Ski Enthusiasts
- Heavenly Mountain Resort 3–5 min from upper Kingsbury
- True ski-in/ski-out access on select upper-grade parcels
- 4,800 skiable acres of world-class Heavenly terrain
- Spring skiing through April, easy morning first-tracks routine
Ski-access mountain homes · Stateline NV
Kingsbury Grade Homes For Sale
Nevada Real Estate Group — your Kingsbury Grade specialists. Search homes for sale climbing NV-207 above Stateline: mountain homes, chalets, and ski-access condos from $700K to $5M+, Lake Tahoe and Carson Valley views, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89449)
$854K
LVR / GLVAR via Repliers, as of September 13, 2026
DAYS ON MARKET
80
LVR / GLVAR via Repliers, as of September 13, 2026
COMMUNITY TYPE
Mountain / Ski-Access
community-data-north.json
TO HEAVENLY RESORT
~3 min
via Tramway Dr
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Kingsbury Grade at a Glance?
Kingsbury Grade is a ski-access mountain neighborhood climbing NV-207 above Stateline, Nevada (ZIP 89449), with homes from $700K condos to $5M+ view estates and a median near $853,500 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this U.S. Census Bureau-tracked Douglas County corridor.
- Community type: Mountain residential neighborhood spanning small ranchers, chalets, cabins, condominiums, townhomes, and large view estates climbing NV-207 (Kingsbury Grade) above Stateline.
- Median list price (ZIP 89449): $853,500 (September 2026) — ranging from $700,000 for ski-access condos near Heavenly to $5M+ for large lake- or valley-view estates.
- Best for: Ski enthusiasts, California relocators seeking Nevada's zero state income tax, second-home buyers, remote workers, and families wanting South Shore lifestyle at the most accessible South Shore Nevada price point.
- Schools: Douglas County School District — Kingsbury Elementary and Whittell High School serve the area. Verify current zoning for a specific address before purchasing.
- Why people choose Kingsbury Grade: Ski-access to Heavenly in 3–5 minutes, Lake Tahoe and Carson Valley views, Nevada's zero state income tax, TRPA-constrained supply, and the South Shore's broadest residential price range.
Last updated September 2026 · Sources: RSAR, U.S. Census, TRPA
Where Can I Find Kingsbury Grade Homes for Sale?
Kingsbury Grade holds 25–35 active listings in ZIP 89449 at any time, spanning $700,000 ski-access condos to $5M+ view estates per NNRMLS data. According to Reno/Sparks Association of REALTORS, the South Shore Nevada market runs near a 55-day median — faster than lakefront-only enclaves. New listings appear below, refreshed daily from NNRMLS.
PRICE DISTRIBUTION
How Many Kingsbury Grade Homes Are Listed in Each Price Range?
The ZIP 89449 median list price sits near $854K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data. Active inventory concentrates in the $700K–$2M range, with a smaller but active upper tier above $2M for large view estates. Each card shows current listing counts for ZIP 89449.
Browse Kingsbury Grade & South Shore Nevada Listings
How Can You Find a Kingsbury Grade Home by Type, Lifestyle & Price?
Kingsbury Grade listings are filtered by ZIP 89449 — typically 28–33 active homes on the South Shore Nevada side. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which South Shore Nevada Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, school district details, and what daily life looks like inside each neighborhood.
By Price Range
Updated daily · 86 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Kingsbury Grade Listings First?
With 28–33 active listings in ZIP 89449 and ski-access condos near Heavenly moving within weeks during ski season per Reno/Sparks Association of REALTORS, buyers who hear about new Kingsbury Grade listings quickly hold a real advantage. Set a custom alert by price, beds, baths, and view type — no spam, unsubscribe anytime.
- 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
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Find your school district · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living on Kingsbury Grade?
The Answer
Kingsbury Grade is a mountain residential neighborhood climbing State Route 207 above Stateline, Nevada (ZIP 89449) — blending ski-access condos near Heavenly's Nevada lifts, alpine chalets with lake views, and large hillside estates with Carson Valley panoramas, all in Douglas County served by the Douglas County School District.
What is Kingsbury Grade known for?
Kingsbury Grade is known as the South Shore's most accessible ski-access residential neighborhood on the Nevada side — condominiums and townhomes steps from Heavenly's Nevada base lodges, hillside chalets with Lake Tahoe views, and large estates overlooking the Carson Valley. The 3.5-mile climb along NV-207 offers a range of elevations, views, and price points found nowhere else on the South Shore Nevada side, from entry-level condos at $700,000 to multi-million-dollar panoramic estates.
Who should live on Kingsbury Grade?
Kingsbury Grade fits ski enthusiasts who want to minimize resort commute time, California buyers seeking Nevada's zero state income tax and South Shore lifestyle at a more accessible price point than Zephyr Cove or Glenbrook, remote workers who can work from a mountain home with fiber internet, second-home buyers who want ski-season and summer-recreation access in one purchase, and families who value Douglas County School District schools and a residential mountain character.
What is daily life like on Kingsbury Grade?
Daily life on Kingsbury Grade is oriented around the mountain and the resort in both seasons — morning ski runs at Heavenly three minutes away in winter, summer morning hikes on the Tahoe Rim Trail, afternoons at Zephyr Cove or Nevada Beach 10–15 minutes north on US-50. The Stateline casino-resort corridor is at the base of the grade, 5–10 minutes from most homes. Carson City for banking, medical, and professional services is 35 minutes via NV-207. Most residents are car-dependent; AWD or 4WD is recommended for winter months.
Location
Where Is Kingsbury Grade
Kingsbury Grade climbs NV-207 above Stateline, Nevada (ZIP 89449), approximately 3 minutes from Heavenly Mountain Resort, 35 minutes from Carson City, and 75 minutes from Reno-Tahoe International Airport.
Heavenly Mountain Resort (NV)
3
Min
Stateline casinos
5
Min
Zephyr Cove / Nevada Beach
10
Min
Carson City
35
Min
Reno-Tahoe International Airport
75
Min
Kingsbury Grade
At a Glance$853,500
Median List Price (ZIP 89449)
~$450–$600
Price / Sq Ft (ZIP 89449)
80
Days on Market
$700K–$5M+
Price Range (Kingsbury Grade)
- Community Type
- Mountain / Ski-Access Neighborhood
- Ski Resort
- Heavenly Mountain Resort (3–5 min)
- Price Range
- $700K–$5M+
- Developer
- Multiple builders (custom & production)
- Guard-Gated
- No (open access)
- Schools
- Douglas County School District
- ZIP Code
- 89449
- To Stateline / Casinos
- ~5 min via NV-207
- To Carson City
- ~35 min via NV-207
- To Reno-Tahoe Airport
- ~75 min via NV-207 / I-580
Quick Answer
Why is Kingsbury Grade a good place to live?
Kingsbury Grade combines ski-access to Heavenly Mountain Resort — three to five minutes from the Nevada base lifts — with Nevada's zero state income tax, the South Shore's broadest residential price range, and panoramic Lake Tahoe or Carson Valley views depending on elevation. For buyers who want genuine South Shore Tahoe living with the best after-tax economics and the shortest resort commute on the Nevada side, Kingsbury Grade is the clearest answer. The community spans $700,000 condos to $5 million-plus estates, making it accessible to a far broader range of buyers than the lakefront enclaves at Zephyr Cove or Glenbrook, while delivering the same four-season Tahoe lifestyle.
Source: U.S. Census Bureau
DEMOGRAPHICS
Who Lives on Kingsbury Grade?
According to the U.S. Census Bureau, ZIP 89449 on the South Shore Nevada side of Lake Tahoe carries a median household income well above the Douglas County average, consistent with a mountain enclave of ski-oriented buyers, remote workers, resort-industry professionals, second-home owners, and California relocators attracted by Nevada's zero state income tax.
Home values on Kingsbury Grade have appreciated over the past decade, driven by California in-migration, TRPA-constrained Tahoe Basin supply, and the growing premium on ski-access South Shore Nevada living. Owner-occupancy and second-home ownership are both significant in the corridor; a meaningful share of properties serve as seasonal or vacation-rental homes. Educational attainment of adult residents tracks above the broader Douglas County average.
89449
South Shore Tahoe NV
$85,000+
vs Douglas County $80,000
$1.4M+
vs Douglas County $600K
~52%
vs Douglas County 68%
~44%
vs Douglas County 35%
~22%
vs Douglas County 28%
3–5 min
vs rest of South Shore
2.3
vs Douglas County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Kingsbury Grade Market Growing?
Kingsbury Grade values have appreciated steadily over the past decade, driven by California in-migration, TRPA-constrained Tahoe Basin supply, and the sustained appeal of ski-access South Shore Nevada living. The Nevada State Demographer projects continued population growth for the broader northern Nevada corridor through 2030, supporting demand for premium mountain addresses like Kingsbury Grade.
+3%Estimated YoY median price growth (ZIP 89449, 2026)
3 minTo Heavenly Mountain Resort
75 minTo Reno-Tahoe Airport via NV-207/I-580
ZIP 89449 median list price trajectory, 2010–2026
Kingsbury Grade and the South Shore Nevada corridor have appreciated consistently, benefiting from TRPA-constrained Tahoe Basin supply, California buyer demand for Nevada tax efficiency, and the growing premium on ski-access residential living near Heavenly Mountain Resort. Douglas County's position on the Nevada side of Lake Tahoe provides the same Tahoe lifestyle as the California South Shore without state income or capital-gains tax exposure.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Kingsbury Grade Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89449 — the South Shore Nevada ZIP covering Kingsbury Grade and Stateline — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median sits near $1,400,000, up approximately 3% year-over-year, with a median 55 days on market. Updated monthly.
Median List Price (ZIP 89449)
+3% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
50 → 55 days YoY — active South Shore market with seasonal variation
vs September 2025
Source: Las Vegas REALTORS
Active Listings (ZIP 89449)
~28–33 active listings; most diverse inventory on the South Shore Nevada side
vs September 2025
Source: Las Vegas REALTORS
80
MEDIAN DAYS ON MARKET
$854K
MEDIAN LIST PRICE
$700K–$5M+
KINGSBURY GRADE PRICE RANGE
< 1 hr
OUR RESPONSE TIME
SKI-ACCESS INVENTORY IS ACTIVE
Get matched with a
Kingsbury Grade specialist.
Market Competitiveness
How Competitive Is Kingsbury Grade Right Now?
Kingsbury Grade is an active mid-tier luxury market — typically 28–33 active listings in ZIP 89449, with a median 55 days on market per NNRMLS data. Ski-access condos near Heavenly Nevada move faster in strong ski seasons; large view estates at $3M–$5M+ pace more slowly as the qualified buyer pool narrows.
52Active / Balanced Market
- 55 daysMedian days on market (ZIP 89449)
- $700K–$5M+Kingsbury Grade price range
- ~$450–$600Median price per sq ft (ZIP 89449)
- Mountain / SkiCommunity character
Is Kingsbury Grade Right for You?
Who Should Buy a Home on Kingsbury Grade?
Kingsbury Grade is not for every buyer — it is a mountain ski-access community in Douglas County priced from $700K to $5M+. Six buyer profiles below match lifestyles to what Kingsbury Grade actually delivers, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit Kingsbury Grade?
California Tax Relocators
- Zero Nevada state income tax vs. California's 13.3%
- Same Lake Tahoe South Shore lifestyle — Nevada side tax efficiency
- No California capital-gains tax exposure on future appreciation
- More accessible entry price than Zephyr Cove or Glenbrook
Second-Home & Vacation-Rental Buyers
- Strong South Shore vacation rental demand year-round
- Ski-season condos near Heavenly Nevada drive peak bookings
- Douglas County STR permitting framework — confirm per parcel
- Lower acquisition cost than lakefront communities
Remote Workers & Digital Nomads
- Work from a mountain home with South Shore fiber internet
- Nevada's zero state income tax on all earned income
- Year-round outdoor recreation at the doorstep
- Reno-Tahoe Airport 75 minutes for periodic business travel
Retirees & 55+ Affluent Buyers
- Mountain resort lifestyle with residential quiet above the casino corridor
- Nevada's zero state income tax on retirement income and investment withdrawals
- 3% property-tax cap under NRS 361.471 for carrying-cost predictability
- Four-season recreation without dense urban environment
Families & Year-Round Residents
- Douglas County School District — Kingsbury Elementary and Whittell High
- Outdoor lifestyle with skiing, hiking, and beach access for children
- More affordable than lakefront communities; family-size homes available
- Residential mountain community character away from the resort crowds
Best Fit For
- Ski enthusiasts — Heavenly Mountain Resort 3–5 minutes away with 4,800 skiable acres — the tightest ski-access address on the South Shore Nevada side.
- California tax relocators — zero Nevada state income tax and the same Lake Tahoe South Shore lifestyle at a more accessible price than Zephyr Cove or Glenbrook.
- Second-home and vacation-rental buyers — strong South Shore demand year-round, ski-season condos near the Nevada base, and Douglas County's STR framework.
- Remote workers who can live anywhere — one of the world's most spectacular mountain work settings, Nevada's zero income tax, and fiber internet on the South Shore.
- Retirees and 55+ affluent buyers — mountain resort lifestyle with residential quiet, Nevada tax efficiency, and the 3% property-tax cap under NRS 361.471.
- Year-round South Shore families — Douglas County schools, ski and outdoor recreation at the doorstep, and the South Shore's broadest price range for family-size homes.
Ready to explore homes on Kingsbury Grade? Our team knows the South Shore Nevada market, active and off-market listing history, and which Kingsbury sub-areas carry the strongest ski access and appreciation histories.
Start Your Home SearchPros
- Heavenly Mountain Resort 3–5 minutes away — the closest residential neighborhood to the Nevada base lifts on the entire South Shore
- Zero Nevada state income tax — saves 13.3% vs. California on all income, including rental and investment income
- Broadest price range on the South Shore Nevada side — $700K condos to $5M+ estates, accessible to a wider buyer range than any other Lake Tahoe Nevada community
- Dual world-class views at different elevations — Lake Tahoe to the west, Carson Valley to the east
- 3% property-tax cap under NRS 361.471 for carrying-cost predictability on appreciating Tahoe Basin assets
- TRPA-constrained supply — finite Tahoe Basin development rights support sustained appreciation across five-year-plus holds
- Stateline resort corridor 5 minutes below — dining, entertainment, and casino amenities without living in the tourist density
Honest Considerations
- Douglas County School District — Kingsbury Elementary and Whittell High are the local options; review ratings on GreatSchools before purchasing with school-age children
- TRPA regulations add complexity to renovation and remodel projects — confirm feasibility with a TRPA-experienced contractor before writing an offer
- Mountain driving conditions require AWD or 4WD in winter; NV-207 (Kingsbury Grade) can be steep and icy during heavy snowfall events
- No direct lake access — buyers wanting lakefront or private pier access should look at Zephyr Cove or Glenbrook on the east shore
- Reno-Tahoe Airport is 75 minutes away — Kingsbury Grade suits remote workers and seasonal residents better than daily business commuters requiring frequent air travel
South Shore Nevada Comparison
How Does Kingsbury Grade Compare to Zephyr Cove, Glenbrook & Tahoe Village?
A side-by-side comparison of four South Shore Nevada communities — Kingsbury Grade ski-access mountain neighborhood, Zephyr Cove lakefront resort enclave, Glenbrook private gated historic community, and Tahoe Village ski condos — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Prices span from the $500,000s at Tahoe Village to $15M+ at Zephyr Cove and Glenbrook.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Kingsbury Grade | $1,400,000 | ~$500 | 55 | 30 | Ski Access · Views · Nevada Tax |
| Tahoe Village | $750,000 | ~$380 | 45 | 20 | Entry Price · Ski Condos · Short-Term Rental |
| Zephyr Cove | $3,200,000 | ~$1,100 | 90 | 6 | Lakefront · Resort Beach · Privacy |
| Glenbrook | $5,000,000 | ~$1,500 | 120 | 5 | Gated · Historic · Golf · Privacy |
| Lake Tahoe Nevada (all ZIP 89449) | $1,400,000 | ~$500 | 55 | 32 | Full South Shore NV inventory |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Community Deep Dive
What's Inside Each South Shore Nevada Community?
Submarket 1
Kingsbury Grade
The South Shore's ski-access mountain neighborhood climbing NV-207 above Stateline — the broadest price range on the Nevada side, from $700K condos near Heavenly to $5M+ view estates, with Lake Tahoe or Carson Valley panoramas depending on elevation. Closest residential address to Heavenly's Nevada lifts.
Browse Kingsbury Grade homes →$1.4MMedian Price
55Days on Market
30Active Listings
~$500Price / Sq Ft
Submarket 2
Tahoe Village
Affordable ski-access condominiums near the Stateline resort area — the most accessible price point on the South Shore Nevada side, with strong short-term rental demand during ski season and summer.
Browse Tahoe Village homes →$750KMedian Price
45Days on Market
20Active Listings
~$380Price / Sq Ft
Submarket 3
Zephyr Cove
The Nevada east shore's most intimate lakefront enclave — roughly 75 homes including ten true lakefront estates with private pier access, the Zephyr Cove Resort and marina on-site. The best combination of genuine lakefront living and Nevada tax efficiency on the South Shore.
Browse Zephyr Cove homes →$3.2MMedian Price
90Days on Market
6Active Listings
~$1,100Price / Sq Ft
Submarket 4
Glenbrook
The Nevada east shore's historic gated lakefront community further north — private golf, tennis, and the most structured HOA governance on the Nevada side. Higher price point than Kingsbury Grade; gated security and private amenities for buyers who prioritize exclusivity.
Browse Glenbrook homes →$5M+Median Price
120Days on Market
5Active Listings
~$1,500Price / Sq Ft
Submarket 5
Lake Tahoe Nevada (all ZIP 89449)
The full ZIP 89449 South Shore Nevada market — spanning Kingsbury Grade mountain homes, Tahoe Village ski condos, and the broader Stateline corridor, all benefiting from Nevada's zero state income tax and Douglas County's 3% property-tax cap.
Browse Lake Tahoe Nevada (all ZIP 89449) homes →$1.4MMedian Price
55Days on Market
32Active Listings
~$500Price / Sq Ft
Submarket 6
ZIP 89449 — South Shore Nevada Market Overview
The full ZIP 89449 South Shore Nevada market holds approximately 30 active listings at any time, ranging from $700K ski-access condos to $5M+ view estates — with Heavenly Mountain Resort, the Stateline casino corridor, and the Tahoe Rim Trail as the defining amenities.
Browse ZIP 89449 — South Shore Nevada Market Overview homes →$1.4MZIP Median List Price
30+Active Listings (ZIP 89449)
+3%YoY Price Growth
55 daysMedian DOM
Where Is Kingsbury Grade on the Map?
Kingsbury Grade climbs NV-207 above Stateline, Nevada (ZIP 89449), approximately 3 minutes from Heavenly Mountain Resort, 10 minutes from Zephyr Cove, 35 minutes from Carson City, and 75 minutes from Reno-Tahoe International Airport. Zephyr Cove, Cave Rock, and Glenbrook are all nearby on the Nevada east shore.
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TEAM IN NEVADA
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HOMES SOLD SINCE 2011
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BY ZIP CODE
What Does the South Shore Nevada Market Look Like by ZIP Code?
ZIP 89449 is the South Shore Nevada side of Lake Tahoe — covering Kingsbury Grade, Stateline, and Tahoe Village, with a median list price near $1.4M and 55 days on market per NNRMLS. The table below compares it to other Lake Tahoe Nevada ZIPs and nearby Northern Nevada markets, from Carson Valley's $580K to Glenbrook's $4.8M.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89449 | South Shore NV · Kingsbury Grade · Stateline · Tahoe Village | $1.4M | ~$500 | 55 | 32 | +3% |
| 89448 | Nevada East Shore · Zephyr Cove · Cave Rock · Nevada Beach | $3.2M | ~$1,100 | 90 | 8 | +4% |
| 89413 | Glenbrook · North Nevada East Shore (Douglas County) | $4.8M | ~$1,400 | 110 | 5 | +3.5% |
| 89423 | Minden / Gardnerville (Carson Valley) | $580K | ~$280 | 42 | 140 | +2.3% |
| 89703 | Northwest Carson City · Silver Oak | $610K | ~$295 | 45 | 95 | +2.5% |
| 89511 | South Reno Foothills · ArrowCreek (Washoe County) | $745K | ~$355 | 42 | 265 | +2.8% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. ZIP boundaries per Douglas County Assessor.
New Construction
Who Are the Top Builders in Henderson?
Henderson has more active new-construction inventory than any other Las Vegas Valley city. The 8 builders below account for ~85% of new homes currently selling in Henderson. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Ultra-Luxury
Toll Brothers
Custom and semi-custom luxury homes
Family & Mid-Market
Lennar
Largest production builder in Henderson
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
First-Time & Family
KB Home
Customizable Personal Plans
55+ Active Adult & Family
Pulte / Del Webb
Del Webb brand for 55+
Family & Mid-Market
Pardee Homes
Tri Pointe subsidiary
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does Kingsbury Grade Offer?
Kingsbury Grade's central outdoor asset is Heavenly Mountain Resort at the top of the grade — 4,800 skiable acres of world-class ski terrain. Beyond the mountain, the Lake Tahoe Basin Management Unit (USFS) manages surrounding trails and beaches, including the Tahoe Rim Trail at the summit and Nevada Beach north on US-50.
3–5 MIN
Heavenly Mountain Resort
4,800 skiable acresSkiing · Snowboarding · Gondola · Summer zip linesTicketed
The South Shore's largest resort — world-class downhill terrain across Nevada and California peaks, a gondola with panoramic Lake Tahoe views, spring skiing through April, and a summer adventure park. Upper Kingsbury sits steps from the Nevada base lodges.
AT SUMMIT
Tahoe Rim Trail (Kingsbury Grade trailhead)
165-mile loop (partial access)Hiking · Mountain Biking · BackpackingFree
The Tahoe Rim Trail's Kingsbury Grade trailhead at the summit of NV-207 provides access to the full 165-mile circuit around Lake Tahoe, with panoramic lake and valley views from ridgeline segments near the Heavenly summit.
10 MIN
Zephyr Cove Resort, Beach & Marina
Full resort facilitySwimming · Boating · Kayaks · PaddleboardsResort fees apply
The South Shore's premier Nevada-side resort beach and marina, 10 minutes north on US-50 — offering beach access, boat rentals, and a full marina serving Kingsbury Grade residents who want summer lake activities.
12 MIN
Nevada Beach (USFS)
1,700 ft of sandy beachSwimming · Sunbathing · VolleyballDay-use fee
One of Lake Tahoe's finest public sand beaches, immediately north of Zephyr Cove on US-50 — a year-round summer destination for Kingsbury Grade residents seeking lake access.
20 MIN
Cave Rock State Park
State parkHiking · Climbing · Tunnel viewpoint · Lake ViewsDay-use fee
A landmark east-shore destination with panoramic Lake Tahoe views through the historic railroad tunnel at Cave Rock — 20 minutes north on US-50.
35 MIN
Carson Valley Outdoor Recreation
Multiple venuesGolf · Gliding · Hiking · Mountain BikingVaries
The Carson Valley below Kingsbury Grade hosts championship golf courses, world-class gliding and soaring at Minden-Tahoe Airport, and mountain biking terrain on the Sierra east slope — 35 minutes via NV-207.
10 MIN
Lake Tahoe Boating & Water Sports
Lake Tahoe (191 sq mi)Boating · Fishing · Sailing · PaddleboardingMarina launch fees
Direct lake access via Zephyr Cove marina puts world-class boating, fishing, and sailing on 191 square miles of the world's most iconic alpine lake within 10 minutes of most Kingsbury Grade homes.
AT SUMMIT
Snowshoe & Nordic Skiing
Multiple routesSnowshoeing · Nordic SkiingFree (trails)
The summit and ridgeline above Kingsbury Grade provide excellent snowshoe and backcountry Nordic routes with Sierra Nevada views — accessible without resort lift tickets from the grade's upper reaches.
The Kingsbury Grade Lifestyle
What Does a Weekend on Kingsbury Grade Look Like?
Morning first runs at Heavenly's Nevada lifts three minutes from the door, afternoon lake views from the deck, and evening dining at Stateline — Kingsbury Grade sits at the intersection of South Shore ski culture and mountain residential character, per the Lake Tahoe Basin Management Unit's public recreation resources surrounding the community.
3 minTo Heavenly NV Base
10 minTo Zephyr Cove Beach
5 minTo Stateline Casinos
$700K+Starting Price
THIS WEEKEND'S OPEN HOUSES
Can You Tour Kingsbury Grade Homes This Weekend?
Kingsbury Grade open houses are more common than at the lakefront enclaves — with 28–33 active listings in ZIP 89449, sellers regularly hold weekend open houses for single-family homes and ski-access condos near Heavenly. Set an instant alert for new open houses, or contact our team for a private showing of any active listing.
Planning a move
What Should I Verify Before Moving to Kingsbury Grade?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to Kingsbury Grade in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Economy Near Kingsbury Grade?
Kingsbury Grade residents work remotely, are retired, or are employed in the South Shore resort-and-hospitality corridor. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA runs near historic-low unemployment, anchored by healthcare, tech, and logistics. Heavenly, the Stateline casino corridor, and Carson City — all within 35 minutes — anchor the local economic base.
$85K+Median household income (ZIP 89449)U.S. Census ACS estimate
Resort corridorHeavenly · Hardrock · Harrah's · South Shore Hotels3–5 min via Tramway Dr / NV-207
75 minTo Reno-Tahoe AirportVia NV-207 / I-580
35 minTo Carson City employersVia NV-207 (Kingsbury Grade)
Top South Shore & Douglas County Employers Near Kingsbury Grade
- Heavenly Mountain Resort (Vail Resorts)The South Shore's largest employer and year-round recreation anchor — 3–5 minutes from upper Kingsbury Grade via Tramway Drive to the Nevada base lodges
- Hardrock Hotel Lake Tahoe / Harrah's Lake TahoeMajor Stateline casino-hotel employers at the base of Kingsbury Grade on US-50 — 5 minutes from most Kingsbury addresses
- Harveys Lake Tahoe / Bally's Lake TahoeAdditional Stateline resort properties providing hospitality and service employment within 10 minutes of Kingsbury Grade homes
- Barton Health / South Tahoe RegionalSouth Shore healthcare provider serving both the California and Nevada sides — regional medical employment anchor accessible via US-50
- Douglas County GovernmentCounty administration in Minden — government employment 35 minutes south via NV-207 (Kingsbury Grade), serving the south Douglas County corridor
- Reno-Sparks Metro (Remote Access)The broader Reno-Sparks tech, healthcare, and logistics corridor is 75 minutes north via NV-207/I-580 for Kingsbury Grade residents with hybrid schedules
Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau. Last updated June 2026.
COMMUNITY COMPARISON
How Does Kingsbury Grade Compare to Zephyr Cove, Glenbrook & Tahoe Village?
Deciding between Kingsbury Grade, Zephyr Cove, Glenbrook, or Tahoe Village? This side-by-side covers the metrics buyers weigh most — median price, days on market, school district, ski-access proximity, and best-fit buyer type. Prices span $750K at Tahoe Village to $5M+ at Glenbrook. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Kingsbury Grade | Zephyr Cove | Glenbrook | Tahoe Village |
|---|---|---|---|---|
| Median List Price | ~$1.4M | ~$3.2M | ~$5M+ | ~$750K |
| Price / Sq Ft | ~$500 | ~$1,100 | ~$1,500 | ~$380 |
| Days on Market | 55 | 90 | 120 | 45 |
| Guard-Gated | No | No | Yes (private) | No |
| Lakefront Access | No (lake views) | Yes (~10 homes) | Yes (private) | No |
| Community Character | Ski Access · Mountain · Views | Resort Beach · Lakefront | Gated · Historic · Golf | Ski Condos · Entry Price |
| To Heavenly Resort | 3–5 min | 7 min | 25 min | 5 min |
| To Carson City | 35 min | 40 min | 35 min | 35 min |
| Best For | Ski access · Views · Nevada tax | Resort · Lakefront · CA tax buyers | Exclusivity · Golf · History | Entry price · Ski condos · STR |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Kingsbury Grade Cost You Each Month?
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.
Illustrative Payment Estimator
Estimate Your Kingsbury Grade Payment
$8,101
Illustrative Monthly Payment
- Principal & Interest$7,451
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
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
How should you compare buying with 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.
Purchase worksheet
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.
Rental worksheet
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.
Use scenarios rather than a promised break-even date
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
Which HOA charges apply to this address?
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.
Recurring charges
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.
Closing and special charges
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.
Rules and access
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
How Easy Is Getting Around from Kingsbury Grade?
NV-207 (Kingsbury Grade) is the primary artery — connecting the community to Stateline and Heavenly at the base, and Carson City over the summit. Most Kingsbury Grade residents drive, per U.S. Census ACS data — mountain terrain makes driving the only practical option for daily needs, and AWD or 4WD is strongly recommended for winter months on the grade.
Drive Times from Kingsbury Grade
- ~3–5 minHeavenly Mountain Resort (Nevada base)Tramway Dr to Nevada lodges
- ~5–10 minStateline casinos / Hardrock / Harrah'sNV-207 to US-50
- ~10–12 minZephyr Cove Resort & Nevada BeachNV-207 to US-50 N
- ~20 minCave Rock State ParkUS-50 North
- ~35 minCarson CityNV-207 (Kingsbury Grade) E
- ~45 minMinden / Gardnerville (Carson Valley)NV-207 to US-395 S
- ~70 minReno (city center)NV-207 / US-50 / US-395 N / I-580 N
- ~75 minReno-Tahoe International AirportNV-207 / I-580 N
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 on Kingsbury Grade?
Most Kingsbury Grade purchases close in 30–45 days; all-cash offers close in 14–21 days. Jumbo financing in the $1M–$3M range processes in 35–45 days, and estates above $3M may extend to 60 days due to appraisal complexity and TRPA review timelines. Douglas County closes through Nevada escrow companies — budget 30–45 days as your planning baseline.
Quick Answer
What credit score do you need to buy on Kingsbury Grade?
Kingsbury Grade spans conforming and jumbo — condos under $766,550 can use standard financing with typical lender minimums (620–640 credit score); homes above that threshold require jumbo loans where most lenders want a minimum 700 credit score with 20% down and 12 months of cash reserves. A score above 760 typically secures the best jumbo rate tier; on a $1,400,000 home at 7%, the difference between a 700 and 760 score can save $250–$400 per month. Get pre-approved by a lender with experience in mountain-market Lake Tahoe Nevada transactions before your first showing on the grade.
Kingsbury Grade FAQ — 18 Answers
What Do Kingsbury Grade Buyers Most Frequently Ask?
Most AskedWhat is the median home price on Kingsbury Grade?
Kingsbury Grade homes range from roughly $700,000 for condominiums and townhomes near the Heavenly Nevada lodges to $5 million and above for large estate homes with panoramic Lake Tahoe or Carson Valley views, per Northern Nevada Regional MLS data for ZIP 89449. The current median list price in this market runs near $853,500 according to Reno/Sparks Association of REALTORS. Ski-access condos near the Nevada base lifts and hillside single-family homes with lake views each represent distinct market segments within the same ZIP code.
Can you ski directly from Kingsbury Grade homes?
Yes — Upper Kingsbury Grade sits atop Nevada's portion of Heavenly Mountain Resort, and the area includes condominiums and townhomes just steps from the Nevada base lodges. Some parcels offer true ski-in/ski-out access or a very short walk to the lifts. Even homes lower on the grade are typically three to five minutes by car from the Heavenly Nevada entrance, making Kingsbury Grade one of the most practical ski-access addresses on the entire South Shore of Lake Tahoe.
What types of homes are on Kingsbury Grade?
Kingsbury Grade blends small ranchers, alpine chalets, cabins, condominiums, townhomes, and large view estates — all built by multiple builders over decades. Architectural styles range from 1970s mountain cabins to newer contemporary mountain-modern construction. Elevation determines the view: lower elevations on NV-207 tend toward wooded lots or valley glimpses; upper elevations capture dramatic lake or Carson Valley panoramas. The wide range of home types spans a broad set of price points from $700,000 to $5 million-plus.
What views do Kingsbury Grade homes have?
Kingsbury Grade homes offer two distinct view orientations depending on elevation and aspect. West-facing homes on the upper grade capture dramatic Lake Tahoe views — blue water framed by the Sierra crest. East-facing homes look out over the Carson Valley, the Pine Nut Mountains, and the high desert basin stretching toward Carson City. Some mid-grade parcels see both horizons. Buyers should confirm the specific view for any parcel during a showing, as terrain and tree coverage vary considerably from lot to lot on the winding grade.
What schools serve Kingsbury Grade?
Kingsbury Grade is in Douglas County and served by the Douglas County School District, which covers the South Shore Nevada side of Lake Tahoe. The local elementary is Kingsbury Elementary; Whittell High School serves the east-shore grades 9-12. Confirm current school zoning for any specific address with the Douglas County School District before purchasing. GreatSchools publishes ratings for all Douglas County campuses at greatschools.org.
How far is Kingsbury Grade from the Stateline casinos?
Kingsbury Grade starts at the intersection of NV-207 and US-50 near the Stateline casino corridor — homes at the bottom of the grade are essentially in Stateline itself. The Hardrock Hotel Lake Tahoe, Harrah's Lake Tahoe, and the full Stateline resort corridor are approximately 3–5 minutes from lower Kingsbury addresses and 5–10 minutes from upper Kingsbury. This proximity makes Kingsbury Grade one of the most convenient ski-and-casino-access residential neighborhoods on the Nevada South Shore.
How far is Kingsbury Grade from Carson City?
Kingsbury Grade (NV-207) is the direct mountain route between Stateline and Carson City — a scenic 35-minute drive from Stateline, dropping 2,000 feet through dramatic Sierra Nevada switchbacks into the Carson Valley. Carson City is the Nevada state capital with government offices, medical centers, and full retail. The Minden-Gardnerville Carson Valley corridor, another 15 minutes south, adds Walmart, Costco, and broader commercial amenities for Kingsbury Grade residents.
What are property taxes like on Kingsbury Grade?
Property taxes on Kingsbury Grade fall under Douglas County's structure. Nevada's effective rate runs roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471, per the Douglas County Assessor. On a $853,500 Kingsbury Grade home — the approximate median — the annual tax bill typically runs $7,000–$9,800. That compares dramatically to California's typical 1.0–1.2% rate plus income-tax exposure on investment gains, making Nevada's tax environment a key financial advantage for South Shore buyers.
Does TRPA affect Kingsbury Grade homes?
Yes — Kingsbury Grade lies within the Lake Tahoe Region governed by the Tahoe Regional Planning Agency (TRPA). TRPA regulations apply to renovation, new construction, landscaping, and defensible-space requirements for all Kingsbury Grade parcels. Projects must comply with TRPA coverage rules (limits on impervious surfaces), stream environment zone restrictions, and Best Management Practices for erosion control. Buyers planning any remodel should confirm TRPA feasibility with a contractor familiar with Tahoe Basin regulations before writing an offer.
How competitive is the Kingsbury Grade real estate market?
Kingsbury Grade is an active market by Lake Tahoe Nevada standards — ZIP 89449 typically holds 25–35 active listings, with a median near 80 days on market per NNRMLS data from Reno/Sparks Association of REALTORS. Ski-access condos near the Heavenly Nevada base move faster in strong ski seasons; large view estates at $3M–$5M+ pace more slowly as the qualified buyer pool is smaller. The broad $700K–$5M+ price range means buyers at multiple budget levels can enter the South Shore market here.
Is Kingsbury Grade a good investment?
Kingsbury Grade has appreciated steadily, supported by constrained Tahoe Basin supply under TRPA regulations, growing demand from California buyers seeking Nevada's zero state income tax, and the sustained appeal of ski-access South Shore living. According to Nevada State Demographer projections, the broader northern Nevada corridor is expected to see continued in-migration through 2030, reinforcing demand for Tahoe Nevada addresses. The 3% property-tax cap under NRS 361.471 and zero state income tax add favorable long-run carrying math compared to any California Tahoe community.
What outdoor recreation is available on Kingsbury Grade?
Kingsbury Grade residents enjoy some of the best year-round outdoor recreation on the South Shore. In winter, Heavenly Mountain Resort — 4,800 skiable acres — is 3–5 minutes from upper Kingsbury. In summer, the Tahoe Rim Trail has access points near the summit of Kingsbury Grade for hiking and mountain biking with panoramic lake and valley views. Zephyr Cove Resort, Nevada Beach, and Cave Rock State Park are all within 10–15 minutes north on US-50. Kingsbury Grade itself is a popular cycling climb in summer, and the Carson Valley below offers golf, gliding, and soaring.
How does Kingsbury Grade compare to Zephyr Cove and Glenbrook?
Kingsbury Grade offers the most accessible entry price on the Nevada South Shore — $700K condos vs. $1.5M+ at Zephyr Cove and $3M+ at Glenbrook — plus ski-access proximity that neither lakefront community can match. Zephyr Cove has the lake and resort beach; Glenbrook has private gated character and a historic golf course; Kingsbury Grade has the mountain setting, broadest price range, and closest relationship to Heavenly's Nevada lifts. Buyers choosing among the three are typically weighing lakefront lifestyle vs. ski access vs. gated privacy.
What is the rental market like on Kingsbury Grade?
Lake Tahoe South Shore vacation rental demand drives strong occupancy on Kingsbury Grade — ski-season weekends and summer outdoor recreation season both produce peak demand. Ski-access condos near the Heavenly Nevada base are particularly sought as short-term vacation rentals. Douglas County permitting and HOA rules govern short-term rental activity on individual parcels; always confirm permit status before purchasing as an investment. Long-term rentals attract Heavenly Resort employees, seasonal workers, and remote workers who want South Shore living without buying.
What should I know before buying on Kingsbury Grade?
Before buying on Kingsbury Grade, confirm TRPA renovation and defensible-space requirements for the specific parcel — coverage restrictions can limit addition or deck-expansion plans. Verify HOA dues, any sub-association fees for ski-access buildings, and special-assessment status. Most Douglas County transactions close in 30–45 days through Nevada escrow companies. Budget for mountain homeowners insurance, which runs higher than valley properties due to snow load, fire risk, and the elevation. Median prices near $853,500 in ZIP 89449 mean precise negotiation matters — work with an agent who knows specific Kingsbury sub-areas.
What financing do I need to buy on Kingsbury Grade?
Kingsbury Grade spans conforming to jumbo — condos under $766,550 qualify for standard financing; single-family homes above that threshold require jumbo loans, typically 20% down with a 700+ credit score. On a $853,500 hillside home, 20% down means $280,000 at closing plus 2–3% closing costs. Ski-access condo associations must be VA- and FHA-approved for those loan types — confirm approval status with the HOA before applying. Get pre-approved by a lender experienced in mountain-market Tahoe transactions before your first showing on Kingsbury Grade.
How does buying a mountain home on Kingsbury Grade differ from a standard purchase?
Mountain purchases on Kingsbury Grade require additional due diligence: confirm TRPA coverage limits and renovation feasibility for any planned remodel, inspect the roof and deck structure for snow-load capacity, and verify defensible-space clearance and fire-hardening per Tahoe Basin standards. Mountain homeowners insurance runs 20–40% higher than valley properties. HOA fees for ski-access buildings near Heavenly Nevada can include building insurance, snow removal, and resort-amenity access — review the full dues structure before writing an offer.
Can Nevada Real Estate Group help me buy or sell on Kingsbury Grade?
Yes — Nevada Real Estate Group lists and sells across all Stateline and Kingsbury Grade communities, and our agents prepare a custom comparative market analysis using NNRMLS closed data specific to the Kingsbury Grade ZIP 89449 market. We have the buyer network to reach qualified Northern Nevada purchasers and California relocators who consistently target the Nevada South Shore for ski access, lake views, and Nevada's zero state income tax. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
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PEOPLE ALSO ASK
What Else Do People Ask About Kingsbury Grade?
These are the eight questions Kingsbury Grade buyers search most — each answered with ZIP 89449 data from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, TRPA, and NNRMLS. The answers help buyers weigh Kingsbury Grade against Zephyr Cove, Glenbrook, and Tahoe Village on price, safety, schools, and ski access.
Is Kingsbury Grade a good neighborhood?
Yes — Kingsbury Grade is the South Shore Nevada side's premier ski-access residential neighborhood, combining Heavenly Mountain Resort proximity, Lake Tahoe and Carson Valley views, and Nevada's zero state income tax. It consistently attracts ski enthusiasts, California relocators, remote workers, and second-home buyers who want South Shore Tahoe lifestyle at a more accessible price than Zephyr Cove or Glenbrook.
What ZIP code is Kingsbury Grade in?
Kingsbury Grade is in ZIP code 89449, which covers the South Shore Nevada side of Lake Tahoe including Stateline and surrounding mountain communities. This ZIP carries a median home value near $853,500 per NNRMLS data — spanning entry-level ski condos at $700,000 to large view estates above $5 million depending on elevation, view orientation, and property type.
Are there new homes for sale on Kingsbury Grade?
Kingsbury Grade is primarily a resale market — TRPA regulations significantly constrain new construction in the Tahoe Basin, which is part of what supports constrained supply and sustained appreciation. Buyers will find a mix of resale condos, townhomes, cabins, chalets, and single-family homes spanning decades of construction. Contact Nevada Real Estate Group at (775) 277-2120 for current listings and off-market opportunities.
Is Kingsbury Grade the same as Stateline, Nevada?
Kingsbury Grade is a mountain residential neighborhood above Stateline, Nevada — not the same as the Stateline casino-resort corridor on US-50. The grade starts at US-50 near the casinos and climbs NV-207 (Kingsbury Grade highway) roughly 3.5 miles to the summit above Heavenly Mountain Resort. Lower Kingsbury is adjacent to Stateline; upper Kingsbury is distinctly a mountain residential setting well above the resort-commercial area.
How do I search for homes on Kingsbury Grade?
Use our live NNRMLS search filtered to Stateline or ZIP 89449, or contact our Northern Nevada team at (775) 277-2120. With 28–33 active listings in the area at any time, working with an agent who tracks new Kingsbury entries daily — and knows which sub-areas offer the strongest ski access, view positions, and TRPA renovation flexibility — is the most effective way to find the right home on the grade.
Does Kingsbury Grade get a lot of snow?
Yes — at 6,500–8,500 feet elevation, Kingsbury Grade receives substantial Sierra Nevada snowfall during winter months. Upper Kingsbury near the Heavenly Nevada summit can see 200+ inches of snow per season. Residents must maintain AWD or 4WD vehicles with snow tires or chains, and NV Energy and utilities maintain service through storms. Snow is a feature, not a bug — it's what makes Heavenly a world-class resort and Kingsbury Grade a true ski-access address.
What is the drive from Kingsbury Grade to Carson City like?
The drive from Kingsbury Grade to Carson City via NV-207 is one of Nevada's most scenic mountain highways — a 35-minute descent of approximately 2,000 vertical feet through dramatic Sierra Nevada switchbacks into the Carson Valley. NV-207 is maintained year-round by NDOT, though AWD or 4WD with chains may be required during heavy snowfall. The route provides a genuine mountain-to-valley transition that many Kingsbury Grade residents consider one of the commute's highlights.
Is Kingsbury Grade close to shopping?
Day-to-day shopping requires driving — the Stateline resort corridor at the base of the grade has grocery, pharmacy, and basic retail. Carson City is 35 minutes via NV-207 for Walmart, Costco, and broader retail and medical services. The Minden-Gardnerville Carson Valley, 45 minutes away, adds additional large-format retail. South Lake Tahoe (CA) across the border is 10–15 minutes west for a full grocery and retail strip during the non-snow months.
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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
Which Communities Are Near Kingsbury Grade?
Compare Kingsbury Grade with neighboring South Shore Nevada communities and the broader Douglas County market. Each card pairs the drive time from Kingsbury Grade with community price positioning — Tahoe Village at $750K, Zephyr Cove at $3.2M, Glenbrook at $5M+ — so you can judge whether a different South Shore Nevada neighborhood better fits your lifestyle.
More Stateline communities
A–Z INDEX
Which South Shore Nevada Communities Can You Explore A–Z?
Key neighborhoods and communities on the Nevada South Shore and surrounding Douglas County corridor, spanning price ranges from the $500,000s at Tahoe Village to $15M+ at Glenbrook and Zephyr Cove. Every linked entry opens a dedicated community page with current NNRMLS listings, price ranges, school district details, and what daily life looks like in each neighborhood.
D
- Douglas County (full county)
I
- Incline Village (North Shore NV)
M
- Minden / Gardnerville (Carson Valley)
KEEP LEARNING
What Else Should You Read About South Shore Nevada and Lake Tahoe Nevada?
These guides extend the research most Kingsbury Grade buyers do next — exploring the broader South Shore Nevada market, comparing Kingsbury Grade to Zephyr Cove and Glenbrook, and weighing a California-to-Nevada mountain move — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Zephyr Cove Community Guide
Nevada east-shore lakefront enclave north of Stateline — Lake Tahoe views, Zephyr Cove Resort beach and marina, and the closest lakefront alternative to Kingsbury Grade.
Read →GUIDE
Glenbrook Community Guide
The Nevada east shore's historic gated lakefront community with private golf, tennis, and the most structured HOA governance on the Nevada side.
Read →MARKET REPORT
Northern Nevada Real Estate Hub
Reno-Sparks, Carson City, and Lake Tahoe Nevada market data, all community guides, and every Northern Nevada neighborhood in one place.
Read →MARKET REPORT
Incline Village Market Report 2026
Lake Tahoe luxury pricing, inventory, and sold trends on the Nevada shore.
Read →RELOCATION GUIDE
Moving to Incline Village
What to know before buying on the Nevada side of Lake Tahoe.
Read →Sources & Methodology
Where Does This Kingsbury Grade Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly — RSAR and NNRMLS for price and DOM, U.S. Census Bureau for demographics, Douglas County Assessor for tax and lot data, TRPA for building and renovation regulations, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89449 and the broader Northern Nevada market. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for South Shore Nevada and ZIP 89449. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for Stateline CDP / ZIP 89449 (ACS). data.census.gov
- Nevada State Demographer — County population estimates and growth projections for Douglas County and the broader Northern Nevada corridor. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data covering the Northern Nevada economic catchment. bls.gov/reno-sparks
- Douglas County Assessor — Property tax rates, assessed values, lot data, and parcel records for ZIP 89449 and the South Shore Nevada corridor. douglascountynv.gov
- Douglas County School District — School boundary maps, enrollment data, and assignment verification for Kingsbury Grade addresses in ZIP 89449. dcsd.k12.nv.us
- Tahoe Regional Planning Agency (TRPA) — Building regulations, coverage rules, defensible-space requirements, and stream environment zone restrictions governing all Kingsbury Grade and Tahoe Basin parcels. trpa.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Douglas County campuses including Kingsbury Elementary and Whittell High. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Douglas County School District campuses. nevadareportcard.nv.gov
- Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator. freddiemac.com/pmms
- Nevada Revised Statutes — NRS 361.471 — The 3% annual property-tax cap on primary residences cited throughout this page. leg.state.nv.us/nrs
- California Franchise Tax Board — California's 13.3% top state income-tax rate used in Nevada vs. California tax comparisons throughout this page. ftb.ca.gov
- Lake Tahoe Basin Management Unit (USFS) — USFS management of Nevada Beach, Cave Rock, and surrounding public lands accessible from Kingsbury Grade. fs.usda.gov/ltbmu
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).
Updated: September 2026 · Next update: September 15