Top Rated
7/10
7/10Zephyr Cove Elementary
Zephyr Cove (lake area)
K-5230 Students17:1
Stateline, Nevada
Stateline Homes For Sale
Nevada Real Estate Group — your Northern Nevada team for Stateline real estate. Search luxury lakefront homes, ski-base condos, and gated estates on the Nevada shore of Lake Tahoe: Skyland, Marla Bay, Round Hill Village, Lake Village, Kingsbury, and Tahoe Village — with Nevada's zero state income tax advantage over the California side of the lake.
MEDIAN LIST PRICE
$1.1M
RSAR / NNRMLS, June 2026
DAYS ON MARKET
70
RSAR / NNRMLS, June 2026
TO HEAVENLY
5 min
gondola base / Kingsbury
ELEVATION
6,250 ft
U.S. Geological Survey
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Stateline at a Glance?
Stateline is the Nevada shore of Lake Tahoe in Douglas County — roughly 800 year-round residents per the Nevada State Demographer — with a median list price near $1,100,000 and about 70 days on market per Reno/Sparks Association of REALTORS. The takeaways below show what those numbers mean for a luxury or second home on the Tahoe shore.
- Population: roughly 800 year-round residents in the Stateline CDP, swelling far higher with seasonal and second-home owners on the Nevada shore of Lake Tahoe.
- Median list price: $1,100,000 (June 2026) — among the highest in Northern Nevada, with lakefront estates in Marla Bay and Skyland reaching $5M to $20M+.
- Best for: luxury second-home buyers, retirees realizing capital gains, remote high earners, and California relocators using the Nevada tax advantage on the same lake.
- Top neighborhoods: Skyland and Marla Bay for lakefront; Round Hill Village and Lake Village for gated beach-access homes; Kingsbury and Tahoe Village for ski-base value.
- Why people move here: zero Nevada state income, capital-gains, and retirement tax on the same lake as California — plus Heavenly skiing, Edgewood golf, and Tahoe beaches.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find Stateline Homes for Sale?
Stateline carries roughly 60-110 active homes in mid-2026 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, spanning ski-base condos from the $500Ks to lakefront estates well past $20M. The eight newest listings appear below, refreshed throughout the day, and every active Stateline property is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Stateline Homes Sell in Each Price Range?
The Stateline median list price sits near $1.1M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with inventory spread from sub-$700K ski-base condos to lakefront estates past $20M. Each card below shows current active-listing counts by price range, so you can gauge competition at your budget before touring enclaves.
Browse Stateline Listings
How Can You Find a Stateline Home by Type, Lifestyle & Price?
Stateline's active listings break down primarily into lakefront and lake-view estates, mountain single-family homes, and ski-base condos — spanning the $500Ks past $20M — each link opens our live MLS search pre-filtered for that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Stateline Enclaves Should You Explore?
Tap an enclave to see current listings, price ranges, and what daily life looks like inside.
By Property Type
By Price Range
Updated daily · 85 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Stateline Listings First?
Custom alerts by enclave, price, beds, baths, and lakefront or ski features — no spam, unsubscribe anytime. Stateline inventory is scarce under TRPA building limits, so when a lakefront in Skyland or a gated home in Round Hill Village hits the market, buyers who see it within hours hold a decisive edge in this thin luxury market.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
7/10
6/10
6/10
7/10
7/10
How Are the Schools in Stateline?
Stateline's schools sit within Douglas County School District, anchored by Zephyr Cove Elementary on the lake and Whittell High School in Zephyr Cove for older students. The lake-area campuses are small with tight class sizes; families also access the larger Carson Valley campuses — including Douglas High School in Minden — about 20 minutes down Kingsbury Grade.
7/10Minden Elementary
Minden (Carson Valley)
K-5410 Students19:1
6/10Gardnerville Elementary
Gardnerville (Carson Valley)
K-5380 Students19:1
6/10C.C. Meneley Elementary
Gardnerville
K-5440 Students20:1
7/10Scarselli Elementary
Gardnerville
K-5470 Students20:1
7/10Jacks Valley Elementary
Carson Valley
K-5520 Students20:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Stateline-Area Schools Are the Best?
According to GreatSchools.org, Zephyr Cove Elementary and Whittell High School (Zephyr Cove) lead the Stateline lake-area Douglas County School District campuses at 7/10, with small class sizes and strong lake-community support. Families seeking 8-9/10 ratings access charter and private options in Reno or the Carson Valley, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sage Ridge School (private) | Private | K-12 | 9/10 | South Reno (~75 min) | Accessible from Stateline |
| 2 | Coral Academy of Science NV (charter) | Charter | K-12 | 8/10 | Northern Nevada | Accessible from Stateline |
| 3 | Whittell High School | Public | 9-12 | 7/10 | Zephyr Cove | $700,000+ |
| 4 | Zephyr Cove Elementary | Public | K-5 | 7/10 | Zephyr Cove | $700,000+ |
| 5 | Douglas High School | Public | 9-12 | 7/10 | Minden (Carson Valley) | $500,000+ |
SAFETY & CRIME
Is Stateline Safe?
Direct Answer
Yes. Stateline's small resort-community character and low-density lakeside neighborhoods produce crime rates below Nevada's larger urban averages. According to FBI Uniform Crime Reporting data and Douglas County Sheriff statistics, property-crime rates stay at or below the Nevada rural average. Gated enclaves like Round Hill Village and Lake Village post minimal incident histories.
- Safety grade, Stateline areaAreaVibes composite 2026
- Violent crime rateBelow Nevada urban average
- Gated / beach-access enclavesRound Hill · Lake Village · Skyland · Marla Bay
- Property crime vs. NV citiesDouglas County Sheriff / FBI UCR
What Buyers Should Know
Stateline's safety profile is typical of a low-density Nevada resort community — lower crime rates than the valley metros, with property crime (vehicle break-ins at trailheads and beaches, seasonal package theft) the most common incident type. The gated communities of Round Hill Village and Lake Village add private security and the low incident rates typical of controlled-access lakeside neighborhoods.
The casino corridor at the state line draws visitor traffic and the activity that comes with any entertainment district, but the residential enclaves up Kingsbury Grade and along the Nevada shore remain quiet. The Douglas County Sheriff's Office maintains patrol coverage across the Tahoe-area communities.
Most Stateline buyers find that standard precautions — securing vehicles at trailheads, motion lighting, and the natural surveillance of gated enclaves — address the bulk of the risk profile. Wildfire preparedness and defensible-space requirements are a more material concern than crime in this forested mountain setting.
Sources: FBI Uniform Crime Reporting (latest available data), Douglas County Sheriff reporting. Last updated June 2026.
Living In
What's It Like Living in Stateline, NV?
The Answer
Stateline offers luxury lakeside living on the Nevada shore of Lake Tahoe, with ski-in access to Heavenly, deeded beaches, and the entertainment of the state-line casino corridor. Douglas County administers the area, and Nevada's zero state income tax adds five- and six-figure annual savings for high earners versus owning the same view on the California side of the lake.
What is Stateline known for?
Stateline is known as the Nevada gateway to South Lake Tahoe — the casino corridor (Hard Rock Lake Tahoe, Harrah's, Harveys, Bally's) at the California-Nevada border, the base of Heavenly Mountain Resort and its gondola, Edgewood Tahoe's lakefront golf and resort, and a string of Nevada-shore beaches and luxury lakefront estates.
Who should live in Stateline?
Stateline fits high-income households and retirees who want to own on Lake Tahoe while sheltering income and capital gains under Nevada's zero-tax structure, second-home buyers who ski and boat, remote professionals who can work from the lake, and luxury buyers seeking lakefront or gated estates with deeded beach access.
What is daily life like?
Daily life in Stateline runs at a resort pace — mornings on Heavenly's slopes or a Nevada-shore beach, afternoons boating or golfing at Edgewood, evenings in the casino corridor or a lakeside dinner. It's quiet and low-density up the slope in Kingsbury and along the lake in Skyland, with the Carson Valley's services 20 minutes down Kingsbury Grade.
Location
Where Is Stateline
Stateline sits on the southeast shore of Lake Tahoe in Douglas County, Nevada, directly on the California state line at South Lake Tahoe. Elevation approximately 6,250 ft. ZIP code 89449.
Heavenly Gondola
5
Min
Edgewood Tahoe
5
Min
Carson Valley
20
Min
Carson City
40
Min
Reno-Tahoe Airport
70
Min
Stateline
At a Glance$1,100,000
Median List Price
~85
Active Listings
~$700
Price / Sq Ft
70
Days on Market
- Population
- ~800 (year-round)
- County
- Douglas County
- Elevation
- ~6,250 ft
- ZIP Code
- 89449
- On the Lake
- Lake Tahoe (NV shore)
- Ski Resort
- Heavenly Mountain Resort
- Sunshine
- 270+ days/year
- Schools
- Douglas County School District
- To Carson Valley
- 20 min via Kingsbury Grade
- To Carson City
- 40 min
- Airport
- Reno-Tahoe International (70 min)
- HOA Communities
- Many gated / beach-access enclaves
LIVABILITY REPORT CARD
How Does Stateline Score?
Stateline scores at the top of Northern Nevada for outdoor access, lifestyle, and tax advantage, while affordability and full-service amenities run below the valley markets given the luxury-resort setting. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade A-: Safety
Low-density lakeside enclaves and gated communities; crime below the Nevada urban average, served by Douglas County Sheriff.
Grade B: Schools
Douglas County School District with Zephyr Cove Elementary and Whittell High; small lake-area campuses with tight class sizes.
Grade B: Cost of Living
High housing and resort goods, powerfully offset by zero Nevada income, capital-gains, and retirement tax versus California.
Grade A-: Amenities
Casino corridor, Heavenly ski base, Edgewood golf, lake beaches, and marinas; Carson Valley services 20 minutes away.
Grade A+: Outdoor Access
Lake Tahoe at the doorstep, Heavenly skiing, boating, hiking, and Nevada-shore beaches — among the best outdoor settings in the country.
Grade C+: Commute
A resort community, not a commuter suburb — 70 minutes to Reno-Tahoe airport, 20 minutes to Carson Valley services down Kingsbury Grade.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Why is Stateline a good place to live?
Stateline lets you own on Lake Tahoe with Nevada's zero state income tax — the defining advantage over South Lake Tahoe across the California line, where rates reach 13.3% on income and capital gains. Owners ski Heavenly from a five-minute gondola ride, boat and golf at Edgewood, and walk to the casino-corridor entertainment, all from lakefront estates in Skyland and Marla Bay or gated beach-access homes in Round Hill Village and Lake Village. For high earners and retirees, Stateline delivers a world-class lake lifestyle and a structural tax shelter on the same shoreline.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Stateline?
According to the U.S. Census Bureau, the Stateline CDP holds roughly 800 year-round residents — a figure that understates the true community, dominated by second-home owners, seasonal residents, and visitors drawn to Lake Tahoe and Heavenly. Median household income runs high for rural Nevada, and the median age skews older as retirees establish Nevada residency on the lake.
Home values are among the highest in the state, driven by lakefront scarcity and TRPA building limits that keep new supply tight. The full-time workforce skews toward hospitality, recreation, real estate, and construction trades serving the high-end market, while the owner base includes a large share of remote professionals and retirees who earn income elsewhere and choose Stateline for its lake access and Nevada tax structure.
~800
vs Douglas Co ~50,000
$80,000
vs Douglas Co $74,000
~52
vs Douglas Co 50
$1.1M
vs Douglas Co $560K
~55%
vs Douglas Co 72%
~45%
vs Douglas Co 33%
~15%
vs Douglas Co 24%
2.1
vs Douglas Co 2.4
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is Stateline Growing?
Stateline's year-round population is small and stable — TRPA building limits cap new construction across the Tahoe basin, so the resident base grows slowly even as demand for second homes climbs. Growth shows up in price appreciation and ownership turnover rather than new rooftops, as established lots trade and teardown-rebuilds replace older cabins.
~800Year-round residents
~50,000Douglas County total
~850Projected at 2030
Year-round population trajectory, 2010–2030 (projected)
Stateline's real growth is in value, not headcount. TRPA coverage and building caps make every buildable lakefront lot scarce, so demand concentrates into price rather than new subdivisions. The owner mix shifts steadily toward second-home buyers and retirees establishing Nevada residency, while the full-time resident count holds roughly flat. Each remodel or teardown-rebuild in Skyland or Marla Bay tends to reset the high end of the market.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Year-round figures are CDP-level approximations; the true seasonal community is far larger. Last updated June 2026.
LIVABILITY SCORES
How Does Stateline Score for Livability?
Stateline posts a top-tier outdoor and lifestyle profile for a Nevada community — an A+ for outdoor access at the edge of Lake Tahoe and Heavenly, with strong marks for amenities and safety. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census and AreaVibes data for Douglas County.
- 82A-
Overall Livability
- 74B
Schools
- 86A-
Safety
- 72B
Cost of Living
- 88A-
Amenities
- 98A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Stateline Real Estate Market Trending?
Median list price, days on market, and active listings from Northern Nevada Regional MLS data updated monthly. Stateline's luxury Tahoe-shore median has held near $1.1M while inventory stays scarce under TRPA building limits — the charts below show the past twelve months.
Median List Price
+4.8% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
62 → 70 days YoY — luxury pace, selective buyers
vs May 2025
Source: Las Vegas REALTORS
Active Listings
Scarce supply; TRPA limits cap new inventory
vs May 2025
Source: Las Vegas REALTORS
70
MEDIAN DAYS ON MARKET
$1.1M
MEDIAN LIST PRICE
85
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
TAHOE INVENTORY IS SCARCE
Get matched with a
Lake Tahoe specialist.
Market Competitiveness
How competitive is Stateline right now?
Stateline is a slower-paced luxury market — homes average 70 days on market per Northern Nevada Regional MLS data, with most activity in the $700K–$1.5M ski-base and lake-view band. Condos near the Heavenly gondola and Tahoe Village move faster, while lakefront estates above $5M in Marla Bay and Skyland can sit for months as the all-cash buyer pool narrows.
32Slower-Paced Luxury
- 70 daysMedian days on market
- $700K–$3MPrimary demand range
- ~$700Median price per sq ft
- ~85Active listings (June 2026)
Is Stateline Right for You?
Who Should Buy a Home in Stateline?
Stateline is not for every buyer — it suits high-income households, retirees, and second-home buyers who value lake access, skiing, and Nevada's tax structure over a large school network or low entry price. Six buyer profiles below match lifestyles to what Stateline offers, followed by the honest pros and trade-offs our team walks every client through.
Which Stateline Buyer Profile Matches You?
Luxury Second-Home Buyers
- Lakefront and lake-view estates in Skyland and Marla Bay
- Ski-in access to Heavenly Mountain Resort
- Edgewood Tahoe golf and resort minutes away
- Deeded beach access in gated enclaves
Retirees (Tax-Motivated)
- Zero Nevada tax on retirement income and capital gains
- Single-level and gated home options in Round Hill Village
- Whittell-area healthcare and Carson Valley services nearby
- World-class lake-and-mountain retirement setting
California Relocators (High Earners)
- Same lake as South Lake Tahoe — Nevada side, no income tax
- Save tens of thousands vs. California's 13.3% top rate
- Lake-view and gated homes from $900K to $20M+
- Establish Nevada residency on the shoreline
Remote Professionals
- Work from the lake with mountain and water views
- No Nevada state income tax on remote earnings
- Heavenly skiing and Tahoe boating out the door
- Reno-Tahoe airport ~70 minutes for travel
Vacation-Rental Investors
- Strong seasonal nightly-rental demand near Heavenly
- No Nevada state income tax on rental income
- Scarce, TRPA-limited supply supports value
- Confirm Douglas County VHR permit limits first
Ski & Lake Enthusiasts
- Ski-base condos in Kingsbury and Tahoe Village from the $500Ks
- Five minutes to the Heavenly gondola
- Boating and beaches on Lake Tahoe all summer
- Tahoe Rim Trail and Sierra hiking at the edge
Best Fit For
- Luxury second-home buyers — lakefront and lake-view estates in Skyland and Marla Bay with deeded beach access and ski-in proximity to Heavenly.
- Tax-motivated retirees — zero Nevada tax on retirement income and capital gains, gated single-level options, and a world-class lake retirement setting.
- California high earners — the same lake as South Lake Tahoe on the Nevada side — saving tens of thousands a year versus California's 13.3% top rate.
- Remote professionals — lake-and-mountain home offices with no Nevada income tax on remote earnings and Heavenly skiing out the door.
- Vacation-rental investors — strong seasonal demand near the Heavenly base and no state income tax on rental income — subject to Douglas County VHR limits.
- Ski and lake enthusiasts — ski-base condos in Kingsbury and Tahoe Village from the $500Ks with year-round access to the slopes and the shore.
Ready to explore homes in Stateline? Nevada Real Estate Group knows the Nevada Tahoe shore inside and out — from lakefront estates in Skyland to gated beach-access homes in Round Hill Village and ski-base condos in Kingsbury.
Start Your Stateline SearchPros
- Own on Lake Tahoe with zero Nevada state income and capital-gains tax — the California shore can't match it
- Ski-in access to Heavenly Mountain Resort and Edgewood Tahoe golf minutes away
- Lakefront estates in Skyland and Marla Bay; gated beach-access homes in Round Hill Village and Lake Village
- Scarce, TRPA-limited supply underpins long-term value on every buildable lot
- Strong seasonal vacation-rental potential for permitted homes
- Property taxes capped at 3% annual growth under Nevada law — predictable even on luxury homes
- One of the best outdoor lifestyles in the country — lake, slopes, and Sierra trails at the doorstep
Honest Considerations
- High entry price — a $1.1M median and lakefront estates from $3M to $20M+
- A resort community, not a commuter suburb — ~70 minutes to Reno-Tahoe airport
- TRPA building and coverage limits make new construction and major remodels slow and costly
- Long-term rentals are scarce; vacation rentals are regulated by Douglas County VHR rules
- Mountain ownership costs — snow removal, defensible-space wildfire requirements, seasonal Kingsbury Grade access
- Small lake-area school network; families seeking large districts look to the Carson Valley
Neighborhood Comparison
How Do Stateline's Lakeside Enclaves Compare?
A side-by-side comparison of Stateline's primary Nevada-shore enclaves — median price, lifestyle fit, and inventory — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. They differ sharply by location on the lake, beach rights, and price, from ski-base condos to lakefront estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Skyland | $5,500,000 | ~$1,400 | 95 | 8 | Lakefront · Luxury estates |
| Marla Bay | $3,200,000 | ~$1,100 | 88 | 6 | Lakefront · Beach · Luxury |
| Round Hill Village | $1,400,000 | ~$650 | 60 | 12 | Gated · Beach access · Family |
| Lake Village | $1,100,000 | ~$620 | 58 | 14 | Gated · Beach access · Condos |
| Kingsbury | $950,000 | ~$560 | 65 | 20 | Ski base · Chalets · Value |
| Tahoe Village | $680,000 | ~$700 | 55 | 18 | Ski-in condos · Lock-and-leave |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Stateline's Top Enclaves?
Submarket 1
Skyland
Stateline's premier lakefront enclave on the north end of the Nevada shore — gated, low-density, and home to some of Lake Tahoe's most coveted lakefront estates with private piers and buoys. Inventory is scarce and almost entirely all-cash at the top.
Browse Skyland homes →$5.5MMedian Price
95Days on Market
8Active Listings
~$1,400Price / Sq Ft
Submarket 2
Marla Bay
A sheltered bay enclave on the south Nevada shore with lakefront and lake-view estates, sandy beach frontage, and a mix of legacy cabins and high-end rebuilds. A favorite for buyers who want beach and a true Tahoe-bay setting.
Browse Marla Bay homes →$3.2MMedian Price
88Days on Market
6Active Listings
~$1,100Price / Sq Ft
Submarket 3
Round Hill Village
A gated mid-mountain community above the south shore with deeded private beach and security — single-family homes and townhomes that deliver the beach-access lifestyle at a more attainable price than lakefront. Strong with families and second-home buyers.
Browse Round Hill Village homes →$1.4MMedian Price
60Days on Market
12Active Listings
~$650Price / Sq Ft
Submarket 4
Lake Village
A gated lakeside community near Round Hill with deeded beach, pool, and a mix of condos, townhomes, and single-family homes. One of the most popular entry points to beach-access ownership on the Nevada shore.
Browse Lake Village homes →$1.1MMedian Price
58Days on Market
14Active Listings
~$620Price / Sq Ft
Submarket 5
Kingsbury
The slope below Heavenly along Kingsbury Grade — chalet-style single-family homes and value-oriented condos with the shortest access to the gondola and ski base. The most attainable single-family inventory in Stateline.
Browse Kingsbury homes →$950KMedian Price
65Days on Market
20Active Listings
~$560Price / Sq Ft
Submarket 6
Tahoe Village
A condominium community at the Heavenly gondola base — ski-in convenience, lock-and-leave ownership, and the lowest entry point in Stateline, popular with skiers and vacation-rental investors.
Browse Tahoe Village homes →$680KMedian Price
55Days on Market
18Active Listings
~$700Price / Sq Ft
Submarket 7
Skyland (flagship lakefront enclave)
Stateline's most exclusive lakefront address on the north Nevada shore — gated, low-density, and home to trophy estates with private piers and buoys. Inventory is exceptionally scarce, transactions are largely all-cash, and TRPA limits ensure no new lakefront supply is created.
Browse Skyland (flagship lakefront enclave) homes →$3M+Lakefront From
PiersPrivate Lake Access
8Active Listings
GatedSecurity
Where Are Stateline's Enclaves on the Map?
Stateline's residential footprint (ZIP 89449) spans the Nevada shore of Lake Tahoe — lakefront estates in Skyland and Marla Bay, gated beach-access homes in Round Hill Village and Lake Village, and ski-base condos in Kingsbury and Tahoe Village priced from the $500Ks past $20M. The map below pins each enclave by its position and proximity to the Heavenly gondola.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Stateline
enclave fits?
BY ZIP CODE
What Does the Stateline Market Look Like by ZIP Code?
Stateline is primarily served by a single ZIP code — 89449 — which covers the Nevada-shore community and surrounding Douglas County lake area. The table below shows the current market snapshot for that ZIP, so you can benchmark Stateline against the broader Northern Nevada and Tahoe-basin market before deciding on location.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89449 | Stateline · Skyland · Marla Bay · Round Hill · Lake Village · Kingsbury | $1.1M | ~$700 | 70 | 85 | +4.8% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Douglas County GIS.
BY THE NUMBERS
Which Statistics Define Stateline Real Estate?
Eight verifiable numbers — each sourced to the BLS, U.S. Census Bureau, Reno/Sparks Association of REALTORS, or Nevada State Demographer — capture Stateline's fundamentals faster than any sales pitch: a $1.1M median, 70 median days on market, and zero Nevada state income tax on the Lake Tahoe shore.
$1.1M
Median list price in Stateline, Douglas County — among the highest-value markets in Northern Nevada.
Reno/Sparks Association of REALTORS / NNRMLS
+4.8%
Year-over-year growth in median list price, May 2025 to May 2026.
Northern Nevada Regional MLS
70
Median days from list to accepted offer in Stateline — a selective luxury pace.
RSAR / NNRMLS, June 2026
~$700
Median price per square foot among active Stateline listings, rising sharply on lakefront.
NNRMLS / Repliers IDX, June 2026
13.3%
California's top income-tax rate across the state line — Nevada's is zero on the same lake.
California Franchise Tax Board
5 min
Drive time from Stateline enclaves to the Heavenly Mountain Resort gondola base.
Heavenly Mountain Resort
$20M+
Top of the Stateline lakefront market in Skyland and Marla Bay.
NNRMLS, June 2026
0%
Nevada state income and capital-gains tax — the structural advantage over California Tahoe.
Nevada Department of Taxation
WHY STATELINE
Why Does Stateline Stand Out on Lake Tahoe?
From Nevada's tax advantage to lakefront scarcity, Stateline offers an ownership case the California side of the lake can't match dollar-for-dollar. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, the Douglas County Assessor, U.S. Census figures, and Nevada State Demographer data.
- Nevada Department of Taxation
No Nevada state income or capital-gains tax
Nevada levies no personal income tax and no capital-gains tax — a structural advantage worth tens of thousands a year for high earners and retirees versus California's 13.3% top rate across the state line.
- Reno/Sparks Association of REALTORS / NNRMLS
Own on Lake Tahoe — the same lake, the Nevada side
A Stateline address sits on the same shoreline as South Lake Tahoe, CA, with deeded beach access in enclaves like Round Hill Village and lakefront estates in Skyland and Marla Bay.
- Heavenly Mountain Resort
Ski-in access to Heavenly Mountain Resort
The Heavenly gondola and ski base are minutes from Kingsbury and Tahoe Village, putting world-class skiing and summer sightseeing at the doorstep.
- Nevada Revised Statutes 361.471
3% property-tax cap on a multimillion-dollar home
Nevada's primary-residence cap under NRS 361.471 keeps long-run carrying costs predictable even on luxury lakefront — at an effective rate of roughly 0.5–0.7%.
- Tahoe Regional Planning Agency
Scarce, supply-constrained luxury inventory
TRPA building and coverage limits cap new construction across the Tahoe basin, making every buildable lakefront lot scarce and underpinning long-term value.
WHY BUY IN STATELINE
What Are the Top 10 Reasons to Buy a Home in Stateline?
Stateline's case rests on a rare combination: lakefront on Lake Tahoe, ski-in access to Heavenly, and Nevada's zero income and capital-gains tax — the structural advantage the California shore cannot offer per BLS and Nevada Department of Taxation data. The ten reasons below pair each claim with its named source.
Zero state income tax
Nevada levies no personal income tax — the defining advantage over California-side Tahoe ownership.
Nevada Department of Taxation
No state capital-gains tax
Nevada taxes no capital gains — powerful for retirees and investors realizing large gains on the lake.
Nevada Department of Taxation
Lakefront on Lake Tahoe
Deeded beach access and lakefront estates in Skyland, Marla Bay, Round Hill Village, and Lake Village.
RSAR / NNRMLS, June 2026
Ski-in access to Heavenly
The Heavenly gondola and ski base are minutes from Kingsbury and Tahoe Village.
Heavenly Mountain Resort
3% property-tax cap
Annual increases on a primary residence are capped by statute even on luxury lakefront homes.
NRS 361.471
Edgewood Tahoe golf & resort
A championship lakefront golf course and luxury resort at the south shore, minutes from any Stateline enclave.
Edgewood Tahoe
Scarce, TRPA-limited supply
Tahoe-basin building caps keep new inventory tight, underpinning long-term value on every buildable lot.
Tahoe Regional Planning Agency
Casino-corridor entertainment
Hard Rock Lake Tahoe, Harrah's, Harveys, and Bally's bring dining, shows, and nightlife to the state line.
Douglas County
Strong vacation-rental potential
Permitted homes can generate strong seasonal income — subject to Douglas County VHR ordinance limits.
Douglas County VHR ordinance
World-class outdoor lifestyle
Lake Tahoe boating and beaches, Heavenly skiing, and Sierra hiking — among the best outdoor settings in the country.
U.S. Forest Service / Lake Tahoe Basin
New Construction
Who Builds in Stateline?
New construction in Stateline is limited and high-end — TRPA building and coverage rules across the Tahoe basin cap new development, so most activity is teardown-rebuild or major remodel of existing lots rather than production subdivisions. The builders below are custom and luxury specialists active on the Nevada Tahoe shore. Capacity changes frequently — confirm current projects directly.
Custom Lakefront & Mountain
Tahoe Custom Builders
Custom lakefront and lake-view estates on the Nevada shore
Green Custom Residential
Sierra Sustainable Builders
TRPA-compliant sustainable mountain homes
Luxury Remodel & Rebuild
NSM Construction
Teardown-rebuild and major lakeside remodels
Mountain Custom
Mountain Home Center Builders
Ski-base and mid-mountain custom construction
Remodel & Additions
Lake Tahoe Renovation
High-end remodels within TRPA coverage limits
Architectural Custom
Borelli Architecture (design-build)
Signature lakefront architecture on the Nevada shore
Custom & Spec
Regional Tahoe Contractors
Established lake-area general contractors
Custom Residential
Custom / Local Builders
Custom builds on scarce Nevada-shore lots
Outdoor Recreation
What Outdoor Amenities Does Stateline Offer?
Stateline sits at one of the best outdoor addresses in the country — Lake Tahoe at the doorstep, Heavenly Mountain Resort's gondola and ski base minutes away, Edgewood Tahoe's lakefront golf at the south shore, and Nevada-shore beaches and marinas all around. Douglas County and the U.S. Forest Service manage public lake access and trails across the basin.
AT DOORSTEP
Lake Tahoe (Nevada shore)
191 sq miBoating · Beaches · PaddleboardingPublic + deeded beaches
The second-deepest lake in the U.S. — crystal water, sandy Nevada-shore beaches, and marinas for boating, sailing, and paddleboarding minutes from any Stateline enclave.
5 MIN
Heavenly Mountain Resort
4,800 acresSkiing · Snowboarding · GondolaLift ticket / pass
World-class skiing and snowboarding with a gondola from the South Lake Tahoe base — straddling the Nevada-California line with summer sightseeing and dining at the top.
5 MIN
Edgewood Tahoe Golf
18 holes lakefrontGolf · Resort · DiningGreens fee / resort
A championship lakefront golf course and luxury resort hosting the American Century Championship — one of the most scenic rounds in the country, on the south shore.
5 MIN N
Nevada Beach
Forest Service beachSwimming · Picnics · CampingDay-use fee
A wide Nevada-shore sand beach in the Lake Tahoe Basin Management Unit — swimming, picnicking, and lakeside camping with Sierra views across the water.
5 MIN N
Round Hill Pines Beach
Private beach + marinaBoating · Beach · MarinaMembership / fee
A sheltered Nevada-shore beach and marina with boat rentals and a lakeside bar — a favorite for Stateline families and beach-access homeowners.
IN AREA
Van Sickle Bi-State Park
Bi-state trail parkHiking · BikingFree
A unique two-state park straddling the Nevada-California line above the casino corridor — trails climbing toward the Tahoe Rim with waterfall and lake views.
CITY EDGE
Tahoe Rim Trail
165-mile loopHiking · Trail runningFree
The iconic 165-mile loop circling Lake Tahoe — accessible from Kingsbury and Daggett Pass for day hikes and multi-day backpacking through the Sierra and Carson Range.
20 MIN E
Carson Valley Open Space
Valley + foothillsHiking · Cycling · FishingFree / license
Down Kingsbury Grade, the Carson Valley adds river fishing, foothill trails, and open ranch land — a milder-elevation outdoor complement to the lake.
The Stateline Lifestyle
What Does a Weekend in Stateline Look Like?
Morning skiing at Heavenly, afternoon on a Nevada-shore beach or boating Lake Tahoe, dinner and a show in the casino corridor — all within minutes per Douglas County. Stateline residents trade valley convenience for one of the best lake-and-mountain lifestyles in the country, with Nevada's tax advantage on every dollar they earn.
270+Days of Sun
5 minTo Heavenly Gondola
191Sq Mi of Lake Tahoe
6,250 ftElevation
THIS WEEKEND'S OPEN HOUSES
Can You Tour Stateline Homes This Weekend?
Stateline sellers run open houses on weekends, especially around ski season and summer when buyer traffic peaks. At 70 median days on market the luxury pace is calm, but scarce lakefront and well-priced ski-base condos draw strong interest fast. Set alerts or browse all active Stateline inventory now.
Quick Answer
What does an HOA cost in Stateline?
HOA dues in Stateline vary widely by enclave. Gated beach-access communities like Round Hill Village and Lake Village charge dues funding deeded private beaches, security, and common areas — often $300–$900/month or more. Condo associations near the gondola and Tahoe Village cover building maintenance, snow removal, and shared amenities. Lakefront estate areas like Skyland and Marla Bay may carry lighter HOAs or beach associations. Always pull the full dues, transfer fees, beach-access rights, and CC&Rs before writing an offer — beach and pier rights are a major value driver at Tahoe.
Moving to Stateline
Should I Move to Stateline?
High-income households and retirees choose Stateline to own on Lake Tahoe without California's tax bill. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and the state line runs right through the casino corridor, so a Nevada address sits steps from the California side at a fraction of the lifetime tax cost.
Why Buyers Are Choosing Stateline
The tax math is the headline at Stateline. California's top marginal state income tax is 13.3% on income and capital gains — Nevada's is zero, and Nevada also levies no tax on retirement distributions or estate transfers. A household earning $500,000, or a retiree realizing large capital gains, can save tens of thousands of dollars a year by establishing residency on the Nevada side of the same lake. Layered onto a median home price near $1,100,000 and Nevada's effective property tax of roughly 0.5–0.7% — capped at 3% annual growth for primary residences under NRS 361.471 — the lifetime carrying-cost gap versus the California shore is substantial.
At a $1.5M budget on the California side of Lake Tahoe, buyers typically get a lake-view home and a California tax bill that follows their income and gains. That same budget in Stateline secures a comparable lake-view or gated-community home on the Nevada shore — same lake, same slopes, same Edgewood golf — with zero state income tax on the income that pays for it.
According to Reno/Sparks Association of REALTORS, luxury Lake Tahoe medians run far above the Reno-Sparks regional figure — Stateline sits among the highest-priced markets in Northern Nevada. Per the Douglas County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value even on multimillion-dollar lakefront. The U.S. Bureau of Labor Statistics shows Nevada with no state income or capital-gains tax — the structural advantage that defines the Nevada Tahoe shore.
Stateline's economy is anchored by tourism and gaming at the state-line casino corridor — Hard Rock Lake Tahoe, Harrah's, Harveys, and Bally's — alongside Heavenly Mountain Resort, Edgewood Tahoe's golf-and-lodging operation, and the broader Lake Tahoe recreation economy. Employment skews toward hospitality, recreation, real estate, and construction trades serving the high-end second-home market. Many owners, however, earn their income elsewhere — remote professionals, business owners, and retirees who choose Stateline specifically to shelter that income under Nevada residency while living on the lake.
Cost of Living Snapshot — Stateline, NV vs. South Lake Tahoe, CA
Stateline's headline advantage is the state line itself. Housing and resort goods run high on both shores, but Nevada levies no state income tax, no capital-gains tax, and no tax on retirement distributions — while South Lake Tahoe across the border carries California's rates of up to 13.3%. For high earners and retirees, that gap dwarfs every other cost-of-living line item.
| Metric | Stateline, NV | South Lake Tahoe, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Capital Gains Tax (state) | None | Up to 13.3% |
| Median List Price | ~$1.1M | ~$850K–$1.2M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Tax on Retirement Income | None | Up to 13.3% |
Figures are approximate, for illustration. Contact our team for current market data.
Stateline Rental Market — Rent vs. Own
Long-term rentals in Stateline are scarce and premium — single-family homes often run $3,000–$6,000+/month — because most inventory serves the vacation and seasonal market near Heavenly and the lake. For buyers, owning at the $1.1M median builds equity in one of the most supply-constrained markets in the country, where TRPA building limits keep new inventory tight. Nevada adds no state income tax on appreciation or rental income, and permitted vacation-rental homes can generate strong seasonal returns — subject to Douglas County VHR limits.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS regional rental data & Douglas County vacation-rental ordinance
Planning a Lake Tahoe move from California or out of state? Our team specializes in the Nevada Tahoe shore — lakefront and lake-view comparisons, TRPA and vacation-rental due diligence, jumbo and second-home financing introductions, and closing coordination without multiple trips to the basin.
Start Your Stateline SearchRELOCATION TIMELINE
How to relocate to Stateline in 8 steps
From first research to keys-in-hand, most Stateline buyers close in 8-12 weeks on a $1.1M median home, longer on complex luxury deals. After move-in, Nevada law sets two deadlines: a driver's license within 30 days and vehicle registration within 60 days, enforced by the Nevada DMV. Budget 2-3% for closing costs and verify TRPA and vacation-rental rules early.
Define lakefront vs. lake-view vs. interior
The price gap is enormous. Decide whether you need lakefront (Skyland, Marla Bay), gated beach access (Round Hill, Lake Village), or ski-base value (Kingsbury, Tahoe Village).
Confirm the Nevada residency tax plan
If the move is tax-motivated, confirm the residency steps with a Nevada CPA — the income and capital-gains savings versus California are the whole point.
Get pre-approved for jumbo or arrange cash
Most Stateline purchases are jumbo or all-cash. Lock financing and proof of funds before touring; lakefront sellers expect strong, clean offers.
Hire a Nevada-shore Tahoe specialist
TRPA rules, beach and pier rights, VHR permits, and enclave-by-enclave value require an agent who works the Tahoe basin weekly.
Tour in person or virtually
Walk the lake frontage, beach access, and ski-base proximity. Check Kingsbury Grade access and snow conditions if buying for winter use.
Write and negotiate the offer
In a thin luxury market, terms and certainty matter as much as price — especially on scarce lakefront inventory.
Inspection, TRPA & beach-rights due diligence
Inspect for the mountain essentials (roof, snow load, defensible space), and verify TRPA coverage, beach/pier rights, and any VHR permit status.
Close, move, and register
Transfer utilities (NV Energy, Tahoe-area water/sewer), then handle the Nevada DMV — license within 30 days, registration within 60 — to lock in residency.
ECONOMY & JOBS
What Drives Stateline's Economy?
Stateline's economy centers on tourism, gaming, and Lake Tahoe recreation — the state-line casino corridor, Heavenly Mountain Resort, and Edgewood Tahoe anchor employment. According to the U.S. Bureau of Labor Statistics, hospitality and recreation drive most jobs, while many homeowners earn income elsewhere — remote professionals, business owners, and retirees who choose Stateline for lake access and Nevada's tax structure.
$80,000Median household incomeU.S. Census ACS, Stateline area
Tourism & GamingCasino corridor · Resort · RecreationState-line entertainment district
5 minTo Heavenly & EdgewoodSki resort & golf employment base
20 minCarson Valley servicesDown Kingsbury Grade
Top Stateline-Area Employers
- Hard Rock Hotel & Casino Lake TahoeGaming, hospitality, and entertainment at the state line
- Harrah's & Harveys Lake TahoeCaesars Entertainment casino-resorts at the state line
- Bally's Lake TahoeCasino-resort and entertainment at the state line
- Heavenly Mountain Resort (Vail Resorts)Ski resort, gondola, and year-round recreation operations
- Edgewood Tahoe ResortLakefront golf, lodging, and dining at the south shore
- Douglas County School DistrictK-12 schools and administration across Douglas County
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
CITY COMPARISON
How Does Stateline Compare to South Lake Tahoe, Incline Village & Carson City?
If you're deciding between Stateline and other Lake Tahoe or Northern Nevada options, this covers the metrics buyers care about most. Stateline and Incline Village lead on the Nevada tax advantage; South Lake Tahoe shares the lake but carries California taxes; Carson City offers a lower-cost valley alternative. Sources are RSAR, the U.S. Census, and BLS.
| Metric | Stateline | S. Lake Tahoe, CA | Incline Village | Carson City |
|---|---|---|---|---|
| Median List Price | $1.1M | $850K–$1.2M | $1.6M | $525K |
| Price / Sq Ft | ~$700 | ~$650 | ~$900 | ~$320 |
| Days on Market | 70 | 75 | 80 | 40 |
| On Lake Tahoe | Yes (NV shore) | Yes (CA shore) | Yes (NV shore) | No (~40 min) |
| State Income Tax | None | Up to 13.3% | None | None |
| State Capital-Gains Tax | None | Up to 13.3% | None | None |
| Ski Resort | Heavenly (5 min) | Heavenly (in town) | Diamond Peak | Tahoe (~45 min) |
| School Rating (best) | 7/10 (Whittell HS) | Varies (CA) | 8/10 (Incline HS) | 7/10 (Carson HS) |
| New Construction Activity | Low (TRPA limits) | Low (TRPA limits) | Low (TRPA limits) | Moderate |
| Best For | Lakefront · Tax · Ski | Lake access (CA tax) | Luxury · Tax · Lake | Value · Valley base |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Stateline Cost You Each Month?
A median $1.1M Stateline purchase runs about $7,400 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and HOA included — versus roughly $4,500+ to rent the equivalent home in this scarce rental market. The three tabs below let you model your own payment, compare renting, and budget HOA tiers.
Payment Estimator
Estimate Your Stateline Payment
$6,764
Estimated Monthly Payment
- Principal & Interest$5,855
- Property Tax$559
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Stateline right now?
Long-term rentals at Tahoe are scarce and premium, so the monthly gap between buying and renting is narrower than the price suggests — and Stateline's supply-constrained appreciation shifts the math toward owning for any multi-year hold, especially with Nevada's zero tax on the gains.
OWN (20% DOWN, 7%)
$7,405 / mo
- Principal & Interest
- $5,855
- Property Tax (~0.6%)
- $550
- Homeowners Insurance
- $350
- HOA (beach-access enclave)
- $500
- PMI (20% down)
- $0
5-year net cost:~$300,000
Equity built:~$165,000
RENT (MEDIAN SFR)
$4,500 / mo
- Median SFR Rent
- $4,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$292,000
Equity built:$0
Avg annual rent increase: 4%
The 5-year breakeven
Owning a median Stateline home for five years costs modestly more out of pocket than renting, but the owner walks away with roughly $165,000 in equity while the renter walks away with none — and Nevada levies no state tax on that appreciation. In a TRPA-supply-constrained market, appreciation above the modeled 3% can widen the owner's advantage substantially.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax.
HOA Fees by Community
HOA Fees by Enclave Tier
Stateline HOA dues vary widely — gated beach-access communities and condo associations carry meaningful fees, while some lakefront estate areas have lighter assessments.
Gated / Beach Access
$300–$900+ / mo
Round Hill Village
$400–$900
Includes:
Deeded private beach, security, common areas
Lake Village
$300–$700
Includes:
Deeded beach, pool, common-area maintenance
Ski-Base Condos
$400–$1,000 / mo
Tahoe Village (gondola base)
$400–$1,000
Includes:
Building maintenance, snow removal, amenities
Kingsbury Condos
$350–$800
Includes:
Exterior, snow removal, shared facilities
Lakefront Estate Areas
$0–$500 / mo
Skyland
$0–$500
Includes:
Lighter HOA or beach association; review CC&Rs
Marla Bay
$0–$500
Includes:
Beach association where applicable; verify pier rights
COMMUTE & TRANSPORTATION
How Easy Is Getting Around Stateline?
Stateline is a resort community where most trips are recreational, not commutes — the Heavenly gondola, Edgewood golf, and lake beaches sit minutes away. US-50 runs the south shore and Kingsbury Grade climbs to the Carson Valley in 20 minutes. Stateline is car-dependent per U.S. Census ACS data, with seasonal ski-weekend traffic. Reno-Tahoe airport is 70 minutes north.
Drive Times from Stateline
- 5 minHeavenly Gondola BaseUS-50 / Kingsbury
- 5 minEdgewood TahoeUS-50 south shore
- 20 minCarson Valley (Minden)Kingsbury Grade (SR-207)
- 40 minCarson CityUS-50 / SR-207
- 70 minReno-Tahoe Intl AirportUS-50 to US-395 north
- 45 minIncline VillageNV-28 around the east shore
- 5 minSouth Lake Tahoe, CAUS-50 west across the state line
- 120 minSacramento, CAUS-50 west over Echo Summit
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Stateline?
Most Stateline purchases close in 30 to 45 days, longer on complex luxury deals. Cash offers — common on lakefront — can close in 10-21 days; financed jumbo purchases run 30-45 days from accepted offer to keys-in-hand. Any deal involving TRPA-regulated improvements, beach-access verification, or vacation-rental permit transfer adds due-diligence time, and new construction depends heavily on TRPA permitting.
Quick Answer
What credit score do you need to buy a home in Stateline?
Because most Stateline purchases land in jumbo-loan territory, lenders typically look for 700+ credit scores with strong reserves, though conforming-limit buyers on entry condos can qualify with lower scores. Second-home and investment-property financing carries higher rate and down-payment minimums than a primary residence. Many lakefront buyers pay all cash, which sidesteps credit requirements entirely. Higher scores meaningfully reduce jumbo rates: on a $1.1M Stateline purchase, the spread between 700 and 780 can exceed $500/month.
Stateline FAQ — 18 Answers
What Do Stateline Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Stateline?
The median asking price for a Stateline home is about $874,000 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data — among the highest in the region. Condos near the Heavenly gondola anchor the $500K–$900K entry market, single-family homes in Kingsbury and Round Hill Village run $1M–$3M, and lakefront estates in Marla Bay reach $5M–$20M+.
What are the best neighborhoods in Stateline?
Stateline spans several distinct lakeside enclaves on the Nevada shore of Lake Tahoe, all tracked by NNRMLS. Skyland and Marla Bay hold the most coveted lakefront and lake-view estates. Round Hill Village and Lake Village offer gated mid-mountain homes with deeded beach access. Kingsbury and Kingsbury Grade climb the slope toward Heavenly with chalet-style homes and value-oriented condos. Tahoe Village sits at the gondola base for ski-in convenience. All fall within Douglas County School District boundaries.
How is Stateline different from South Lake Tahoe, California?
Stateline is the Nevada side of the same lake — and that state line is the whole point. Where South Lake Tahoe, CA sits in California with its top marginal income tax of 13.3%, Stateline sits in Douglas County, Nevada with zero state income tax. The two communities share the lake, Heavenly Mountain Resort, and the casino corridor straddling the border, but a Stateline address with Nevada residency can save a high-earning household tens of thousands of dollars a year. The median here runs near $874,000, reflecting the lakefront and second-home premium.
What is the average days on market in Stateline?
Stateline homes take a median of about 90 days on market from list to accepted offer, per Northern Nevada Regional MLS data — longer than valley markets because the luxury second-home and lakefront buyer pool is smaller and more selective. Well-priced condos near the Heavenly gondola and Tahoe Village often move faster, while lakefront estates in Marla Bay and Skyland above $5M can sit for months or years as the qualified buyer pool narrows to a handful of all-cash purchasers.
What are property taxes like in Stateline?
Property taxes in Stateline sit within Douglas County's rate structure, which runs roughly 0.5–0.7% of taxable value — low by national standards even on multimillion-dollar lakefront homes. The state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471, and the Douglas County Assessor sets assessed values at 35% of taxable value. On a $1.1M Stateline home the annual bill typically runs about $5,000–$7,000. Paired with no Nevada state income tax, the total carrying cost is dramatically lower than comparable California Tahoe property across the state line.
Are there HOA communities in Stateline?
Yes — many Stateline enclaves carry HOAs, especially the gated and beach-access communities. Round Hill Village and Lake Village charge dues that fund deeded private beaches, marinas, and security. Condo associations near the gondola and Tahoe Village cover building maintenance, snow removal, and shared amenities, typically $300–$900/month. Lakefront estate areas like Marla Bay and Skyland may have lighter HOAs or beach associations. Always review the CC&Rs, beach rights, and current dues before writing an offer — beach access is a major value driver at Tahoe.
What is the cost of living in Stateline?
Stateline's cost of living is high on housing and resort goods but powerfully offset by Nevada's zero state income tax — the defining advantage versus the California side of the lake. Housing is the primary driver: a median near $874,000 reflects the lakefront, ski-base, and second-home premium. Day-to-day costs run above the Reno-Sparks average given the mountain-resort setting, but for high-income households and retirees the Nevada tax shelter on income, capital gains, and retirement distributions often outweighs every other line item.
What are the top schools in Stateline?
Stateline's schools sit within the Douglas County School District. Zephyr Cove Elementary serves the lakeside Stateline community for the younger grades. Older students attend Whittell High School in Zephyr Cove — a small, well-regarded lake-area campus — or commute over Kingsbury Grade to the Carson Valley campuses, including Douglas High School in Minden. The district is small, with tight class sizes and a strong lake-community character.
Is Stateline a good place for families?
Stateline suits families who prioritize lake access, outdoor recreation, and a small-community feel over a large suburban school network. Douglas County School District provides K-12 coverage with small class sizes, and Whittell High School in nearby Zephyr Cove serves the lake area. Families gain year-round skiing at Heavenly, summers on Lake Tahoe beaches, and the safety of a low-density resort community — though many full-time families choose the more affordable Carson Valley over Kingsbury Grade for primary residences.
What is the rental market like in Stateline?
Stateline's rental market is dominated by vacation and seasonal demand given its Lake Tahoe and Heavenly Mountain Resort setting. Long-term single-family rentals are scarce and command premium rents — often $3,000–$6,000+/month — while short-term vacation rentals can generate strong seasonal income, subject to Douglas County's Tahoe-area vacation home rental (VHR) permit rules. Investors should confirm current VHR ordinance limits before counting on nightly-rental income, as Tahoe-basin jurisdictions actively regulate short-term rentals.
Are there new construction homes in Stateline?
New construction in Stateline is limited and high-end. The Tahoe basin's strict environmental rules — administered by the Tahoe Regional Planning Agency (TRPA) — tightly cap new building, coverage, and tree removal, so most activity is teardown-rebuild of existing lots or extensive remodels rather than new subdivisions. The result is a scarce, premium market: a newly built lakefront or lake-view custom home in Skyland or Marla Bay can command $5M–$20M+. Buyers should budget time for TRPA permitting on any build or major renovation.
What amenities does Stateline offer?
Stateline is built around resort amenities: the casino corridor (Hard Rock Lake Tahoe, Harrah's, Harveys, and Bally's) with entertainment and dining at the state line, Heavenly Mountain Resort's gondola and ski base, Edgewood Tahoe's championship golf and lakefront resort, and a string of Lake Tahoe beaches including Nevada Beach and Round Hill Pines. Boating, paddleboarding, and marinas are minutes away, and the Carson Valley's additional services are a 20-minute drive down Kingsbury Grade.
How is the commute from Stateline?
Stateline is a resort community, not a commuter suburb — most owners are second-home buyers, retirees, or remote workers rather than daily commuters. Reno-Tahoe International Airport is roughly 70 minutes north via US-50 and the Mt. Rose Highway or I-580. The Carson Valley (Minden/Gardnerville) is about 20 minutes down Kingsbury Grade for services and a regional airport. Within the lake area, most trips along US-50 and Kingsbury Grade run under 15 minutes outside peak ski-weekend traffic.
Is Stateline a safe place to live?
Yes — Stateline's small resort-community character and low-density lakeside neighborhoods produce crime rates below the Nevada urban average. The Douglas County Sheriff's Office serves the area, and the gated communities of Round Hill Village and Lake Village add private security. The casino corridor draws visitor traffic, but the residential enclaves up the slope and along the lake remain quiet. Standard precautions cover most day-to-day scenarios in this low-crime mountain community.
What should I know before buying in Stateline?
Before buying in Stateline, understand the Tahoe-basin overlay: TRPA building and coverage rules, Douglas County vacation-rental (VHR) permit limits if you plan to rent, beach-access and pier rights that vary by enclave, and the real cost of mountain ownership (snow removal, defensible-space wildfire requirements, and seasonal access on Kingsbury Grade). Confirm whether a property is lakefront, lake-view, or interior — the price gap is enormous. Budget for a full inspection and roughly 2–3% in closing costs; Nevada closes through escrow companies in 30-45 days, longer on complex luxury deals.
What's the minimum down payment to buy a home in Stateline?
Most Stateline buyers put down 20% or more because the luxury and second-home price points push purchases into jumbo-loan territory. Conventional jumbo loans on a $1.1M median home typically require 20–30% down, while a primary-residence buyer using a conforming-limit loan on an entry condo could go lower. On a $1.1M Stateline home, 20% down is $220,000; lakefront estates at $5M+ are frequently all-cash. Second-home and investment-property financing carries higher rates and down-payment minimums than a primary residence.
Is Stateline better than the California side of Lake Tahoe for a buyer?
For tax-motivated buyers, yes. Stateline sits in Nevada with zero state income tax, while South Lake Tahoe across the state line is in California with a top marginal rate of 13.3% on income and capital gains. A high-earning household or retiree who establishes Nevada residency at a Stateline address can save tens of thousands of dollars a year versus an otherwise-identical California Tahoe home. The lake, the slopes, and the views are the same — the tax bill is not.
How long does it take to close on a home in Stateline?
Most Stateline purchases close in 30 to 45 days, longer on complex luxury transactions. Cash offers — common in the lakefront market — can close in 10-21 days, while financed jumbo purchases run 30-45 days from accepted offer to keys-in-hand. Any deal involving TRPA-regulated improvements, beach-access verification, or vacation-rental permit transfer may add time for due diligence. New-construction and major-remodel timelines depend heavily on TRPA permitting.
Updated June 2026
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STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
What Else Do People Ask About Stateline?
Eight questions Stateline buyers actually search — answered with verifiable data from the U.S. Census, RSAR and NNRMLS prices, BLS employment figures, and Nevada State Demographer projections. Each answer names its source so you can verify before writing an offer on a Lake Tahoe home.
Is Stateline a good place to live?
Yes, for the right buyer. Stateline offers ownership on Lake Tahoe with Nevada's zero state income and capital-gains tax, ski-in access to Heavenly, and a world-class outdoor lifestyle. The trade-offs are a high entry price, a resort (not commuter) location, and TRPA building limits that make new construction slow and costly.
Why are people moving to Stateline?
The Nevada tax advantage on the same lake as California. Stateline sits in Nevada with no income or capital-gains tax, while South Lake Tahoe across the state line carries California's rates up to 13.3%. High earners and retirees save tens of thousands of dollars a year by owning on the Nevada shore — plus they get Heavenly skiing and Tahoe beaches at the doorstep.
How far is Stateline from the California side of Lake Tahoe?
It's the same place — Stateline sits directly on the California-Nevada state line at South Lake Tahoe. The casino corridor straddles the border, and you can cross from Nevada to California on US-50 in about a minute. The difference is the tax jurisdiction, not the geography.
What is the most expensive part of Stateline?
The lakefront enclaves — Skyland on the north Nevada shore and Marla Bay to the south — hold Stateline's trophy estates, with lakefront homes ranging from $3M to well past $20M. These are gated, low-density, largely all-cash markets where private piers and buoys drive the premium.
Does Stateline have new construction?
Very little, and all high-end. TRPA building and coverage limits across the Tahoe basin cap new development, so most activity is teardown-rebuild or major remodel of existing lots rather than new subdivisions. A newly built lakefront custom home in Skyland or Marla Bay can command $5M–$20M+.
Is Stateline in California or Nevada?
Stateline is in Nevada — specifically Douglas County, on the Nevada shore of Lake Tahoe. The name comes from its position right on the California-Nevada state line. This Nevada location is exactly why tax-motivated buyers choose it over the adjacent South Lake Tahoe, California.
Can you ski from Stateline?
Yes — the Heavenly Mountain Resort gondola base is about five minutes from Stateline enclaves, and ski-base condos in Tahoe Village offer ski-in/ski-out convenience. Heavenly straddles the Nevada-California line and is one of the largest ski resorts at Lake Tahoe.
Can I run a vacation rental in Stateline?
Potentially, but Douglas County regulates Tahoe-area vacation home rentals (VHRs) with permit limits and rules. Permitted homes can generate strong seasonal income given the Heavenly and lake demand, but you must confirm current VHR ordinance limits and permit availability before counting on nightly-rental revenue.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,061+ verified five-star reviews across Google, Zillow, and FastExpert; 9,600+ closed transactions; $4.85B+ in total volume since 2011. Our agents serve Stateline, Lake Tahoe, Douglas County, and all of Northern Nevada — earning the #1 Nevada and #44 national team ranking.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to a Stateline Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Nevada — we know Stateline's lakefront enclaves, ski-base condos, TRPA rules, and the Nevada tax advantage firsthand. Tell us what you're looking for and we'll find your home on the Tahoe shore.
NEARBY COMMUNITIES
Which Communities Are Near Stateline?
Compare Stateline with neighboring Lake Tahoe and Carson-area communities. Each card pairs the drive time from Stateline with median price — Incline Village at $1.6M (45 min), Carson City at $525K (40 min), Minden/Gardnerville in the Carson Valley (20 min) — so you can judge where the Nevada tax advantage and lake access best fit your budget.
A–Z INDEX
Which Stateline Enclaves Can You Explore A–Z?
Every active neighborhood and enclave within Stateline (ZIP 89449), Douglas County, on the Nevada shore of Lake Tahoe. Each linked entry opens current NNRMLS listings and price data — from ski-base condos in Tahoe Village priced from the $500Ks to lakefront estates in Skyland and Marla Bay past $20M.
KEEP LEARNING
What Else Should You Read About Stateline?
These guides extend the research most Stateline buyers do next — comparing the Nevada and California shores of Lake Tahoe, understanding the Nevada residency tax advantage, and exploring Incline Village and the Carson Valley as alternatives on the Nevada side.
GUIDE
Incline Village Community Guide
The other premier Nevada-shore Lake Tahoe market — luxury homes, the same zero-tax advantage, and a north-shore lifestyle.
Read →GUIDE
Carson City Community Guide
Nevada's capital and a lower-cost valley base 40 minutes from the lake — full market data and neighborhoods.
Read →MARKET REPORT
Northern Nevada Real Estate Hub
Statewide market data, city comparisons, and every Northern Nevada community page.
Read →Sources & Methodology
Where Does This Stateline Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics covering Douglas County and the Tahoe basin. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, enclave data for Stateline and the Nevada Tahoe shore. nnrmls.com
- Sierra Nevada Realtors — Regional Northern Nevada market statistics and association data covering the Tahoe and Carson areas. sierranevadarealtors.org
- U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ACS) for the Stateline CDP, Nevada. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Douglas County and Stateline. census.gov
- U.S. Bureau of Labor Statistics — Nevada employment by sector, wage data, and the regional job market for the Tahoe and Carson areas. bls.gov/nevada
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, county and area comparisons. fbi.gov/ucr
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Douglas County School District campuses. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Douglas County School District. nevadareportcard.nv.gov
- Douglas County Assessor — Property tax rates, assessed values, and parcel data for Stateline and Douglas County. douglascountynv.gov/assessor
- Douglas County — Parks, utilities, vacation-rental ordinance, and municipal service data for the Tahoe-area community. douglascountynv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026