Ski-Lifestyle Second-Home Buyers
- Heavenly Stagecoach & Boulder lodges minutes up the grade
- Forest Service trails out the back door
- Entry cabins from $700K vs $1.5M+ lakefront
- Nevada zero income tax on second-home ownership
Lake-View Mountain Homes · Kingsbury Grade · Stateline NV
Kingsbury Homes For Sale
Nevada Real Estate Group — your Kingsbury specialists. Search forested mountain homes for sale above Stateline along Kingsbury Grade: $700K–$3M, ski-in convenience to Heavenly, sweeping Lake Tahoe and Carson Valley views, mostly HOA-free ownership, and Nevada's zero state income tax.
Where Can You Find Kingsbury Homes for Sale?
Kingsbury carries a limited number of active listings in ZIP 89449 — forested mountain homes priced $700K to $3M per NNRMLS data. According to NREG’s MLS analysis, Stateline-area inventory is among the tightest in Northern Nevada; view-driven mountain homes change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
Homes for sale in ZIP 89449 near Kingsbury
View 24 home listings
- $375,000186 Ponderosa DriveStateline 894492 bd · 2 ba · 1,431 sq ftView home detailsCourtesy of Sierra Choice Realty
- $648,000200 Clubhouse CircleStateline 894492 bd · 2 ba · 1,248 sq ftView home detailsCourtesy of Coldwell Banker Select ZC
- $399,000331 Tramway Drive, Unit # 13Stateline 894491 bd · 2 ba · 871 sq ftView home detailsCourtesy of Coldwell Banker Select ZC
- $887,000340 Quaking Aspen Lane, Unit # BStateline 894493 bd · 2 ba · 1,560 sq ftView home detailsCourtesy of Chase International - ZC
- $699,000458 Tramway Drive, Unit # BStateline 894492 bd · 2 ba · 1,120 sq ftView home detailsCourtesy of Sierra Sotheby's Int'l. Realty
- $1,395,000188 Meadow LaneStateline 894494 bd · 3.5 ba · 2,629 sq ft · Active Under ContractView home detailsCourtesy of Chase International-Damonte
- $3,488,000164 Glen CourtStateline 894494 bd · 4 ba · 3,806 sq ftView home detailsCourtesy of Engel & Völkers Lake Tahoe
- $3,800,000254 Pleasant CircleStateline 894497 bd · 4.5 ba · 4,970 sq ftView home detailsCourtesy of Chase International - ZC
- $770,000191 Tramway DriveStateline 894494 bd · 2 ba · 1,200 sq ftView home detailsCourtesy of Coldwell Banker Select Reno
- $895,000748 Tina CourtStateline 894493 bd · 2 ba · 1,222 sq ftView home detailsCourtesy of Sierra Sotheby's International
- $1,475,000210 Beverly RoadStateline 894495 bd · 3.5 ba · 3,092 sq ftView home detailsCourtesy of Chase International - ZC
- $950,000100 Lake Village Drive, Unit # DStateline 894494 bd · 3 ba · 2,160 sq ftView home detailsCourtesy of Sierra Sotheby's International
- $1,590,000191 Kingsbury CircleStateline 894493 bd · 2.5 ba · 2,096 sq ft · Active Under ContractView home detailsCourtesy of Coldwell Banker Select ZC
- $810,000495 Tramway Drive, Unit # 18Stateline 894494 bd · 2 ba · 1,425 sq ftView home detailsCourtesy of RE/MAX Professionals-Dayton
- $345,000313 Tramway Drive, Unit # 10Stateline 894491 bd · 1 ba · 544 sq ftView home detailsCourtesy of Sierra Sotheby's Int'l. Realty
- $1,475,000353 Sherwood DriveStateline 894496 bd · 4 ba · 3,931 sq ft · Active Under ContractView home detailsCourtesy of Sierra Sotheby's Int'l. Realty
- $699,900385 Andria DriveStateline 894493 bd · 2.5 ba · 1,936 sq ft · Active Under ContractView home detailsCourtesy of RidgeNV, LLC
- $2,300,000316 Quaking Aspen LaneStateline 894495 bd · 3 ba · 2,574 sq ftView home detailsCourtesy of Coldwell Banker Select Reno
- $599,000227 S Benjamin Drive, Unit BKingsbury 894493 bd · 3 ba · 1,460 sq ftView home detailsCourtesy of Compass
- $2,228,00017 Beach Club Drive, Unit 221Stateline 894491 bd · 2 ba · 1,238 sq ftView home detailsCourtesy of IMI Resort Properties of NV
- $2,969,000104 Daggett WayStateline 894493 bd · 3.5 ba · 2,412 sq ftView home detailsCourtesy of Coldwell Banker Select ZC
- $950,000753 A Bigler CircleStateline 894494 bd · 3.5 ba · 2,168 sq ftView home detailsCourtesy of Chase International - ZC
- $395,000759 Boulder Court, Unit GStateline 894492 bd · 2 ba · 840 sq ftView home detailsCourtesy of Chase International Carson Cit
- $424,900701 Gary Lane, Unit # AStateline 894491 bd · 1 ba · 580 sq ft · Active Under ContractView home detailsCourtesy of Compass
Homes for rent in ZIP 89449 near Kingsbury
View 1 rental listings
- $3,750/month424 Quaking Aspen Lane Lane, Unit BStateline 894494 bd · 2 ba · 2,000 sq ftView home detailsCourtesy of Resort Property Link
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Nov 3, 2026, 4:21 AM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIP 89449)
$867K
NREG analysis of NNRMLS data via Repliers, as of November 3, 2026
DAYS ON MARKET (ZIP 89449)
66
NREG analysis of NNRMLS data via Repliers, as of November 3, 2026
COMMUNITY TYPE
Mountain Homes
NREG community profile
TO HEAVENLY
~2–4 mi
Stagecoach / Boulder lodges
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
October 21, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Kingsbury at a Glance?
Kingsbury is the forested mountain-home area above Stateline in ZIP 89449, with homes priced from $700K to $3M and a median list price near $866,500 per NREG’s MLS analysis 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: Forested single-family mountain-home area along Kingsbury Grade above Stateline — A-frames, chalets, and custom estates, mostly HOA-free, with quick Heavenly ski access.
- Median list price (ZIP 89449): $866,500 (November 2026) — ranging from roughly $700K for entry cabins and chalets to $3M+ for custom homes with panoramic Lake Tahoe views.
- Best for: Ski-lifestyle second-home buyers, California tax relocators, high-income remote workers, view-seekers, and investors who can verify Douglas County vacation-rental permit eligibility.
- HOA and services: Most homes carry no HOA dues; the Kingsbury General Improvement District (KGID) handles water and sewer. Some lower-grade condo pockets do have HOAs covering exteriors and snow removal.
- Why people choose Kingsbury: Heavenly ski access two to four miles up the grade, sweeping Lake Tahoe and Carson Valley views, Nevada's zero state income tax, and a $700K–$3M price band below the lakefront tiers.
Last updated November 2026 · Sources: NREG’s MLS analysis, U.S. Census, U.S. Census Bureau (Douglas County)
PRICE DISTRIBUTION
How Many Kingsbury Homes Are Listed in Each Price Range?
The ZIP 89449 median list price for Kingsbury homes sits near $867K per NREG’s MLS analysis November 2026 NNRMLS data. Active inventory concentrates in the $700K–$2M range, with a smaller upper tier above $2M for larger custom homes with panoramic Lake Tahoe views. Each card shows current listing counts for Kingsbury and surrounding ZIP 89449.
Browse Kingsbury & Stateline Listings
How Can You Find a Kingsbury Home by Type, Lifestyle & Price?
Kingsbury listings are filtered by ZIP 89449 — typically 10–20 active mountain homes in the Stateline area at any time. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from NREG’s MLS analysis and NNRMLS data.
Which Stateline and Lake Tahoe 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 Lake Tahoe Nevada neighborhood.
By Property Type
By Price Range
64 active listings across ZIP 89449 as of November 3, 2026 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Kingsbury Listings First?
Custom alerts by price, beds, baths, and ski-access or view features — no spam, unsubscribe anytime. With Kingsbury homes turning over at a measured 85-day median pace per NREG’s analysis of NNRMLS data, buyers who see new listings within hours hold a real edge over buyers who check weekly — especially in the $700K–$1.5M entry band where competition is broadest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Stateline Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Find your school district · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Kingsbury, Stateline NV?
The Answer
Kingsbury delivers forested mountain living above Stateline: single-family homes from $700K to $3M, quick Heavenly ski access, sweeping lake and valley views, and Nevada's zero state income tax. Schools are served by the Douglas County School District — Zephyr Cove Elementary and Whittell High among them — across the Tahoe Township.
What is Kingsbury known for?
Kingsbury is known as the forested mountain-home area above Stateline — A-frames, chalets, and custom estates climbing the slopes along Kingsbury Grade with sweeping Lake Tahoe views and quick Heavenly ski access. It is one of the more attainable Nevada-side south-shore addresses, offering big views, mostly HOA-free ownership, and ski proximity at a price range well below the lakefront enclaves down the grade.
Who should live in Kingsbury?
Kingsbury fits ski-lifestyle second-home buyers who want Heavenly access without lakefront pricing, California tax relocators seeking a Nevada address for zero state income tax savings, remote workers who want forested Tahoe mountain living, and investors who can verify Douglas County vacation-rental permit eligibility. The $700K–$3M price range spans entry-cabin buyers to custom lake-view estate purchasers.
What is daily life like in Kingsbury?
Daily life in Kingsbury follows the alpine rhythm of the Nevada south shore: ski mornings at Heavenly minutes up the grade, afternoons on Forest Service trails out the back door, and evenings down at the Stateline casino corridor for dining and shows. In summer, lake beaches at Nevada Beach and Round Hill Pines, boating, and hiking define the week. Carson City is 25 minutes via SR-207.
Location
Where Is Kingsbury
Kingsbury sits in the forested hills above Stateline along Kingsbury Grade (SR-207) on Lake Tahoe's Nevada south shore (ZIP 89449), in Douglas County. Approximately 10 minutes from the Stateline casino corridor, 2 to 4 miles from Heavenly's Stagecoach and Boulder lodges, 25 minutes from Carson City via SR-207, and 75 minutes from Reno-Tahoe International Airport.
Heavenly (Stagecoach Lodge)
5
Min
Stateline Casinos
10
Min
Nevada Beach
12
Min
Carson City
25
Min
Reno-Tahoe Airport
75
Min
Kingsbury
At a Glance$866,500
Median List Price (ZIP 89449)
~$550+
Price / Sq Ft (mountain-home tier)
66
Days on Market (ZIP 89449)
$700K–$3M
Price Range (Kingsbury)
Median, active-listing and days-on-market tiles: NREG analysis of NNRMLS data via Repliers, as of November 3, 2026.
- Community Type
- Forested Mountain-Home Area
- Price Range
- $700K–$3M
- Developer
- Custom builders
- Guard-Gated
- No (open access)
- HOA / Month
- None (most homes); KGID water/sewer
- Heavenly Ski Access
- ~2–4 mi up the grade
- ZIP Code
- 89449
- School District
- Douglas County School District
- To Heavenly (Stagecoach)
- ~5 min
- To Stateline Casinos
- ~10 min
- To Carson City
- ~25 min via SR-207
- To Reno-Tahoe Airport
- ~75 min via US-50 / I-580
Quick Answer
Is Kingsbury a good place to own a second home?
Kingsbury is one of the more attainable second-home propositions on the Nevada side of Tahoe. Quick Heavenly ski access, sweeping Lake Tahoe and Carson Valley views, mostly HOA-free ownership, and a $700K–$3M price range make it an accessible entry into a south-shore Nevada address. Nevada's zero state income tax adds an estimated $30,000–$80,000+ per year in savings for most high-income California second-home buyers. The critical verification: confirm Douglas County vacation-rental permit eligibility for the parcel if rental income is part of your plan.
Census Housing Data / Kingsbury
What Does the Census Show About Housing in Kingsbury?
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Kingsbury and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
89449
Stateline, NV
$1.07M
vs Douglas County $615K
~55%
vs Douglas County 79%
Heavenly minutes away
Quick Nevada-side access
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates (ZIP 89449) · Updated
GROWTH & APPRECIATION
How Fast Is the Kingsbury Market Growing?
Kingsbury and the broader Stateline market have appreciated strongly over the past decade, driven by California high-income tax migration, structural TRPA supply constraints, and the sustained appeal of ski-access Lake Tahoe property at Nevada prices.
+5%Estimated YoY median price growth (ZIP 89449, 2026)
~2–4 miTo Heavenly Stagecoach / Boulder lodges
25 minTo Carson City via SR-207
ZIP 89449 (Stateline / Kingsbury) median list price trajectory, 2010–2026
Kingsbury homes have appreciated with the broader Stateline market — driven by irreplaceable ski-access positioning near Heavenly, sweeping Lake Tahoe and Carson Valley views, and sustained high-income California buyer demand for Nevada tax addresses. The mountain-home tier's $700K–$3M range remains an attainable entry into Nevada-side Tahoe ownership, keeping buyer demand broad while supply stays constrained by TRPA development limits.
Sources: NREG’s MLS analysis and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
REPORTED MARKET SERIES
How Is the Kingsbury Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89449 — the Stateline ZIP covering Kingsbury and surrounding areas — from Northern Nevada Regional MLS and NREG’s analysis of NNRMLS data data. Current median for the Kingsbury mountain-home tier sits near $1,250,000, up approximately 5% year-over-year, with a median 85 days on market. Updated monthly.
Median List Price (ZIP 89449 Kingsbury tier)
+5% YoY (May 2025 → May 2026)
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Days on Market
70 → 85 days YoY — mountain-home tier moves at measured pace
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Active Listings (Kingsbury / ZIP 89449)
~16 at any time — supply constrained by TRPA development limits
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
66
MEDIAN DAYS ON MARKET (ZIP 89449) · NOV 3, 2026
$867K
MEDIAN LIST PRICE (ZIP 89449) · NOV 3, 2026
$700K–$3M
KINGSBURY PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Kingsbury specialist.
Market Competitiveness
How Competitive Is the Kingsbury Market Right Now?
Kingsbury is a low-inventory, measured-pace mountain-home market. Typically 10–20 active listings appear in ZIP 89449 covering Kingsbury and surrounding Stateline-area homes, and homes take a median 85 days on market per NNRMLS data. Well-priced homes in the $700K–$1.5M entry range move faster as the buyer pool at that tier is broader.
- 85 daysMedian days on market (Kingsbury / ZIP 89449)
- $700K–$3MKingsbury price range
- ~$550+Median price per sq ft (mountain-home tier)
- Mountain HomesCommunity character
Before You Buy
What Should You Compare Before Buying a Home in Kingsbury?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Kingsbury Profile Fits Your Buyer Type?
California Tax Relocators
- $30K–$130K+ saved annually on state income tax
- Nevada south-shore address vs CA side of Tahoe
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.4723
Vacation-Rental Investors
- Strong ski-season and summer demand from Bay Area
- Verify Douglas County VHR permit before buying
- Capped Tahoe Township permit pool — check eligibility
- View homes command premium rental rates
Remote Workers
- Ski morning, work afternoon — Tahoe mountain lifestyle
- 75 minutes to Reno-Tahoe Airport for travel
- Zero Nevada income tax on remote earnings
- Forested quiet with casino-corridor access nearby
View-Seekers & Outdoor Enthusiasts
- Elevated lots with sweeping Lake Tahoe views
- U.S. Forest Service land behind many homes
- Tahoe Rim Trail access at the top of the grade
- Quiet, low-density forested neighborhood character
Best Fit For
- Ski-lifestyle second-home buyers — Heavenly minutes up the grade, Forest Service trails out the back door, and an attainable Nevada south-shore price tier — from $700K versus $1.5M+ for lakefront.
- California tax relocators — Nevada zero state income tax saves $30,000–$130,000+ per year at high income levels — on top of a Nevada south-shore mountain address the California side of Tahoe cannot replicate.
- Vacation-rental investors — Strong ski-season and summer demand from Bay Area visitors — conditional on verifying Douglas County vacation-rental permit eligibility before buying, given the capped Tahoe Township pool.
- Remote workers — Ski morning, work afternoon, trails on the weekend — 75 minutes to the airport for quarterly in-person visits, zero Nevada income tax on remote earnings.
- View-seekers and outdoor enthusiasts — Elevated lots with panoramic Lake Tahoe and Carson Valley views, Forest Service land behind many homes, and Tahoe Rim Trail access at the top of the grade.
Ready to explore homes in Kingsbury? Our team knows the Kingsbury Grade tiers, TRPA coverage rules, KGID charges, and Douglas County vacation-rental permit requirements firsthand.
Start Your Kingsbury SearchPros
- Heavenly ski access — Stagecoach and Boulder lodges two to four miles up Kingsbury Grade
- Sweeping Lake Tahoe and Carson Valley views from elevated lots
- Mostly HOA-free single-family ownership — KGID handles water and sewer
- Attainable Nevada south-shore entry point at $700K–$3M versus $1.5M+ lakefront
- Zero Nevada state income tax — five-figure to six-figure annual savings for high-income buyers
- Forest-bordered privacy — many homes back to U.S. Forest Service land
- 3% annual property-tax cap under NRS 361.4723
Honest Considerations
- TRPA coverage and rebuild rules limit what owners can renovate or expand — verify allowable coverage before buying
- Not every parcel qualifies for a Douglas County vacation-rental permit — the Tahoe Township pool is capped
- Larger purchases are jumbo loans (above $833K) requiring 700+ credit and 20% down
- Kingsbury Grade (SR-207) can require chains or close in severe winter storms — plan for seasonal conditions
- Wildfire-zone insurance and defensible-space requirements add cost and upkeep for mountain homes
Neighborhood Comparison
How Does Kingsbury Compare to Lake Village, Round Hill & Other Nevada Tahoe Communities?
A like-for-like comparison of the most-searched Nevada south-shore communities — median price, days on market, ownership structure, and lifestyle fit — using active-listing data refreshed monthly via NREG’s MLS analysis and NNRMLS data. Prices span $400K for Lake Village condos and townhomes up to $1.5M and beyond for Zephyr Cove lakefront and lake-view estates nearby.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Kingsbury | $1,250,000 | ~$550+ | 85 | 16 | Ski Access · Views · Mountain Homes |
| Kingsbury Grade | $1,300,000 | ~$560+ | 85 | 14 | Hillside · Ski Access · SR-207 |
| Lake Village | $650,000 | ~$450+ | 70 | 12 | Condo / Townhome · Pool · Tennis |
| Round Hill Village | $1,100,000 | ~$520+ | 75 | 10 | East Shore · Private Beach Access |
| Zephyr Cove | $2,200,000 | ~$800+ | 85 | 8 | East Shore · Lakefront · Luxury |
Source: NREG’s MLS analysis and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Nevada South-Shore Community?
Submarket 1
Kingsbury
The forested mountain-home area above Stateline along Kingsbury Grade — an attainable Nevada south-shore address with quick Heavenly ski access, sweeping Lake Tahoe views, and mostly HOA-free ownership.
Browse Kingsbury homes →$1.25MMedian Price
85Days on Market
16Active Listings
~$550+Price / Sq Ft
Submarket 2
Kingsbury Grade
The Kingsbury Grade corridor itself — ski-access hillside homes along SR-207, covered on its own dedicated page with corridor-specific listings and market data.
Browse Kingsbury Grade homes →$1.3MMedian Price
85Days on Market
14Active Listings
~$560+Price / Sq Ft
Submarket 3
Lake Village
A condo and townhome PUD just down the grade off US-50 — pool, tennis, and an attainable entry into the Stateline area from the $400Ks, with HOA-managed amenities.
Browse Lake Village homes →$650KMedian Price
70Days on Market
12Active Listings
~$450+Price / Sq Ft
Submarket 4
Round Hill Village
An east-shore neighborhood near Zephyr Cove with private beach access — single-family homes from the $600Ks in a quieter setting down the grade from Kingsbury.
Browse Round Hill Village homes →$1.1MMedian Price
75Days on Market
10Active Listings
~$520+Price / Sq Ft
Submarket 5
Zephyr Cove
A prestigious east-shore lakefront cove enclave a few minutes north on US-50 — lakefront and lake-view estates from $1.5M with some of the finest water access on the Nevada side.
Browse Zephyr Cove homes →$2.2MMedian Price
85Days on Market
8Active Listings
~$800+Price / Sq Ft
Submarket 6
Kingsbury — The Stateline Mountain-Home Entry Point
An attainable entry into a Nevada south-shore address — quick Heavenly ski access up Kingsbury Grade, sweeping Lake Tahoe and Carson Valley views, and mostly HOA-free single-family homes from $700K to $3M. Upper-slope lots capture panoramic views. One of the few Nevada-side Tahoe options that pairs ski proximity, big views, and forest-bordered privacy below the lakefront price tiers.
Browse Kingsbury — The Stateline Mountain-Home Entry Point homes →From $700KAttainable Entry
~2–4 miTo Heavenly
No HOAMost Homes
25 minTo Carson City
Where Is Kingsbury on the Map?
Kingsbury sits in the forested hills above Stateline along Kingsbury Grade (SR-207) on Lake Tahoe's Nevada south shore (ZIP 89449), in Douglas County, approximately 10 minutes from the Stateline casino corridor, 2 to 4 miles from Heavenly's Stagecoach and Boulder lodges, 25 minutes from Carson City via SR-207, and 75 minutes from Reno-Tahoe International Airport via US-50.
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BY ZIP CODE
What Does the Market Look Like in ZIP 89449?
ZIP 89449 covers Stateline and Kingsbury on the Nevada south shore of Lake Tahoe, in Douglas County. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89449 | Stateline · Kingsbury · Kingsbury Grade | $1.25M | ~$550 | 85 | 40 | +5.0% |
| 89448 | Zephyr Cove · East Shore Lake Tahoe | $2.2M | ~$800 | 85 | 12 | +4.0% |
| 89705 | Genoa · Carson Valley foothills | $850K | ~$360 | 45 | 60 | +3.0% |
| 89423 | Minden · Carson Valley | $620K | ~$300 | 38 | 90 | +2.4% |
| 89410 | Gardnerville · Carson Valley | $560K | ~$295 | 40 | 110 | +1.9% |
Source: NREG’s MLS analysis 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.
Property Tiers & Nearby Enclaves
What Are the Property Tiers and Nearby Enclaves Around Kingsbury?
Kingsbury is a custom-built mountain-home area along Kingsbury Grade rather than a single-developer subdivision — its inventory spans entry cabins to view estates, with distinct enclaves down the grade. Each property tier and neighboring community carries its own price range, view profile, and ownership structure. Verify TRPA coverage, KGID charges, and any HOA status before writing an offer.
A-Frame · Chalet · Value Entry
Entry Cabins & Chalets
Most attainable Nevada south-shore entry point
Single-Family · Lake Views
Mid-Slope View Homes
Elevated lots with sweeping lake and valley views
Custom · Panoramic Views
Custom Lake-View Estates
Larger custom homes; top view positioning
Hillside · Ski Access
Kingsbury Grade Corridor
Dedicated corridor page — ski-access hillside homes
Condo PUD · East-Shore SFR
Lake Village & Round Hill
Lower-grade alternatives for condo and beach-access buyers
Outdoor Recreation
What Outdoor Amenities Does Kingsbury Offer?
Kingsbury residents live at the intersection of ski access and Lake Tahoe lifestyle — Heavenly minutes up the grade, beaches a short drive down, and Forest Service trails out the back door. The Lake Tahoe Basin Management Unit and TRPA steward the public lands that make the Stateline area one of the most recreation-rich addresses in Nevada.
~2–4 MI
Heavenly Mountain Resort
4,800 acres / 3,500 ft verticalSkiing · Snowboarding · GondolaTicketed
The closest major ski resort to Kingsbury — Stagecoach and Boulder lodges sit just up the grade. Heavenly spans nearly 4,800 acres across the California-Nevada state line with a 3,500-foot vertical drop and one of Tahoe's longest operating seasons.
12 MIN
Nevada Beach
USFS lakefront beachSwimming · Picnicking · KayakingDay-use fee
One of the finest sandy beaches on Lake Tahoe's Nevada south shore — a U.S. Forest Service beach with pine-shaded picnic areas, a campground, and wide views across the lake to the West Shore.
12 MIN
Round Hill Pines Beach
Private beach resortBoating · Swimming · DiningResort fee
A popular Nevada south-shore beach resort with boat rentals, a marina, lakeside dining, and sandy swimming — a summer staple a short drive down the grade from Kingsbury.
OUT THE BACK DOOR
U.S. Forest Service Trails
Thousands of acresHiking · Mountain Biking · SnowshoeingFree
Much of Kingsbury backs directly to U.S. Forest Service land, with trailheads and forest roads accessible on foot from many homes — year-round hiking, biking, and snowshoeing in the Carson Range.
5 MIN
Tahoe Rim Trail (Kingsbury access)
165-mile loopHiking · Mountain BikingFree
The iconic 165-mile ridgeline trail circling Lake Tahoe has a major trailhead near the top of Kingsbury Grade — putting panoramic lake-and-valley ridge hiking minutes from home.
~12 MIN
Lake Tahoe (south shore)
191 sq miBoating · Beaches · Water SportsVaries by beach
North America's largest alpine lake — Nevada Beach, Round Hill Pines, and the Stateline-area marinas are all a short drive down the grade for boating, paddleboarding, and swimming.
12 MIN
Edgewood Tahoe Golf Course
18 holes (lakefront)GolfResort rates
A celebrated lakefront championship golf course at Stateline — host of the American Century Championship — a short drive down Kingsbury Grade from the neighborhood.
10 MIN
Stateline Casino Corridor
Entertainment districtDining · Shows · NightlifeFree entry
The Stateline casino corridor offers dining, concerts, headliner shows, and nightlife minutes down the grade — a rare combination of mountain quiet at home and entertainment access nearby.
The Kingsbury Lifestyle
What Does a Weekend in Kingsbury Look Like?
A Saturday in Kingsbury: ski morning at Heavenly — minutes up the grade — afternoon on a Forest Service trail out the back door, evening at the Stateline casino corridor for dinner and a show, and Nevada Beach on Sunday. Trails are stewarded by the Lake Tahoe Basin Management Unit. Heavenly skiing, big lake views, and zero Nevada income tax.
300+Days of Sun
~2–4 miTo Heavenly
12 minTo Nevada Beach
25 minTo Carson City
THIS WEEKEND'S OPEN HOUSES
Can You Tour Kingsbury Homes This Weekend?
Kingsbury mountain homes show by appointment — weekend open houses are uncommon in the Stateline-area resort market. Contact Nevada Real Estate Group at (775) 277-2120 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a home in your price range becomes available.
Planning a move
What Should I Verify Before Moving to Kingsbury?
Budget around the specific home, not a community average. Before you compare the cost of a move to Kingsbury, get these in writing:
- The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
- Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Economy Near Kingsbury?
Kingsbury residents are 25 minutes from Carson City via SR-207 and 75 minutes from Reno-Tahoe International Airport via US-50. According to the U.S. Bureau of Labor Statistics, regional unemployment was 3.9% in July 2026 (BLS, preliminary) — driven by Douglas County and Carson City government, healthcare, and tourism. Heavenly and the Stateline casinos are the primary local employers near the lake.
$83,988Median household income (ZIP 89449)U.S. Census Bureau ACS 2020–2024
HeavenlyPrimary local employer near the lakeSki resort + Stateline casinos
25 minTo Carson City job baseVia SR-207 Kingsbury Grade
75 minTo Reno-Tahoe International AirportVia US-50 / I-580
Top Employers Accessible from Kingsbury
- Heavenly Mountain ResortPrimary near-lake employer — ski operations, gondola, mountain services, and seasonal hospitality up Kingsbury Grade
- Stateline Casino CorridorHotels, gaming, dining, and entertainment at Stateline — year-round and seasonal employment 10 minutes down the grade
- Carson City Government & HealthcareState capital government offices and Carson Tahoe Health, 25 minutes via SR-207 — the nearest major job base
- Douglas CountyCounty government, schools, and services across the Tahoe Township and Carson Valley
- Edgewood Tahoe ResortLakefront resort, golf, and hospitality at Stateline — seasonal and year-round employment near the lake
- Tourism & Hospitality SectorSeasonal and year-round resort employment across the Lake Tahoe Nevada south shore
Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau. Last updated June 2026.
COMMUNITY COMPARISON
How Does Kingsbury Compare to Lake Village, Round Hill & Zephyr Cove?
Choosing between Nevada south-shore communities? This table compares Kingsbury mountain homes ($1.25M, ski-access), Lake Village condos ($650K, PUD), Round Hill Village ($1.1M, east-shore beach access), and Zephyr Cove ($2.2M, lakefront). Metrics from NREG’s MLS analysis, the U.S. Census, and BLS Nevada.
| Metric | Kingsbury | Lake Village | Round Hill Village | Zephyr Cove |
|---|---|---|---|---|
| Median List Price | $1.25M | $650K | $1.1M | $2.2M |
| Price / Sq Ft | ~$550 | ~$450 | ~$520 | ~$800 |
| Days on Market | 85 | 70 | 75 | 85 |
| HOA / Month | None (most homes) | HOA (PUD) | Varies | Varies |
| Beach / Lake Access | Drive to south-shore beaches | Down-grade beaches | Private beach access | Lakefront / lake-view |
| Property Type | SFR / Mountain Home | Condo / Townhome | SFR | SFR / Lakefront Estate |
| Guard-Gated | No | No | No | No |
| Ski Access | Heavenly — ~2–4 mi | Heavenly — drive | Heavenly — drive | Heavenly — drive |
| Best For | Ski · Views · Mountain Home | Attainable Entry · Amenities | Beach Access · East Shore | Lakefront Luxury |
Sources: NREG’s analysis of NNRMLS data, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Kingsbury 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 Payment
$7,628
Illustrative Monthly Payment
- Principal & Interest$6,653
- Property Tax$625
- 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?
From Kingsbury, Carson City is 25 minutes via SR-207, the Stateline casinos 10 minutes, and Heavenly two to four miles up the grade. Residents drive — the area has limited transit. Most owners are remote workers or second-home visitors per U.S. Census ACS data — SR-207 and US-50 are the lifelines to Carson City and the airport.
Drive Times from Kingsbury
- 5 minHeavenly (Stagecoach Lodge)Via Kingsbury Grade
- 10 minStateline CasinosVia Kingsbury Grade / US-50
- 12 minNevada BeachVia US-50
- 12 minEdgewood TahoeVia US-50
- 25 minCarson CityVia SR-207 Kingsbury Grade
- 15 minSouth Lake Tahoe, CAVia US-50 west
- 75 minReno-Tahoe Intl AirportVia US-50 / I-580
- 30 minMinden / GardnervilleVia SR-207 to US-395
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Kingsbury?
Most Kingsbury home purchases close in 30–45 days; cash offers close in 7–14 days. Financed purchases above the $833K conforming limit require jumbo-loan underwriting, so expect 35–45 days from accepted offer to funding. Mountain-home transactions also warrant time for TRPA coverage verification, a thorough inspection (roof, snow load, defensible space), and KGID connection confirmation before closing.
Quick Answer
What credit score do you need to buy a Kingsbury home?
Many Kingsbury purchases require jumbo financing — the 2026 conforming limit of $832,750 is exceeded by most listings above $900K. Jumbo loans typically require a 700+ credit score and 20% down payment. For purchases above $1.5M, lenders often want 720+ credit and 12 months of cash reserves in addition to the down payment. Entry cabins nearer $700K may qualify for high-balance conforming loans with lower thresholds. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs.
Kingsbury FAQ — 18 Answers
What Do Kingsbury Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Kingsbury?
Kingsbury mountain homes are priced from roughly $700,000 for smaller A-frames and chalets to $3,000,000 or more for custom lake-view estates, per Northern Nevada Regional MLS data for ZIP 89449. The current median list price in this corridor runs near $866,500 according to NREG’s analysis of NNRMLS data, making Kingsbury one of the more attainable forested entry points on Lake Tahoe's Nevada south shore — well below the lakefront tiers down the grade that can exceed $5,000,000.
Where is Kingsbury located?
Kingsbury is the forested residential area climbing the hills above Stateline along Kingsbury Grade (State Route 207) on Lake Tahoe's Nevada south shore, in Douglas County, ZIP 89449. The historic grade pass connects the lake to the Carson Valley below. A separate Kingsbury Grade page covers the corridor itself; this page covers the broader residential area — single-family homes, cabins, and condos spread across the elevated slopes above the casino corridor.
What types of properties are in Kingsbury?
Kingsbury is primarily a single-family mountain-home community, with a mix of A-frames, alpine chalets, mid-century cabins, and custom estates, plus a smaller pocket of condos and townhomes along the lower grade. Floor plans range from cozy 1,500-square-foot getaways to custom homes well over 5,000 square feet. Many lots back to U.S. Forest Service land, and elevated parcels capture sweeping Lake Tahoe and Carson Valley views.
Is Kingsbury a gated community?
No — Kingsbury is not a guard-gated community. It is an open forested mountain neighborhood above Stateline, accessible without staffed entry gates along Kingsbury Grade and its side roads. Security comes from the area's low-density, low-traffic character and the natural buffer of Forest Service land behind many homes. Buyers seeking staffed guard-gated security on the Nevada side of Tahoe should ask our team about gated east-shore enclaves.
Is there an HOA in Kingsbury?
Most Kingsbury single-family homes carry no formal HOA and no monthly dues, which keeps carrying costs predictable. Water and sewer service is provided by the Kingsbury General Improvement District (KGID) rather than a homeowners association. Some condo and townhome pockets along the lower grade do have HOAs covering exteriors and snow removal. Contact Nevada Real Estate Group at (775) 277-2120 to confirm HOA status and KGID charges on any specific listing.
How close is skiing from Kingsbury?
Heavenly Mountain Resort's Stagecoach and Boulder lodges sit roughly two to four miles up Kingsbury Grade from most Kingsbury homes — among the quickest ski access of any Nevada-side Tahoe neighborhood. Many residents reach the lifts in five to ten minutes by car in season. Heavenly spans nearly 4,800 acres across the California and Nevada state line with a 3,500-foot vertical drop and one of Tahoe's longest operating seasons.
What schools serve Kingsbury?
Kingsbury is in Douglas County and served by the Douglas County School District, which covers the Stateline and Tahoe Township area on Nevada's south shore. Zephyr Cove Elementary, Whittell High School, and the district's Carson Valley campuses are the primary assigned schools, depending on grade and address. Confirm current school-zone assignment for any specific Kingsbury address with the Douglas County School District or Douglas County Assessor before purchasing.
What are property taxes like in Kingsbury?
Property taxes in Kingsbury fall under Douglas County's jurisdiction. Nevada's effective property-tax rate runs roughly 0.5–0.7% of market value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). On a $866,500 Kingsbury home, the annual tax bill typically runs approximately $4,330–$6,070 per Douglas County Assessor data — well below comparable California Tahoe-shore properties taxed at 1.0–1.2%. Nevada also levies no state income tax, a meaningful advantage for second-home buyers.
Can I rent out a Kingsbury home short-term?
Short-term vacation rentals in Kingsbury are governed by Douglas County ordinance, which caps and permits Tahoe Township vacation home rentals — not every Kingsbury property can obtain a permit, and the Tahoe area operates under a capped permit pool. Before buying a Kingsbury home as a vacation-rental investment, verify current Douglas County VHR permit availability for the specific parcel and any deed restrictions. Operating a non-permitted short-term rental carries fines and can affect resale value.
What are the views like in Kingsbury?
Views are Kingsbury's signature asset. Because the neighborhood climbs the slopes above Stateline, elevated lots frame sweeping panoramas of Lake Tahoe's blue water and the surrounding Sierra, while east-facing parcels look out over the Carson Valley toward the high desert. View quality varies sharply by elevation, lot orientation, and tree cover, so a verified view is one of the strongest resale value drivers in the area.
How competitive is the Kingsbury real estate market?
Kingsbury inventory is limited — the area holds roughly 400 homes, and mountain properties at the $700K–$3M tier change hands at a measured pace. Per NNRMLS data for ZIP 89449, well-priced Kingsbury homes in the entry-to-mid range typically go under contract in roughly 66 days, while larger custom lake-view estates can take three to six months. When a Kingsbury home is priced correctly for its view and condition, competition from California second-home buyers can accelerate the timeline significantly.
What is the investment case for Kingsbury homes?
Kingsbury offers an attainable forested entry into Nevada-side Lake Tahoe ownership — an irreplaceable south-shore address with quick Heavenly ski access, lake and valley views, and a Nevada tax advantage. The TRPA restricts new development around Lake Tahoe, creating structural supply constraints that support long-run value. Nevada's zero state income tax and 3% property-tax cap under NRS 361.4723 add favorable carrying math. Buyers planning a 5+ year hold benefit from both appreciation potential and optional vacation-rental income, subject to Douglas County permit verification.
How does Kingsbury compare to other Stateline-area neighborhoods?
Kingsbury is the elevated mountain-home tier above Stateline — forested, view-driven, and mostly HOA-free, priced $700K–$3M. By contrast, Lake Village down the grade is a condo and townhome PUD from the $400Ks, Round Hill Village offers east-shore homes with private beach access, and Zephyr Cove trends lakefront from $1.5M. Kingsbury buyers trade direct lake frontage for ski proximity, big views, and a lower entry price than the waterfront tiers.
What should I budget for monthly costs in Kingsbury?
At a $866,500 Kingsbury purchase with 20% down at 7% interest, principal and interest runs approximately $6,650/month. Add Douglas County property tax of roughly $625–$730/month, KGID water and sewer charges, homeowners insurance reflecting wildfire-zone considerations, and any condo HOA dues. Total monthly carrying costs for a financed single-family purchase typically run $7,800–$9,200 before accounting for Nevada's zero state income tax savings, which for high-income second-home buyers can offset a significant portion of those costs.
What do Kingsbury buyers need to know about TRPA rules?
Every Kingsbury sale, renovation, and rebuild falls under Tahoe Regional Planning Agency rules designed to protect Lake Tahoe's clarity. TRPA governs land coverage, building height, tree removal, and defensible-space requirements, and grandfathered coverage rights can add real value to an existing home. Before writing an offer, confirm the parcel's allowable coverage, any existing TRPA violations, and what a planned remodel would require — these rules shape what owners can and cannot build.
What is the minimum down payment to buy in Kingsbury?
Many Kingsbury purchases land in jumbo loan territory — the 2026 conforming limit of $832,750 is exceeded by most listings above $900K. Jumbo financing typically requires 20% down and a 700+ credit score; on a $866,500 purchase that means $173,300 down. Entry-tier cabins and chalets nearer $700K may qualify for high-balance conforming loans with 10% down. Cash purchases are common among second-home buyers. Budget an additional 1–2% for closing costs on top of down payment. Call Nevada Real Estate Group at (775) 277-2120 to confirm current jumbo programs for Stateline-area homes.
Is Kingsbury a good second-home or vacation-rental investment?
Kingsbury is one of the more attainable second-home propositions on the Nevada side of Tahoe — quick Heavenly ski access, sweeping lake and valley views, mostly HOA-free ownership, and a $700K–$3M price range below the lakefront tiers. As a vacation rental, demand from Bay Area and Southern California ski visitors is strong in winter and steady in summer. The critical step: verify Douglas County vacation home rental permit availability for the specific parcel before buying as an investment — the Tahoe Township operates a capped permit pool.
Can Nevada Real Estate Group help me buy or sell a Kingsbury home?
Yes — Nevada Real Estate Group represents buyers and sellers throughout the Stateline area, including Kingsbury mountain-home transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89449 and Kingsbury's view-and-elevation tiers. We have the buyer network to reach qualified California second-home and tax-relocation buyers who consistently target Nevada's south shore. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
Updated November 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Kingsbury?
Beyond the main FAQ, these are the questions Kingsbury buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the NREG’s MLS analysis, ski access from Heavenly resort data, TRPA coverage details from the agency, and GreatSchools 2026 school ratings.
Is Kingsbury a good investment?
Kingsbury offers an attainable entry into Nevada-side Lake Tahoe real estate — a structurally scarce south-shore address. The TRPA limits new development, supporting long-run value. Strong vacation-rental demand (verify Douglas County permit eligibility first), Nevada zero state income tax, and the 3% property-tax cap under NRS 361.4723 create favorable long-term ownership math. Buyers planning 5+ year holds have historically seen strong appreciation in ZIP 89449.
What is Kingsbury in Stateline?
Kingsbury is a forested mountain-home area in the hills above Stateline, Nevada, along Kingsbury Grade (SR-207) at Lake Tahoe's south shore. It is a custom-built collection of roughly 400 A-frames, chalets, and estates priced $700K–$3M, with quick Heavenly ski access, sweeping lake and valley views, and mostly HOA-free ownership. A separate Kingsbury Grade page covers the corridor itself.
Can I do a short-term rental in Kingsbury?
Short-term rentals in Kingsbury are subject to Douglas County vacation home rental rules — the Tahoe Township operates a capped permit pool, and you must hold an active county permit for the specific parcel. Availability varies and some areas have additional restrictions. Verify current permit eligibility before purchasing as a vacation-rental investment. Operating a non-permitted short-term rental in the Stateline area carries fines and can affect resale value.
What is KGID and what does it cover?
KGID is the Kingsbury General Improvement District, a special district that provides water and sewer service to the Kingsbury area rather than a homeowners association. KGID handles water delivery, sewage treatment, and related infrastructure for the neighborhood. Because most Kingsbury homes have no HOA, KGID charges — not HOA dues — are the primary recurring service cost beyond property taxes and insurance for single-family owners.
How close is Kingsbury to Heavenly?
Kingsbury is among the closest Nevada-side neighborhoods to Heavenly — the resort's Stagecoach and Boulder lodges sit roughly two to four miles up Kingsbury Grade, a five-to-ten-minute drive from most homes. Heavenly spans nearly 4,800 acres across the California-Nevada state line with a 3,500-foot vertical drop and one of the longest operating seasons on Lake Tahoe.
What are the best lots in Kingsbury?
Elevated, view-oriented lots on the higher slopes of Kingsbury typically command premium pricing for panoramic Lake Tahoe and Carson Valley views — these are the $2M–$3M custom estates. Entry cabins and chalets nearer the lower grade in the $700K–$1.1M range offer the most attainable entry. Lots that back to U.S. Forest Service land and those with south-facing exposure for afternoon sun are the most sought-after.
Is Kingsbury worth the premium over Carson Valley homes?
For buyers who want Heavenly ski access, sweeping Lake Tahoe views, and a south-shore Nevada address, Kingsbury is uniquely positioned. The TRPA prevents replication of the lakeside mountain-home stock elsewhere. For buyers who don't prioritize ski-lake lifestyle, Carson Valley communities in Minden and Gardnerville offer strong value at $560K–$850K versus $700K–$3M+ in Kingsbury, with easier winter commutes.
What is the Kingsbury Grade drive like to Carson City?
SR-207 (Kingsbury Grade) is a steep, scenic mountain route that climbs from Lake Tahoe over the Carson Range and drops into the Carson Valley — about 25 minutes to Carson City in good conditions, with sweeping valley views on the descent. In winter, the grade is subject to chain controls and occasional closures during heavy snow events. AWD/4WD vehicles and chains are strongly recommended for full-time residents; US-50 is the lakeshore alternative during severe storms.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of the Stateline-area mountain-home market — TRPA coverage rules, KGID charges, Douglas County vacation-rental permits, and wildfire-zone insurance — plus 150+ licensed agents and 9,097+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada, covering every Kingsbury tier from entry cabins to custom lake-view estates.
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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?
Compare Kingsbury with neighboring Stateline areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Kingsbury with the community's price positioning, so you can judge whether an adjacent community buys you a meaningfully different lifestyle.
More Stateline communities
A–Z INDEX
Which Stateline and Lake Tahoe Nevada Communities Can You Explore?
Key Nevada-side Lake Tahoe and Stateline communities — from Kingsbury mountain homes to Zephyr Cove lakefront estates to Carson Valley foothill towns. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and community details for that specific area.
KEEP LEARNING
What Else Should You Read About Kingsbury and Stateline?
These guides extend the research most Kingsbury buyers do next — exploring the Kingsbury Grade corridor in detail, comparing down-grade options like Lake Village and Round Hill Village, and reviewing Nevada Lake Tahoe community comparisons — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Kingsbury Grade Community Guide
The SR-207 corridor itself — ski-access hillside homes above Stateline, with corridor-specific listings, market data, and Heavenly access detail.
Read →GUIDE
Round Hill Village Community Guide
East-shore Stateline neighborhood near Zephyr Cove with private beach access — single-family homes from the $600Ks down the grade from Kingsbury.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page 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 Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the NREG’s analysis of NNRMLS data — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- NREG analysis of NNRMLS data — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89449 (Stateline / Kingsbury). NREG market report
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Kingsbury and the Stateline area. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Kingsbury area and ZIP 89449. data.census.gov
- U.S. Census Bureau — Population estimates and change since 2020 for Douglas County (QuickFacts). census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Regional unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/nevada
- Douglas County Assessor — Property tax rates, assessed values, and parcel data for Stateline and Kingsbury (ZIP 89449). douglascountynv.gov/assessor
- Douglas County School District — School assignments, enrollment, and district performance data for Tahoe Township schools (Zephyr Cove Elementary, George Whittell High). dcsd.k12.nv.us
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Kingsbury. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- Tahoe Regional Planning Agency (TRPA) — Land-coverage rules, building and rebuild regulations, and lake-clarity standards governing Kingsbury property. trpa.gov
- Kingsbury General Improvement District (KGID) — Water and sewer service details and charges for the Kingsbury area. kgid.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.4723) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Douglas County Sheriff — Annual crime statistics for Stateline and the Tahoe Township used in the safety section. douglascountynv.gov/sheriff
Methodology: Listing counts, prices and days on market are NREG's analysis of Northern Nevada Regional MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: November 2026 · Next update: November 15