East-Shore Second-Home Buyers
- Private beach access plus Round Hill Pines minutes away
- Heavenly 15 min, Stateline casinos 7 min
- Entry townhomes from $700K vs $1.5M+ lakefront
- Nevada zero income tax on second-home ownership
Wooded East-Shore Homes · Zephyr Cove · Stateline NV
Round Hill Village Homes For Sale
Nevada Real Estate Group — your Round Hill Village specialists. Search wooded single-family homes, townhomes, and condos for sale in this east-shore Lake Tahoe neighborhood near Stateline: $700K–$3M, private beach access, the Round Hill Shopping Center, minutes to Heavenly and the casinos, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89448)
$2197K
LVR / GLVAR via Repliers, as of September 18, 2026
DAYS ON MARKET
86
LVR / GLVAR via Repliers, as of September 18, 2026
COMMUNITY TYPE
Wooded East-Shore Homes
community-data-north.json
TO STATELINE CASINOS
~7 min
Via US-50
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 21, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Round Hill Village at a Glance?
Round Hill Village is a wooded east-shore Lake Tahoe neighborhood in ZIP 89448, with homes priced from $700K to $3M and a median list price near $2,196,500 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked Douglas County corridor.
- Community type: Wooded neighborhood of roughly 325 single-family homes, townhomes, and condos between Stateline and Zephyr Cove — an attainable entry point into an east-shore Lake Tahoe address with private beach access.
- Median list price (ZIP 89448): $2,196,500 (September 2026) — ranging from roughly $700K for townhomes and condos to $3M+ for larger single-family and lake-access properties.
- Best for: Second-home buyers, California tax relocators, families wanting Douglas County schools, remote workers, and investors seeking vacation-rental income with private beach access near Heavenly and the casinos.
- HOA and beach access: Condo and townhome dues run $400–$900/month covering exteriors, snow removal, and the private beach amenity; single-family beach-access fees are lower. Round Hill Pines Beach and Nevada Beach are minutes away.
- Why people choose Round Hill Village: private beach access, the Round Hill Shopping Center within the community, National Forest trails out the back gate, Nevada's zero state income tax, and a $700K–$3M band no lakefront enclave can match.
Last updated September 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Round Hill Village Homes for Sale?
Round Hill Village carries limited active ZIP 89448 listings — single-family homes, townhomes, and condos priced $700K to $3M per NNRMLS data. According to Reno/Sparks Association of REALTORS, east-shore Tahoe inventory is among the tightest in Northern Nevada, and this mixed-type neighborhood changes hands at a measured pace. Listings below refresh daily from live data.
PRICE DISTRIBUTION
How Many Round Hill Village Homes Are Listed in Each Price Range?
The ZIP 89448 median list price for Round Hill Village homes sits near $2197K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data. Active inventory concentrates in the $700K–$2M range, with a smaller upper tier above $2M for larger single-family and view properties. Each card shows current listing counts for Round Hill Village and surrounding ZIP 89448.
Browse Round Hill Village & East-Shore Listings
How Can You Find a Round Hill Village Home by Type, Lifestyle & Price?
Round Hill Village listings are filtered by ZIP 89448 — typically 10–20 active single-family homes, townhomes, and condos in the Stateline / Zephyr Cove area at any time. 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 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
Updated daily · 22 active listings · MLS data
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How Can You Get New Round Hill Village Listings First?
Custom alerts by price, beds, baths, and beach-access features — no spam, unsubscribe anytime. With Round Hill Village homes turning over at a measured 70-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge — especially in the $700K–$2197K 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+ Henderson buyers used NREG alerts last year
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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 in Round Hill Village, Stateline NV?
The Answer
Round Hill Village delivers wooded east-shore Tahoe living above the south shore: single-family homes, townhomes, and condos from $700K to $3M, private beach access, and Nevada's zero state income tax. Schools are served by the Douglas County School District — Zephyr Cove Elementary and George Whittell High serve the Lake Tahoe Nevada attendance area.
What is Round Hill Village known for?
Round Hill Village is known as the wooded, livable east-shore neighborhood between Stateline and Zephyr Cove — roughly 325 single-family homes, townhomes, and condos with private beach access, the Round Hill Shopping Center inside the community, and National Forest trails out the back gate. It is an attainable entry point into an east-shore Lake Tahoe address, offering beach rights, ski proximity to Heavenly, and a Nevada tax address at a price range well below the lakefront enclaves nearby.
Who should live in Round Hill Village?
Round Hill Village fits second-home buyers who want an east-shore Tahoe address without lakefront pricing, California tax relocators seeking a Nevada home for zero state income tax savings, families drawn to Douglas County schools and the wooded setting, remote workers who want lake and ski access with everyday shopping, and investors who can verify Douglas County VHR permit eligibility and HOA compliance. The $700K–$3M price range spans entry townhome buyers to upper-tier single-family purchasers.
What is daily life like in Round Hill Village?
Daily life in Round Hill Village centers on the wooded east-shore rhythm: morning trail runs on National Forest land out the back gate, afternoons at the private beach or Round Hill Pines Beach and Marina, and a quick grocery run to the Round Hill Shopping Center inside the neighborhood. In winter, Heavenly skiing is 15 minutes via US-50 and the Stateline casinos anchor evening dining and shows 7 minutes away. Carson City is 35 minutes over Spooner Summit for services.
Location
Where Is Round Hill Village
Round Hill Village sits off US-50 between Stateline and Zephyr Cove, Nevada (ZIP 89448), in the wooded hills above the south shore of Lake Tahoe in Douglas County. Approximately 7 minutes from the Stateline casinos, 15 minutes from Heavenly Mountain Resort, 35 minutes from Carson City over Spooner Summit, and 70 minutes from Reno-Tahoe International Airport.
Stateline Casinos
7
Min
Heavenly Mountain Resort
15
Min
Zephyr Cove
5
Min
Carson City
35
Min
Reno-Tahoe Airport
70
Min
Round Hill Village
At a Glance$2,196,500
Median List Price (ZIP 89448)
~$600+
Price / Sq Ft (mixed-type)
86
Days on Market
$700K–$3M
Price Range (Round Hill Village)
- Community Type
- Wooded East-Shore Neighborhood
- Price Range
- $700K–$3M
- Developer
- Custom builders (est. 1960s)
- Guard-Gated
- No (open access)
- HOA / Month
- $400–$900 (condo/townhome; SFR lower)
- Beach Access
- Private (HOA / Round Hill Pines area)
- ZIP Code
- 89448
- School District
- Douglas County School District
- To Stateline Casinos
- ~7 min via US-50
- To Heavenly
- ~15 min via US-50
- To Carson City
- ~35 min via Spooner Summit
- To Reno-Tahoe Airport
- ~70 min via US-50 / I-580
Quick Answer
Is Round Hill Village a good place to own a second home?
Round Hill Village is one of the more attainable second-home propositions on the Nevada east shore. Private beach access, minutes to Heavenly and the Stateline casinos, and a $700K–$3M price spread make it an accessible entry into an east-shore Lake Tahoe 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 the parcel's Douglas County VHR permit eligibility and the association's CC&Rs allow short-term rentals if income is part of your plan.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Round Hill Village?
According to the U.S. Census Bureau, the Zephyr Cove-Round Hill Village CDP carries a median household income well above the Douglas County average — consistent with an east-shore Tahoe enclave of high-income professionals, remote workers, retirees, and California tax relocators. Round Hill Village draws second-home buyers and full-time residents who prioritize beach access and mixed-type pricing.
Home values in Round Hill Village have appreciated as high-income California buyers discovered that a Nevada Tahoe address at the $700K–$3M tier compares favorably on a tax-adjusted basis to comparable California south-shore second homes. The community blends owner-occupant full-time residents, second-home owners, and high educational attainment — a profile consistent with the broader Zephyr Cove east-shore area.
89448
Stateline / Zephyr Cove, NV
$95,000+
vs Douglas County $74,000
$1.2M+
vs Douglas County $560K
~58%
vs Douglas County 70%
~50%
vs Douglas County 33%
~20%
vs Douglas County 24%
Private + Round Hill Pines
East-shore beach rights
2.3
vs Douglas County 2.4
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Round Hill Village Market Growing?
Round Hill Village and the broader Zephyr Cove east-shore market have appreciated strongly over the past decade, driven by California high-income tax migration, structural TRPA supply constraints, and the sustained appeal of beach-access Lake Tahoe property at Nevada prices. The Nevada State Demographer projects continued Douglas County growth through 2030, supporting sustained demand for east-shore Tahoe addresses.
+5%Estimated YoY median price growth (ZIP 89448, 2026)
7 minTo Stateline casinos via US-50
35 minTo Carson City via Spooner Summit
ZIP 89448 (Zephyr Cove / Round Hill Village) median list price trajectory, 2010–2026
Round Hill Village homes have appreciated with the broader Zephyr Cove east-shore market — driven by irreplaceable beach-access positioning, National Forest trail frontage, and sustained high-income California buyer demand for Nevada tax addresses. The mixed-type $700K–$3M range remains an attainable entry into an east-shore Tahoe address, keeping buyer demand broad while supply stays constrained by TRPA development limits across the basin.
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 Round Hill Village Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89448 — the Stateline and Zephyr Cove ZIP covering Round Hill Village — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. The current median for the Round Hill Village mixed-type market sits near $1,200,000, up roughly 5% year-over-year, with a median 70 days on market.
Median List Price (ZIP 89448 Round Hill Village tier)
+5% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
55 → 70 days YoY — mixed-type east-shore market moves at measured pace
vs September 2025
Source: Las Vegas REALTORS
Active Listings (Round Hill Village / ZIP 89448)
~16 at any time — supply constrained by TRPA development limits
vs September 2025
Source: Las Vegas REALTORS
86
MEDIAN DAYS ON MARKET
$2197K
MEDIAN LIST PRICE
$700K–$3M
ROUND HILL VILLAGE PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Round Hill Village specialist.
Market Competitiveness
How Competitive Is the Round Hill Village Market Right Now?
Round Hill Village is a low-inventory, measured-pace east-shore market. Typically 10–20 active listings appear in ZIP 89448 covering Round Hill Village and surrounding Zephyr Cove homes, and homes take a median 70 days on market per NNRMLS data. Well-priced townhomes and condos in the $700K–$2197K entry range move faster as the buyer pool at that tier is broader.
42Measured-Pace East Shore
- 70 daysMedian days on market (Round Hill Village / ZIP 89448)
- $700K–$3MRound Hill Village price range
- ~$600+Median price per sq ft (mixed-type)
- Wooded East-Shore HomesCommunity character
Is Round Hill Village Right for You?
Who Should Buy a Home in Round Hill Village?
Round Hill Village spans $700K entry townhomes to $3M lake-view homes — an attainable full-lifestyle address on the Nevada east shore. Six buyer profiles below match lifestyles to specific Round Hill Village options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Round Hill Village Profile Fits Your Buyer Type?
California Tax Relocators
- $30K–$130K+ saved annually on state income tax
- Nevada east-shore address vs CA side of Tahoe
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.471
Families (School-Age Children)
- George Whittell High rated 8/10 GreatSchools
- Small, community-focused school environment
- Forest trails and beach access at the doorstep
- Round Hill Shopping Center for everyday needs
Vacation-Rental Investors
- Strong summer and ski-season demand from CA
- Verify Douglas County VHR permit before buying
- HOA CC&Rs must allow short-term rentals
- Beach access commands premium rental rates
Remote Workers
- Forest morning, work afternoon — east-shore living
- 70 minutes to Reno-Tahoe Airport for travel
- Zero Nevada income tax on remote earnings
- Shopping and dining inside the community
Retirees / Semi-Retirees
- Townhome and condo options with low maintenance
- Beach access and forest trails year-round
- Zero Nevada state income tax on retirement income
- 3% property-tax cap keeps costs predictable
Best Fit For
- East-shore second-home buyers — Private beach access, Round Hill Pines minutes away, and an attainable east-shore price tier — from $700K versus $1.5M+ for lakefront enclaves.
- California tax relocators — Nevada zero state income tax saves $30,000–$130,000+ per year at high income levels — on top of an east-shore Tahoe address the California side cannot match on tax math.
- Families with school-age children — George Whittell High School (8/10 GreatSchools) with a small 14:1 ratio, forest trails out the back gate, and the Round Hill Shopping Center for everyday needs.
- Vacation-rental investors — Strong summer and ski-season demand from California visitors — conditional on verifying Douglas County VHR permit eligibility and HOA CC&R compliance before buying.
- Remote workers — Forest morning, work afternoon, beach on the weekend — 70 minutes to the airport for quarterly travel, zero Nevada income tax on remote earnings.
- Retirees and semi-retirees — Low-maintenance townhome and condo options, beach access, forest trails, and zero Nevada income tax on retirement distributions — without the upkeep of a large lakefront estate.
Ready to explore homes in Round Hill Village? Our team knows every property tier, HOA document, beach-access right, and Douglas County VHR requirement on the Nevada east shore.
Start Your Round Hill Village SearchPros
- Private beach access plus Round Hill Pines Beach and Nevada Beach minutes away
- Round Hill Shopping Center within the community for everyday convenience
- Attainable east-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
- George Whittell High School rated 8/10 GreatSchools with a small 14:1 ratio
- Low crime — one of the safer areas in the Tahoe Township
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $400–$900/month for condo and townhome buildings add to monthly carrying costs
- Not all properties qualify for short-term rentals — verify Douglas County VHR permit and CC&Rs before purchasing as investment
- Single-family and view homes above $1M move into jumbo-loan territory requiring 700+ credit and 20% down
- US-50 over Spooner Summit can close in severe winter storms — plan for seasonal road conditions
- Limited inventory — roughly 325 homes total and fewer than 20 active listings typically, making the search more competitive
Neighborhood Comparison
How Does Round Hill Village Compare to Marla Bay, Zephyr Cove & Other Nevada Tahoe Communities?
A like-for-like comparison of the most-searched Nevada east-shore Lake Tahoe communities — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $1.2M for Round Hill Village homes to $10M+ for Glenbrook lakefront estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Round Hill Village | $1,200,000 | ~$600+ | 70 | 16 | Wooded · Beach Access · Convenience |
| Marla Bay | $3,000,000 | ~$1,100+ | 95 | 10 | Sandy Bay · Private Beach · Buoy Field |
| Zephyr Cove | $2,200,000 | ~$900+ | 85 | 8 | Prestige Cove · HOA Pier · Beach |
| Skyland | $3,200,000 | ~$1,150+ | 90 | 6 | Lakefront · Private Piers · Buoys |
| Glenbrook | $5,000,000 | ~$1,300+ | 120 | 5 | Historic · Gated · Private Golf |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Nevada Lake Tahoe Community?
Submarket 1
Round Hill Village
The wooded east-shore neighborhood between Stateline and Zephyr Cove — roughly 325 single-family homes, townhomes, and condos with private beach access, shopping within the community, and Nevada's zero state income tax.
Browse Round Hill Village homes →$1.2MMedian Price
70Days on Market
16Active Listings
~$600+Price / Sq Ft
Submarket 2
Marla Bay
The east shore's sandy-bay lakefront enclave near Zephyr Cove — roughly 98 homes blending 1930s cabins and modern estates, with a private homeowners' beach, a community buoy field, and lakefront piers.
Browse Marla Bay homes →$3MMedian Price
95Days on Market
10Active Listings
~$1,100+Price / Sq Ft
Submarket 3
Zephyr Cove
The prestigious east-shore cove anchoring the area — HOA pier, beach, and buoy field nearby, with lakefront and lake-view homes from roughly $1.5M.
Browse Zephyr Cove homes →$2.2MMedian Price
85Days on Market
8Active Listings
~$900+Price / Sq Ft
Submarket 4
Skyland
Neighboring east-shore lakefront enclave just north — private piers, buoys, and a homeowners' beach, with a comparable old-Tahoe-to-modern character mix.
Browse Skyland homes →$3.2MMedian Price
90Days on Market
6Active Listings
~$1,150+Price / Sq Ft
Submarket 5
Glenbrook
Nevada's historic private gated Lake Tahoe community on the east shore — private golf course, private beach, and ultra-luxury estate pricing from $3M to $20M+.
Browse Glenbrook homes →$5MMedian Price
120Days on Market
5Active Listings
~$1,300+Price / Sq Ft
Submarket 6
Round Hill Village — The East-Shore Entry Point
An attainable entry into a Nevada east-shore Lake Tahoe address — private beach access, Round Hill Pines Beach minutes away, the Round Hill Shopping Center inside the community, and homes from $700K to $3M. Upper-tier homes capture Lake Tahoe views. The east-shore neighborhood that pairs everyday convenience and forest-trail access with beach rights, at a price point well below the lakefront enclaves nearby.
Browse Round Hill Village — The East-Shore Entry Point homes →From $700KAttainable Entry
~7 minTo Stateline Casinos
Private BeachEast-Shore Access
70 minTo Reno Airport
Where Is Round Hill Village on the Map?
Round Hill Village sits off US-50 between Stateline and Zephyr Cove, Nevada (ZIP 89448), in the wooded hills above the south shore of Lake Tahoe, approximately 5 minutes from Zephyr Cove, 7 minutes from the Stateline casinos, 15 minutes from Heavenly Mountain Resort, 35 minutes from Carson City over Spooner Summit, and 70 minutes from Reno-Tahoe International Airport.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which east-shore
Tahoe neighborhood fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89448?
ZIP 89448 covers Stateline, Zephyr Cove, and Round Hill Village on the south and east shore of Lake Tahoe, Nevada. 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 |
|---|---|---|---|---|---|---|
| 89448 | Stateline · Zephyr Cove · Round Hill Village | $1.2M | ~$600 | 70 | 30 | +5.0% |
| 89449 | Stateline (casino core) · South Shore | $950K | ~$550 | 65 | 12 | +4.2% |
| 89413 | Glenbrook · East Shore Lake Tahoe | $3.5M | ~$1,100 | 110 | 8 | +3.2% |
| 89703 | Carson City (west) · Kings Canyon | $620K | ~$310 | 38 | 90 | +2.6% |
| 89423 | Minden · Carson Valley | $680K | ~$300 | 36 | 120 | +2.2% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Douglas County GIS.
Community & Property Guide
What Are the Key Property Tiers in Round Hill Village?
Round Hill Village is a custom-built east-shore neighborhood established in the 1960s, blending single-family homes, townhomes, and condominiums in a wooded setting. Each tier and condo or townhome association carries its own HOA dues, reserve fund, and CC&R rules — including positions on short-term rentals and beach access. Verify HOA documents and Douglas County VHR permit status before an offer.
Attached · Value Entry
Entry Townhomes & Condos
Most attainable east-shore entry; HOA varies by complex
SFR · Treed Lots
Wooded Single-Family Homes
Custom homes on treed lots with beach-access rights
Elevated · Views
Lake-View & Lake-Access Homes
Larger homes with Tahoe views; premium tier
Attached · Pool / Tennis
Lake Village (Adjacent PUD)
Neighboring condo/townhome PUD with pool, spa, tennis
Lakefront · Pier / Beach
Zephyr Cove Lakefront
Alternative for true-lakefront buyers
Outdoor Recreation
What Outdoor Amenities Does Round Hill Village Offer?
Round Hill Village residents live where beach access meets forest recreation — private beach rights, Round Hill Pines Beach minutes away, National Forest trails out the back gate, and Heavenly 15 minutes south. The Lake Tahoe Basin Management Unit (U.S. Forest Service) manages the surrounding forest, making this one of the most recreation-rich addresses on the Nevada east shore.
3 MIN
Round Hill Pines Beach & Marina
Sandy beach + marinaSwimming · Boating · DiningSeasonal day-use / residents
One of the most popular sandy beaches on the east shore — boat and paddleboard rentals, a marina, and a seasonal beachside restaurant, minutes from Round Hill Village on the sunny southeast shore.
AT THE DOOR
Private HOA Beach Access
Community beach rightsSwimming · SunbathingRound Hill residents only
Round Hill Village residents enjoy private beach access through the community association — confirm the specific beach-access rights attached to any parcel, which vary by sub-association.
5 MIN
Nevada Beach
Forest Service beachSwimming · Picnicking · CampingDay-use fee
A long, sandy Forest Service beach with picnic areas and a campground on the Nevada south shore — a meadow path from Round Hill Village leads down toward it.
15 MIN
Heavenly Mountain Resort
4,800 acresSkiing · Snowboarding · GondolaTicketed
One of Tahoe's largest ski resorts, straddling the Nevada-California line above Stateline — 4,800 acres of terrain, the scenic gondola, and a full base village 15 minutes from Round Hill Village via US-50.
5 MIN
Tahoe Rim Trail
165-mile loopHiking · Mountain BikingFree
The iconic 165-mile ridgeline trail circling Lake Tahoe — accessible from trailheads near Round Hill Village, with panoramic lake and Sierra Nevada views, and connectors out the back gate of the neighborhood.
AT THE DOOR
National Forest Trails (back gate)
Open forest landHiking · Biking · SnowshoeingFree
National Forest land out the back gate links directly to hiking and biking trails — one of Round Hill Village's defining everyday amenities for residents who want forest at the doorstep.
5 MIN
Lake Tahoe (direct access)
191 sq miBoating · Beaches · Water SportsBeach access varies
North America's largest alpine lake — Round Hill residents reach the water within minutes via private beach access, Round Hill Pines, and Nevada Beach on the sunny southeast shore.
10 MIN
Edgewood Tahoe Golf Course
18 holesGolfResort / public rates
A celebrated championship lakefront golf course at Stateline — host of major tournaments, 10 minutes from Round Hill Village via US-50, with some of the finest lake-edge holes in the country.
The Round Hill Village Lifestyle
What Does a Weekend in Round Hill Village Look Like?
A Saturday in Round Hill Village: morning trail run on National Forest land out the back gate — managed by the U.S. Forest Service — afternoon at Round Hill Pines Beach, evening at the Stateline casinos 7 minutes away, and Heavenly skiing in winter. Private beach access, forest at the doorstep, and zero Nevada income tax.
300+Days of Sun
7 minTo Stateline Casinos
3 minTo Round Hill Pines Beach
15 minTo Heavenly
THIS WEEKEND'S OPEN HOUSES
Can You Tour Round Hill Village Homes This Weekend?
Round Hill Village homes show by appointment — weekend open houses are uncommon in the east-shore Tahoe 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 Round Hill Village?
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 Round Hill Village 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 Round Hill Village?
Round Hill Village residents are 35 minutes from Carson City via Spooner Summit and 70 minutes from Reno-Tahoe International Airport. According to the U.S. Bureau of Labor Statistics, regional unemployment runs near historic lows — driven by Carson Tahoe Health, Nevada state government, Renown Health, and the Tahoe-Reno tech corridor. Heavenly, the Stateline casinos, and Edgewood Tahoe are the primary local employers on the south shore.
$95,000+Median household income (Zephyr Cove CDP)U.S. Census ACS estimate
Casinos / HeavenlyPrimary south-shore employersHospitality + resort operations
35 minTo Carson City job baseVia Spooner Summit / US-50
70 minTo Reno-Tahoe International AirportVia US-50 / I-580
Top Employers Accessible from Round Hill Village
- Stateline Casinos & ResortsPrimary south-shore employer — gaming, hospitality, dining, and entertainment minutes from Round Hill Village via US-50
- Heavenly Mountain ResortMajor ski resort straddling the Nevada-California line above Stateline (~15 min via US-50)
- Edgewood TahoeLakefront resort, championship golf course, and conference venue at Stateline (~10 min)
- Carson Tahoe HealthRegional healthcare system in Carson City (~35 min over Spooner Summit)
- Nevada State GovernmentState capital employment base in Carson City, 35 minutes via US-50
- Tesla Gigafactory / SwitchBattery, EV manufacturing, and hyperscale data centers at Tahoe-Reno Industrial Center (~80 min via US-50 / I-580)
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Round Hill Village Compare to Marla Bay, Zephyr Cove & Glenbrook?
Choosing between Nevada Lake Tahoe communities? This table compares Round Hill Village homes ($1.2M, wooded mixed-type), Marla Bay lakefront ($3M, sandy bay), Zephyr Cove ($2.2M, prestige cove), and Glenbrook ($5M+, gated east-shore). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Round Hill Village | Marla Bay | Zephyr Cove | Glenbrook |
|---|---|---|---|---|
| Median List Price | $1.2M | $3M | $2.2M | $5M+ |
| Price / Sq Ft | ~$600 | ~$1,100 | ~$900 | ~$1,300 |
| Days on Market | 70 | 95 | 85 | 120 |
| HOA / Month | $400–$900 | Varies | Varies | Custom gated HOA |
| Beach Access | Private + Round Hill Pines | Private homeowners' beach | HOA pier + beach | Private beach |
| Property Type | SFR / Townhome / Condo | SFR / Lakefront | SFR / Lakefront | SFR / Estate |
| Guard-Gated | No | No | No | Yes |
| To Heavenly | 15 min | 15 min | 12 min | 25 min |
| Best For | Attainable · Beach · Convenience | Sandy Bay · Lakefront | Prestige Cove · Lakefront | Ultra-Luxury · Privacy · Golf |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Round Hill Village 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 Round Hill Village Payment
$7,037
Illustrative Monthly Payment
- Principal & Interest$6,387
- 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 Round Hill Village?
From Round Hill Village, the Stateline casinos are 7 minutes via US-50, Heavenly 15 minutes, Carson City 35 minutes over Spooner Summit, and the airport 70 minutes. Residents drive — the south shore has limited transit. Most owners are remote workers, full-time residents, or second-home visitors per U.S. Census ACS data — US-50 is the lifeline to Carson City and Reno.
Drive Times from Round Hill Village
- 3 minRound Hill Pines BeachVia US-50
- 5 minZephyr CoveVia US-50 north
- 7 minStateline CasinosVia US-50 south
- 15 minHeavenly Mountain ResortVia US-50
- 35 minCarson CityVia Spooner Summit / US-50
- 12 minSouth Lake Tahoe, CAVia US-50 south
- 60 minRenoVia US-50 / I-580
- 70 minReno-Tahoe Intl AirportVia US-50 / I-580
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Round Hill Village?
Most Round Hill Village home purchases close in 30–45 days; cash offers close in 7–14 days. Financed single-family and view homes above $1M require jumbo-loan underwriting, so expect 35–45 days from accepted offer to funding. For condo and townhome purchases, the lender must also approve the building as warrantable; confirm this before writing an offer.
Quick Answer
What credit score do you need to buy a Round Hill Village home?
It depends on the property tier. Entry townhomes and condos near $700K may finance within or just above the 2026 conforming limit of $766,550 with strong credit and standard down payments. Single-family and view homes above $1M typically require jumbo financing — a 700+ credit score and 20% down. For purchases above $1.5M, lenders often want 720+ credit and 12 months of cash reserves in addition to the down payment. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs. Confirm any condo or townhome complex's warrantability with your lender before making an offer.
Round Hill Village FAQ — 18 Answers
What Do Round Hill Village Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Round Hill Village?
Round Hill Village homes run from roughly $700,000 for townhomes and condominiums to $3,000,000-plus for larger single-family and lake-access properties, per Northern Nevada Regional MLS data for ZIP 89448. The median list price sits near $2,196,500 according to Reno/Sparks Association of REALTORS — one of the broadest price spreads on the Nevada side of Lake Tahoe.
What makes Round Hill Village different from other east-shore Tahoe neighborhoods?
Round Hill Village is the wooded, everyday-livability neighborhood of the south-shore Nevada corridor — roughly 325 residences blending single-family homes, condominiums, and townhomes between Stateline and Zephyr Cove. Most east-shore enclaves are lakefront-only and start above $1.5M; Round Hill Village offers a townhome and condo entry point from $700K, private HOA beach access, the Round Hill Shopping Center inside the community, and National Forest trails out the back gate, all on a Nevada tax address minutes from Heavenly and the casinos.
What types of properties are in Round Hill Village?
Round Hill Village is a mixed-type community of roughly 325 residences: cozy townhomes and condominiums at the attainable end, custom single-family homes through the mid tier, and a smaller set of lake-access and view properties at the top. Townhomes and condos start near $700,000, single-family homes climb through the $1M–$2M range, and view or lake-access properties reach $3M and beyond. Condo and townhome buildings fall under HOA management covering exteriors, common areas, and typically the private beach amenity.
Is Round Hill Village a gated community?
No — Round Hill Village is not a guard-gated community. It is an open, heavily treed residential neighborhood off US-50 between Stateline and Zephyr Cove, accessible without staffed entry gates. Security comes through HOA governance for the condo and townhome associations and the naturally quiet, low-traffic character of the wooded streets. Buyers seeking 24-hour guard-gated security on the Nevada east shore should look at the historic Glenbrook community further north on US-50.
What are HOA fees like in Round Hill Village?
HOA fees in Round Hill Village vary widely by property type — single-family homes may carry a modest beach-access or neighborhood association fee, while condominium and townhome complexes typically run $400–$900 per month covering building exteriors, common-area landscaping, snow removal, and the private beach amenity. Contact Nevada Real Estate Group at (775) 277-2120 for current HOA dues on any specific listing; dues, reserve fund health, beach-access rights, and any pending special assessments should all be verified during escrow.
Is there beach access in Round Hill Village?
Yes — Round Hill Village residents enjoy private beach access through the community association, and the neighborhood sits minutes from Nevada Beach and Round Hill Pines Beach and Marina on Lake Tahoe's sunny southeast shore. Round Hill Pines is one of the most popular sandy beaches on the east shore, with a marina, boat rentals, and a seasonal restaurant. Confirm the specific beach-access rights attached to any parcel — they vary by sub-association — with Nevada Real Estate Group before making an offer.
What schools serve Round Hill Village?
Round Hill Village is in Douglas County and served by the Douglas County School District, which covers the Stateline and Zephyr Cove area on the Nevada south shore of Lake Tahoe. Zephyr Cove Elementary School is the assigned neighborhood elementary, with George Whittell High School serving the Lake Tahoe Nevada attendance area. Confirm current school-zone assignment for any specific address with the Douglas County School District or the Douglas County Assessor before purchasing.
How far is Round Hill Village from the Stateline casinos and Heavenly?
Round Hill Village sits just above the south shore corridor — the Stateline casinos are roughly 7 minutes south via US-50, and Heavenly Mountain Resort is about 15 minutes via US-50. That positioning gives residents quick access to ski terrain, dining, and entertainment without living in the high-density Stateline core. Heavenly straddles the Nevada-California line above South Lake Tahoe with 4,800 acres of terrain, while the casinos anchor year-round nightlife and shows minutes from the neighborhood.
What are property taxes like in Round Hill Village?
Property taxes in Round Hill Village fall under Douglas County's jurisdiction. Nevada's effective property-tax 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. On a $2,196,500 Round Hill Village home, the annual tax bill typically runs approximately $6,000–$8,400 per Douglas County Assessor data — meaningfully below comparable California Tahoe properties taxed at 1.0–1.2%. Nevada also levies no state income tax, a real advantage for second-home and relocating buyers.
Can I rent out a Round Hill Village home short-term?
Short-term vacation rentals in Round Hill Village are governed by Douglas County's Tahoe Township VHR (vacation home rental) ordinance plus any HOA CC&R restrictions — not all properties qualify, and condo and townhome associations may limit or prohibit nightly rentals. Before purchasing a Round Hill Village property as a vacation-rental investment, verify the specific parcel's VHR permit eligibility with Douglas County, the sub-association CC&Rs, and any cap on permits in the Tahoe basin. Operating a non-permitted rental carries fines and could affect resale.
How competitive is the Round Hill Village real estate market?
Round Hill Village inventory is limited — the neighborhood holds roughly 325 residences, and well-located homes across its broad price spread change hands at a measured pace. Per NNRMLS data for ZIP 89448, attainable townhomes and condos in the $700K–$2197K range typically go under contract in roughly 86 days, while larger single-family and view properties can take three to six months. When a Round Hill Village home is priced correctly for its type and beach-access rights, buyer competition from California second-home buyers can accelerate the timeline significantly.
What is the investment case for Round Hill Village homes?
Round Hill Village offers an attainable entry into the Nevada east shore — an irreplaceable Lake Tahoe address near Stateline and Heavenly with private beach access and a Nevada tax advantage. The Tahoe Regional Planning Agency restricts new development around the lake, creating structural supply constraints that support long-run value. Nevada's zero state income tax and 3% property-tax cap under NRS 361.471 add favorable carrying math. Buyers planning a 5+ year hold benefit from both appreciation potential and optional vacation-rental income — subject to HOA and Douglas County VHR permit verification.
How does Round Hill Village compare to other Nevada Tahoe neighborhoods?
Round Hill Village is the south-shore Nevada east-shore entry tier — most attainable at $700K–$3M, versus lakefront enclaves like Marla Bay, Skyland, and Zephyr Cove that typically start at $1.5M and extend to $15M+ for true lakefront estates. Adjacent communities include Lake Village (an attached condo PUD off US-50), Zephyr Cove to the north, and Glenbrook's historic gated enclave further along the east shore. Round Hill Village buyers get private beach access and a wooded Nevada Tahoe address at a price point that lakefront listings cannot match.
What should I budget for monthly costs in Round Hill Village?
At a $2,196,500 Round Hill Village purchase with 20% down at 7% interest, principal and interest runs approximately $6,387/month. Add Douglas County property tax of roughly $600–$700/month, HOA dues of $400–$900/month for condo or townhome buildings (single-family beach-access fees are lower), homeowners insurance, and utilities. Total monthly carrying costs for a financed condo or townhome typically run $7,800–$9,000 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 Round Hill Village buyers need to know about the HOA?
Before writing an offer on any Round Hill Village condo or townhome, request the full HOA document package: CC&Rs, bylaws, meeting minutes from the past two years, the reserve fund study, the current operating budget, beach-access rights documentation, and any pending or recently levied special assessments. Building-envelope repair, roof replacement, and snow-load remediation are common reserve fund line items in Tahoe communities — a reserve fund below 70% funded is a yellow flag. Confirm whether the association carries master hazard insurance on the building structure or whether each owner must carry individual dwelling coverage.
What is the minimum down payment to buy in Round Hill Village?
Round Hill Village spans the conforming-to-jumbo line. Townhomes and condos near $700K can be financed within or just above the 2026 conforming limit of $766,550, while single-family and view homes above $1M move into jumbo territory. Jumbo financing typically requires 20% down and a 700+ credit score; on a $2,196,500 purchase that means $240,000 down. Some buyers who qualify for high-balance conforming loans in high-cost counties may find options with 10% down. Cash purchases are common for second-home buyers. Budget an additional 1–2% for closing costs. Call Nevada Real Estate Group at (775) 277-2120 to confirm current programs for east-shore Tahoe homes.
Is Round Hill Village a good second-home or vacation-rental investment?
Round Hill Village is one of the more attainable second-home propositions on the Nevada east shore — private beach access, minutes to Heavenly and the Stateline casinos, and a $700K–$3M price spread well below true lakefront enclaves. As a vacation rental, demand from Bay Area and Sacramento ski and lake visitors is strong in summer and winter. The critical step: verify Douglas County VHR permit eligibility for the specific parcel and confirm the condo or townhome association's CC&Rs allow nightly rentals before buying as an investment — some associations restrict or prohibit short-term rentals.
Can Nevada Real Estate Group help me buy or sell a Round Hill Village home?
Yes — Nevada Real Estate Group represents buyers and sellers throughout the Nevada east shore, including Round Hill Village townhome, condo, and single-family transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89448 and Round Hill Village's property tiers. We have the buyer network to reach qualified California second-home and tax-relocation buyers who consistently target the Nevada side of Tahoe. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Round Hill Village?
Beyond the main FAQ, these are the questions Round Hill Village buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from association records, beach-access details from the community associations, and GreatSchools 2026 school ratings.
Is Round Hill Village a good investment?
Round Hill Village offers an attainable entry into the Nevada east shore — a structurally scarce Lake Tahoe address. The TRPA limits new development, supporting long-run value. Strong vacation-rental demand (verify Douglas County VHR permit and CC&Rs first), Nevada zero state income tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Buyers planning 5+ year holds have historically seen strong appreciation in ZIP 89448.
What is Round Hill Village in Stateline?
Round Hill Village is a wooded east-shore neighborhood near Stateline and Zephyr Cove, Nevada, off US-50 in Douglas County (ZIP 89448). Established in the 1960s, it blends roughly 325 single-family homes, condominiums, and townhomes in a heavily treed setting, with private beach access, the Round Hill Shopping Center inside the community, and National Forest trails out the back gate — at a $700K–$3M price spread that is one of the most attainable on the east shore.
Can I do a short-term rental in Round Hill Village?
Short-term rentals in Round Hill Village are subject to two layers of rules: (1) Douglas County Tahoe Township VHR permit — you must hold an active county permit for the specific parcel, and availability can be capped; (2) the property's HOA CC&Rs — some condo and townhome associations restrict or prohibit nightly rentals. Both must be verified before purchasing as a vacation-rental investment. Operating a non-permitted rental carries fines and can affect resale value.
Does Round Hill Village have beach access?
Yes — Round Hill Village residents enjoy private beach access through the community association, and the neighborhood sits minutes from Round Hill Pines Beach and Marina and Nevada Beach on the sunny southeast shore. Round Hill Pines is one of the most popular sandy beaches on the east shore, with boat rentals, a marina, and a seasonal restaurant. Confirm the specific beach-access rights attached to any parcel before buying — they vary by sub-association.
How close is Round Hill Village to Heavenly?
Round Hill Village is about 15 minutes from Heavenly Mountain Resort via US-50, and roughly 7 minutes from the Stateline casinos. That positioning gives residents quick access to ski terrain, dining, and entertainment without living in the high-density Stateline core. Heavenly straddles the Nevada-California line above South Lake Tahoe with 4,800 acres of terrain and the scenic gondola.
What are the best properties in Round Hill Village?
Upper-tier single-family and lake-view homes command premium pricing for their tree-screened privacy and Tahoe views — these are the $2M–$3M+ properties. Entry townhomes and condos in the $700K–$1.1M range offer the most attainable east-shore entry. Homes closest to the private beach access, the meadow path to Nevada Beach, or the National Forest back gate are among the most sought-after within the mid tier.
Is the Nevada east shore worth the premium over Carson Valley?
For buyers who want beach access on Lake Tahoe, forest trails out the back gate, and proximity to Heavenly and the casinos, Round Hill Village on the east shore is uniquely positioned. The TRPA prevents replication of the lake-access setting down in the valley. For buyers who don't prioritize lake-and-ski lifestyle, Carson Valley communities like Minden and Gardnerville offer strong value at $600K–$750K versus $700K–$3M+ in Round Hill Village.
What is the US-50 drive like from Round Hill Village to Carson City?
US-50 over Spooner Summit is a scenic mountain route through the Sierra Nevada — 35 minutes in good conditions, climbing from lake level to the summit and down into the Carson Valley with sweeping views. In winter, the road is subject to chain controls and occasional closures during heavy snow events. AWD/4WD vehicles and chains are strongly recommended for full-time east-shore residents. During storms, plan for potential delays.
WHY NEVADA REAL ESTATE GROUP
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Deep knowledge of east-shore property tiers — HOA structures, beach-access rights, Douglas County VHR permits, and warrantability — plus 150+ licensed agents and 9,061+ 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 Round Hill Village tier from entry townhomes to lake-view single-family homes.
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NEARBY COMMUNITIES
Which Communities Are Near Round Hill Village?
Compare Round Hill Village with neighboring east-shore areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Round Hill Village 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 Round Hill Village wooded east-shore homes to Marla Bay sandy-bay lakefront to Glenbrook's historic private golf enclave. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and HOA details for that specific community.
KEEP LEARNING
What Else Should You Read About Round Hill Village and the Nevada East Shore?
These guides extend the research most Round Hill Village buyers do next — exploring Marla Bay and Zephyr Cove lakefront options, comparing east-shore enclaves, and reviewing Nevada Lake Tahoe community profiles — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Marla Bay Community Guide
The east shore's sandy-bay lakefront enclave near Zephyr Cove — private homeowners' beach, a community buoy field, and lakefront piers at a $1.5M–$15M+ price range.
Read →GUIDE
Zephyr Cove Community Guide
The prestigious east-shore cove anchoring the area — HOA pier, beach, and buoy field, with lakefront and lake-view homes from roughly $1.5M.
Read →MARKET REPORT
Reno-Tahoe Market Hub
Northern Nevada and Lake Tahoe market data, neighborhood comparisons, and every Reno and 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 Round Hill Village 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 Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89448 (Stateline / Zephyr Cove / Round Hill Village). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Round Hill Village and the Nevada east shore. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Zephyr Cove-Round Hill Village CDP and ZIP 89448. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Douglas County and the Lake Tahoe area. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA and 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, Zephyr Cove, and Round Hill Village (ZIP 89448). douglascountynv.gov/assessor
- Douglas County School District — School assignments, enrollment, and district performance data for the Lake Tahoe Nevada attendance area (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 Round Hill Village. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- U.S. Forest Service — Lake Tahoe Basin — National Forest land, trail access, and recreation details for the forest land surrounding Round Hill Village. fs.usda.gov/ltbmu
- 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 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Douglas County Sheriff — Annual crime statistics for the Tahoe Township and surrounding Douglas County areas used in the safety section. douglascountynv.gov/sheriff
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: October 15