline Village (Washoe County) south past Sand Harbor and Carson City’s stretch of shoreline to Glenbrook, Cave Rock, Zephyr Cove, Round Hill, Kingsbury and Stateline (Douglas County). The lake’s surface sits about 6,225 ft above sea level. Drive times below are from Incline Village (OSRM free-flow estimates).
Quick Answer
It suits buyers who put lake and mountain access first. Incline Village has IVGID’s beaches and Diamond Peak; the Douglas County shore has the public beach at Zephyr Cove and Heavenly at Stateline. The trade-offs are cost, distance and winter: Incline Village’s median home value is $1,461,200 against a median household income of $166,509 (ACS 2020–2024), Reno is about an hour away, and about 41% of homes in the five Nevada-shore ZIP areas are seasonal.
According to the U.S. Census Bureau (ACS 2020–2024), the tiles below compare housing and population figures for Lake Tahoe and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau, ACS 2020–2024 5-year — ZCTA 89451 (Incline Village), except population, which sums ZCTAs 89451, 89402, 89448, 89413 and 89449 · Updated
POPULATION & GROWTH
Barely. The Census counted 14,345 people in the five Nevada-shore ZIP areas in 2010 and 15,345 in 2020, and the 2020–2024 American Community Survey puts them at about 14,550. The ACS figure is a survey estimate with a margin of error, so treat the shore’s population as roughly flat.
Incline Village (89451) holds about 9,300 of the shore’s residents. On the south shore, Kingsbury counted 2,313 people at the 2020 Census — more than Stateline (595), Zephyr Cove (679), Glenbrook (315) and Crystal Bay (337) combined.
Sources: U.S. Census Bureau, 2010 and 2020 Census counts and ACS 2020–2024 5-year (ZCTAs 89451, 89402, 89448, 89413, 89449). Community figures are 2020 Census counts for census-designated places. Updated September 2026.
MARKET TRENDS · LAST 12 MONTHS
Median sold price, days to contract and closings per month for single-family homes in Incline Village — the largest Nevada-shore market — over the 12 settled months from August 2025 to July 2026: NREG’s analysis of Incline Village REALTORS MLS data via Repliers, the same series as our Incline Village market report. Monthly sales ran from 7 to 23 homes, so a single estate moves the median; read the trend, not one month.
Incline Village Median Sold Price (single-family)
$2,100,000 in July 2026, −10.1% vs July 2025
Source: NREG analysis of Incline Village REALTORS MLS data via Repliers
Incline Village Days to Contract (single-family)
41 days in July 2026, 13 fewer than July 2025
Source: NREG analysis of Incline Village REALTORS MLS data via Repliers
Incline Village Closed Sales per Month (single-family)
11 in July 2026, the same as July 2025
Source: NREG analysis of Incline Village REALTORS MLS data via Repliers
RARE INVENTORY
Market Competitiveness
Across all Incline Village listings, the median asking price was $1,362,000 and homes that sold in the latest 90 days spent a median 77 days on market in October 2026. Single-family homes that closed in July 2026 went under contract in a median 41 days, 13 days faster than a year earlier, at a $2,100,000 median. Condos pull the asking-price median below the single-family sold median.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes on Nevada’s Lake Tahoe shore? Our team works through IVGID beach access, TRPA permits and Douglas County rules with every Nevada-shore buyer.
Start Your Home SearchCommunity Comparison
The table shows the figures NREG published for each community on September 25–26, 2026, including our Nevada south-shore ZIP snapshot. Scopes differ by row: Incline Village is the Incline Village REALTORS MLS; Crystal Bay, Glenbrook and Stateline are ZIP-wide NNRMLS figures (ZIPs 89402, 89413 and 89449); n/a means no live figure was published. Price bands in the cards are ranges from our community records, not medians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Incline Village | $1,399,800 | n/a | 77 | 169 | North Shore · IVGID · Diamond Peak |
| Crystal Bay | ~$4.06M (ZIP 89402) | n/a | 111 | 10 | North Shore · Lakefront · Washoe County |
| Zephyr Cove | n/a | n/a | n/a | n/a | East Shore · Douglas County · Public Beach |
| Glenbrook | ~$5M (ZIP 89413) | n/a | 135 | 19 | East Shore · Gated · Historic Cove |
| Stateline | $849K (ZIP 89449) | n/a | 66 | 83 | South Shore · Heavenly · Kingsbury |
Sources: NREG’s Incline Village market report and each community’s NREG page (NREG analysis of MLS data via Repliers). Median price = median asking price of active listings; days on market = median for homes sold in the trailing 90 days. We do not publish $/sq ft for these communities.
Community Deep Dive
Submarket 1
The Nevada shore’s largest community — about 9,300 residents in ZIP 89451 — with IVGID’s beaches for eligible parcels, Diamond Peak, two IVGID golf courses and the widest price range, from condos in the $700Ks to Lakeshore Boulevard estates listed above $40 million in September 2026.
Browse Incline Village homes →Submarket 2
Next to Incline Village at the California state line, along Highway 28. Crystal Bay parcels pay IVGID’s recreation fee but are outside the 1968 beach deed, so they have no IVGID beach access.
Browse Crystal Bay homes →Submarket 3
A small lakefront enclave on US-50 beside the public Zephyr Cove beach and marina, near Zephyr Cove Elementary and George Whittell High. ZIP 89448 is a PO Box ZIP, so many east-shore listings carry 89449 street addresses and no reliable ZIP-level figure is published.
Browse Zephyr Cove homes →Submarket 4
A historic gated community in its own cove on the east shore (Douglas County). Sales are rare, so a single closing moves its 90-day median.
Browse Glenbrook homes →Submarket 5
The south-shore casino corridor at the state line, with condos and townhomes such as Lake Village and Tahoe Village and, uphill, Kingsbury’s mountain homes on Kingsbury Grade toward Heavenly’s Nevada side. ZIP 89449 covers Stateline and Kingsbury.
Browse Stateline homes →Submarket 6
Cave Rock is a small east-shore community in Douglas County between Glenbrook and Zephyr Cove, named for the rock formation and highway tunnel on US-50, with lake-view and lakefront homes. It shares PO Box ZIP 89448 with Zephyr Cove.
Browse Cave Rock (east shore, between Glenbrook and Zephyr Cove) homes →Incline Village and Crystal Bay sit on the north shore in Washoe County; Glenbrook, Zephyr Cove and Stateline — with Round Hill and Kingsbury — on the east and south shore in Douglas County, and Carson City’s limits reach the lake between them. Price bands on the pins are ranges from our community records. Select a pin to open that community’s page.
STILL DECIDING?
BY ZIP CODE
Five ZIP codes cover the Nevada shore: 89451 (Incline Village) and 89402 (Crystal Bay) in Washoe County, and 89413 (Glenbrook), 89448 (Zephyr Cove, Round Hill, Skyland, Marla Bay and Cave Rock — a PO Box ZIP) and 89449 (Stateline and Kingsbury) in Douglas County. The table shows the figures our pages published on September 25–26, 2026; n/a means no live figure was published.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89451 | Incline Village (city listings, Incline Village REALTORS MLS) | $1.4M | n/a | 77 | 169 | n/a |
| 89402 | Crystal Bay (NNRMLS) | ~$4.06M | n/a | 111 | 10 | n/a |
| 89448 | Zephyr Cove, Round Hill, Skyland, Cave Rock (PO Box ZIP) | n/a | n/a | n/a | n/a | n/a |
| 89413 | Glenbrook (NNRMLS) | ~$5M | n/a | 135 | 19 | n/a |
| 89449 | Stateline, Kingsbury, Tahoe Village, Lake Village (NNRMLS) | $849K | n/a | 66 | 83 | n/a |
Sources: our Nevada south-shore ZIP snapshot (89449, 89448, 89413), our Crystal Bay page (89402) and our Incline Village market read (89451) — NREG analysis of MLS data via Repliers. Median price = median asking price; days on market = trailing-90-day sold median. ZIP areas follow the Census ZIP Code Tabulation Areas in the 2020 Census ZCTA table.
New Construction
New homes on the Nevada shore are mostly custom rebuilds and major renovations on existing lots, reviewed under TRPA and county permits. Clear Creek Tahoe, a golf community off US-50 west of Carson City and outside the basin, is the nearest new community. Buyers who want a turnkey home usually shop recently renovated ones.
Full Custom Rebuild
TRPA- and county-permitted rebuilds on existing parcels in Washoe and Douglas Counties
Major Renovation
Whole-home renovations under TRPA and county permits
New Golf Community
Price band and "15 minutes to Carson City" per our Clear Creek Tahoe page
Outdoor Recreation
Lake, mountain and forest, in every season. The Incline Village General Improvement District runs Incline Village’s beaches, Diamond Peak, two golf courses and the Recreation Center for eligible owners; Heavenly sits at Stateline; and Lake Tahoe-Nevada State Park’s Sand Harbor, Hidden Beach and Spooner Lake are open to everyone.
In Incline Village
Incline Beach, Ski Beach, Burnt Cedar and Hermit Beach are restricted to owners of parcels inside the district’s June 1968 boundary, their tenants and guests (IVGID Ordinance 7). Crystal Bay parcels are not eligible.
6 MIN from Incline
A community-owned ski area with 30 runs and six lifts; IVGID pass holders get ticket deals.
At Stateline
Straddles the state line above Stateline and South Lake Tahoe; two of its four base areas are in Nevada.
10 MIN from Incline (Sand Harbor)
Sand Harbor, Hidden Beach and Spooner Lake — public beaches and trails on the Nevada shore, about 28 minutes from Zephyr Cove and 35 from Stateline by car.
Trailheads near Incline
A long-distance loop around the basin, with trailheads near Incline Village and at Spooner Summit.
21 MIN (Spooner Lake from Incline)
A classic east-shore mountain-bike route with views over the lake, starting from Spooner Lake.
In Incline Village
Two 18-hole courses run by IVGID in Incline Village: the Championship Course and the shorter Mountain Course.
At Zephyr Cove
The east shore’s public beach and marina at Zephyr Cove, with boat and paddleboard rentals.
The Nevada Lake Tahoe Lifestyle
A winter morning at Diamond Peak, a summer afternoon at Sand Harbor in Lake Tahoe-Nevada State Park, dinner in Stateline — one shore, two counties.
THIS WEEKEND’S OPEN HOUSES
Open houses on the Nevada shore come and go with the listings. Set up an alert to hear when a home in your price range schedules one, or browse every Nevada-shore listing now.
Budget around the specific home, not a community average. Before you compare the cost of a move to Lake Tahoe, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
The Nevada shore runs on recreation, gaming and hospitality — IVGID’s ski area, beaches and golf in Incline Village, and the Stateline casinos beside Heavenly — plus residents whose income comes from elsewhere. According to the U.S. Bureau of Labor Statistics, unemployment in the Reno-Sparks metro, which includes Incline Village and Crystal Bay, was 4.0% in July and August 2026 (August preliminary); the Douglas County shore lies outside that metro.
Sources: U.S. Bureau of Labor Statistics (Reno-Sparks MSA), U.S. Census Bureau ACS 2020–2024. The employers listed are the area’s best-known operators, not a ranked survey. Updated September 2026.
MARKET COMPARISON
If you’re deciding between the Nevada shore and a California Tahoe town, or weighing it against Reno or Carson City, this comparison covers the points buyers ask about most. Market figures are NREG’s analysis of MLS data via Repliers as each city’s page published them on September 25, 2026 — see our Incline Village market report. We do not publish California MLS figures, so South Lake Tahoe’s market cells read n/a.
| Metric | Nevada Lake Tahoe | Reno | Carson City | South Lake Tahoe |
|---|---|---|---|---|
| Median List Price | $1.4M (Incline Village) | $583K | $603K | n/a |
| Days on Market | 77 (Incline Village) | 52 | 52 | n/a |
| State Income Tax | None | None | None | Up to 13.3% (CA) |
| Lake Access | IVGID beaches (eligible Incline Village parcels) + state park | No lake | No lake | Public beaches |
| Ski Areas | Diamond Peak + Heavenly | Mt. Rose via NV-431 | Heavenly or Mt. Rose | Heavenly (CA side) |
| To Reno Airport (free-flow) | 54 min (Incline) · 78 min (Stateline) | 11 min | 39 min | 83 min |
| Best For | Tax advantage · Lake · Ski | Amenities · Jobs · Value | Government · Pace | California-side access |
Sources: NREG’s Incline Village market report and our Reno and Carson City pages (September 25, 2026); California Franchise Tax Board (13.3% top rate); OSRM free-flow routing for drive times. Updated September 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
Every Nevada-shore community is car-dependent. In free-flow driving, Reno is about 57 minutes from Incline Village over Mt. Rose Highway (NV-431) and about 80 minutes from Stateline, and Carson City is about 35 minutes from Zephyr Cove over US-50. Many residents skip the commute: 42.5% of Incline Village (ZIP 89451) workers worked from home in the 2020–2024 American Community Survey, against 12.6% across Washoe County, per the U.S. Census Bureau.
Drive times are free-flow estimates (no traffic, chain controls or closures) from OSRM routing on OpenStreetMap data, checked September 26, 2026 from Incline Village’s village center, Zephyr Cove and the Stateline casino corridor; winter storms add time. Example: Stateline to Reno-Tahoe International on OpenStreetMap.
Quick Answer
Most financed purchases close in about 30 to 45 days, and cash can close faster when title is clear. Jumbo underwriting takes longer than conventional, and open TRPA permits or association approvals can add time — order title early and let your escrow officer set the timeline for the specific property.
Quick Answer
A loan above $832,750 — the 2026 conforming limit in Washoe and Douglas Counties, per FHFA — is a jumbo loan, and many Nevada-shore purchases need one. Jumbo lenders set their own credit, down-payment and reserve rules, so ask at least two lenders with Lake Tahoe experience for written terms. Rate matters: on a $1,120,000 30-year loan, 7.25% instead of 7.0% adds about $189 a month to principal and interest.
Lake Tahoe FAQ — 17 Answers
In Incline Village, the largest Nevada-shore community, the median asking price is currently about $1,362,000, per NREG’s analysis of Incline Village REALTORS MLS data. Single-family homes that closed there in July 2026 had a $2,100,000 median. On the south shore, ZIP 89449 (Stateline and Kingsbury) had an $849K median asking price on September 25, 2026, the lowest on the Nevada shore, and Glenbrook and Crystal Bay ran far higher.
Incline Village is the largest, with about 9,300 residents in ZIP 89451 (ACS 2020–2024) and the IVGID recreation district; Crystal Bay sits beside it at the state line. In Douglas County the shore runs from Glenbrook through Cave Rock, Zephyr Cove, Skyland, Round Hill Village and Kingsbury to Stateline, and Carson City’s limits also reach the lake. Each community has its own page on this site.
South Lake Tahoe is a California city in El Dorado County; the Nevada side begins at the Stateline casinos in Douglas County. Nevada has no personal income tax, while California’s top rate is 13.3% — 12.3% plus a 1% Behavioral Health Services Tax on taxable income over $1 million. California can still tax California-source income after you move, so have a tax adviser run your numbers.
Incline Village homes that sold over the latest 90 days spent a median of 77 days on market, per NREG’s analysis of Incline Village REALTORS MLS data. Single-family homes that closed in July 2026 went under contract in a median 41 days, 13 days faster than a year earlier. Lakefront estates can take much longer because few buyers shop at that price.
Nevada assesses property at 35% of its taxable value (NRS 361.225) — land at full cash value plus buildings at replacement cost less depreciation (NRS 361.227) — and caps the combined tax rate at $3.64 per $100 of assessed value (NRS 361.453). An owner-occupied primary residence gets a 3% cap on yearly tax-bill increases once the owner claims it under NRS 361.4723; other homes get the general cap of up to 8%. For a local benchmark, owner households in ZIP 89451 paid a median $6,341 a year in real estate taxes in the 2020–2024 American Community Survey. Pull the parcel’s actual bill from the Washoe or Douglas County Treasurer before you offer.
The Incline Village General Improvement District (IVGID) covers Incline Village and Crystal Bay. For 2026-27 its facility fees are $1,385 for recreation plus $145 for beaches — $1,530 a year for parcels with beach access. Only parcels that were in the district at the June 4, 1968 beach deed can use IVGID’s beaches (Incline, Ski, Burnt Cedar and Hermit), so Crystal Bay parcels pay the recreation fee without beach privileges. The Douglas County shore is outside IVGID.
Housing is the big cost: Incline Village’s median asking price is currently about $1,362,000, and owner households in ZIP 89451 paid a median $6,341 a year in real estate taxes (ACS 2020–2024). Incline Village and Crystal Bay parcels add IVGID’s facility fee of $1,385 to $1,530 a year. Nevada has no personal income tax, which offsets part of the cost for households that truly move their residence.
Washoe County School District serves Incline Village and Crystal Bay through Incline Elementary, Incline Middle and Incline High. Douglas County School District serves the east and south shore through Zephyr Cove Elementary and George Whittell High (grades 6–12). GreatSchools rated them 6, 5 and 8, and 8 and 8 out of 10, in September 2026. Confirm the zoned school for the exact address with the district.
Two county rulebooks apply. Washoe County (Incline Village, Crystal Bay) requires a permit for rentals shorter than 28 days, sets occupancy and parking limits, sends the North Lake Tahoe Fire Protection District to inspect defensible space, and does not cap the number of permits. Douglas County caps vacation home rental permits in its Tahoe Township at 600, and at 15% of the homes in any one residential community (40% in the Tahoe Village area). Our Lake Tahoe short-term rental guide covers both programs.
Very little. The Tahoe Regional Planning Agency regulates land coverage, density and building across the whole basin, and about 90% of the basin’s land is publicly owned, 78% of it national forest. Most new homes are custom rebuilds or major renovations on existing lots. Clear Creek Tahoe, a golf community off US-50 west of Carson City and outside the basin, is the nearest new community.
Owners of eligible Incline Village parcels use IVGID’s beaches, its two golf courses, the Recreation Center and Diamond Peak. Everyone can use Lake Tahoe-Nevada State Park (Sand Harbor, Hidden Beach, Spooner Lake), the beach and marina at Zephyr Cove, the Tahoe Rim Trail and the Flume Trail, and Heavenly sits at Stateline.
In free-flow driving, Reno is about 57 minutes from Incline Village over Mt. Rose Highway (NV-431) and about 80 minutes from Stateline; Reno-Tahoe International Airport is about 54 and 78 minutes away. Carson City is about 35 minutes from Zephyr Cove and 42 from Stateline over US-50. Winter storms bring chain controls on both routes, so allow more time.
The Washoe County Sheriff’s Office patrols Incline Village and Crystal Bay and the Douglas County Sheriff’s Office the east and south shore. We don’t rank safety: check each agency’s reports for the exact area. The bigger local risks are winter roads and wildfire; the North Lake Tahoe and Tahoe Douglas fire protection districts offer defensible-space inspections.
Check which county the parcel is in — Washoe (Incline Village, Crystal Bay) or Douglas (Glenbrook to Stateline) — because tax rates, schools, fire districts and short-term rental rules differ. Inside IVGID, confirm whether the parcel has beach access. Budget for wildfire insurance and defensible-space work, check TRPA permits before planning exterior work, and expect a jumbo loan above the $832,750 conforming limit.
Many Nevada-shore purchases need a jumbo loan, because the 2026 conforming loan limit in Washoe and Douglas Counties is $832,750 (FHFA). Jumbo down-payment rules vary by lender, so get them in writing. At Incline Village’s $1,362,000 median asking price, 20% down is $272,400 and 25% down is $340,500. Cash purchases are common at the top of the market.
It depends on your income and where it is earned. Nevada has no personal income tax, and California’s top rate is 13.3%, but California taxes California-source income even after you move. The shores also differ: South Lake Tahoe has the larger commercial core, while the Nevada shore is quieter and more residential. Have a tax adviser run your numbers before you choose.
Most financed purchases close in about 30 to 45 days, and cash purchases can close faster when title is clear. Jumbo underwriting and appraisals can take longer where comparable sales are thin, and open TRPA permits or association approvals should be checked early in escrow.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
Eight questions buyers ask about the Nevada shore, answered with dated figures from the U.S. Census Bureau, NREG’s MLS analysis, IVGID, TRPA, FHFA and county sources. Market figures name the community or ZIP they describe.
Yes. Incline Village’s median asking price was $1,362,000 in October 2026, and single-family homes that closed there in July 2026 had a $2,100,000 median (NREG’s Incline Village market report). ZIP 89449 (Stateline and Kingsbury) is the most affordable part of the Nevada shore, with an $849K median asking price on September 25, 2026.
The lake and the mountains, and Nevada’s lack of a personal income tax (California’s top rate is 13.3%). Incline Village adds IVGID’s beaches for eligible parcels and Diamond Peak; the south shore adds Heavenly and the Stateline casinos.
Both states share the lake. The Nevada shore — Crystal Bay and Incline Village in Washoe County, a stretch of Carson City, and Glenbrook to Stateline in Douglas County — is in Nevada; South Lake Tahoe, Tahoe City and Kings Beach are in California. For state income tax, what matters is where you are legally resident, not the Tahoe address.
IVGID’s 2026-27 facility fee is $1,530 a year for Incline Village parcels with beach access ($1,385 recreation plus $145 beach) and $1,385 for parcels without beach access, including Crystal Bay. It pays for recreation privileges such as passes and punch cards for Diamond Peak, golf and the Recreation Center. The Douglas County shore is outside IVGID.
About four hours by car in free-flow driving — roughly 4 hr 15 min from Incline Village and 4 hr 5 min from Stateline (OSRM). Reno-Tahoe International Airport, about 54 minutes from Incline Village and 78 from Stateline, has nonstop flights to San Francisco and San Jose.
GreatSchools ratings, September 2026: Incline Elementary 6, Incline Middle 5 and Incline High 8 out of 10 (Washoe County School District, north shore); Zephyr Cove Elementary 8 and George Whittell High 8 (Douglas County School District, east shore). Confirm the zoned school for the exact address with the district.
Glenbrook, a historic gated community in its own cove, and Lakeshore Boulevard in Incline Village are the best-known luxury addresses; a Lakeshore Boulevard home was listed at $47.5 million on September 25, 2026.
Yes — the whole shore is forested. The North Lake Tahoe Fire Protection District serves Incline Village and Crystal Bay, and the Tahoe Douglas Fire Protection District serves Stateline through Glenbrook; Tahoe Douglas offers defensible-space inspections, and its inspectors can issue TRPA tree-removal permits for fire safety. Confirm insurance availability and cost early.
WHY NEVADA REAL ESTATE GROUP
9,600+ closed transactions and $4.85B+ in volume since 2011 — backed by 9,061+ verified five-star reviews and 150+ agents statewide. Nevada Real Estate Group covers the Lake Tahoe Basin (all five Nevada shore communities), Reno metro, and Las Vegas Valley, ranking #1 in Nevada and #44 nationally.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Communities on and near the Nevada shore, with free-flow drive times (OSRM) and each page’s median asking price or price band as of September 2026.
EAST SHORE
$1.5M–$15M+
35 min south of Incline Village via NV-28 and US-50
View Zephyr Cove →57 MIN NE
$583K
57 min from Incline Village via Mt. Rose Hwy; median asking price Sept 25, 2026
View Reno →OFF US-50
$2M–$10M+
Golf community west of Carson City, outside the basin
View Clear Creek Tahoe →A–Z INDEX
Nevada-shore communities with their own pages — Cave Rock, Crystal Bay, Glenbrook, Incline Village, Kingsbury, Round Hill Village, Stateline and Zephyr Cove — plus our south-shore guide and lakefront, ski and cabin search pages.
KEEP LEARNING
These guides extend the research most Nevada-shore buyers do next — individual shore communities, short-term rental rules by county, Nevada tax residency and the latest Incline Village market numbers.
COMMUNITY GUIDE
North-shore community deep dive — neighborhoods, IVGID, Diamond Peak access and the Washoe County schools.
Read →COMMUNITY GUIDE
Stateline, Kingsbury, Round Hill, Zephyr Cove, Cave Rock and Glenbrook: live NNRMLS numbers by ZIP, the Nevada-versus-California tax math, TRPA coverage rules and Douglas County schools.
Read →RENTAL RULES
Washoe County’s permit program versus Douglas County’s 600-permit cap, and what each means for a buyer.
Read →GUIDE
What California households need to know about Nevada residency and the state income-tax difference.
Read →MARKET REPORT
Monthly sold prices, days to contract and closings for Incline Village, from the Incline Village REALTORS MLS.
Read →RELOCATION GUIDE
What to know before buying on the Nevada side of Lake Tahoe.
Read →Sources & Methodology
Each statistic on this page names its source and date. The sources below hold the underlying figures; follow a link to check one.
Methodology: Listing counts, prices and days on market are NREG's analysis of Incline Village REALTORS MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: October 15
