Leave a Message

Thank you for your message. We will be in touch with you shortly.

Nevada vs. California: Long-Term Homeownership Costs in Lake Tahoe Explained

Lake Tahoe

Aerial view of Lake Tahoe shoreline showing homes on both the California and Nevada sides.

By Cole Mizak, Lake Tahoe Real Estate Agent | Compass

If you're shopping for Lake Tahoe homes for sale, you’ve probably asked the question: Should I buy on the Nevada side or the California side of the lake? Both offer stunning views, outdoor access, and strong property values. But from a long-term cost perspective, there are some major differences — and they matter.

As a Lake Tahoe realtor who's worked with buyers on both sides, I break down the real costs you’ll face over the years beyond just the sticker price.


1. Property Taxes: Nevada Wins Big

Let’s start with property tax — the single biggest cost outside your mortgage.

  • Nevada side: Property taxes hover around 0.55% of assessed value.

  • California side: Expect closer to 1.1% — double Nevada’s rate.

Over 10-15 years of ownership, that adds up fast. For example, on a $1.5M home:

  • NV: ~$8,250/year

  • CA: ~$16,500/year

Bottom line: If you're comparing Lake Tahoe homes for sale with similar price tags, Nevada gives you a massive long-term tax break.


2. State Income Tax: California Bites Harder

Nevada has no state income tax. California? Up to 13.3% depending on your income level.

If you’re a high earner or plan to make Tahoe your primary residence, this is a major financial consideration. Even if you're just selling a business or cashing out stocks, California’s capital gains tax will hit harder.


3. Homeowner Fees & Insurance: It Depends on Location

HOA fees vary widely across both sides of the lake — but there’s a key difference in insurance costs.

  • California side: Wildfire risk is a big issue. Many homeowners are now forced into the state’s FAIR Plan or face premiums 2–3x higher than a few years ago.

  • Nevada side: Less vegetation, stricter defensible space rules, and lower claims history mean lower premiums in many areas.


4. Cost of Utilities and Services

This one's more nuanced.

  • California tends to have higher utility rates, especially for electricity.

  • Nevada’s Incline Village has private utilities (like IVGID) that offer solid infrastructure, though fees can be higher than average.

But overall? Nevada still tends to edge out California in monthly utility and municipal costs.


5. Resale Value and Market Trends

Here’s where things even out a bit. Demand is strong on both sides. But:

  • California side has more inventory and diversity in home types.

  • Nevada side is more exclusive, especially around Incline Village, with limited supply driving prices up over time.

From a resale and investment standpoint, both perform well — but buyers with long-term vision may appreciate Nevada’s tax advantages even more.


Final Thoughts from Cole Mizak

When comparing Lake Tahoe homes for sale, it's not just about square footage or lake views. It’s about how much that home will actually cost you over 10, 20, or 30 years.

As a Lake Tahoe real estate agent who’s helped dozens of buyers navigate this exact decision, I’ll always recommend doing a full financial breakdown before making your move.

Want a clear, side-by-side comparison based on your price range and goals? Let’s connect — I’ll run the numbers and help you make a smart, long-term play.


📞 Ready to Explore Lake Tahoe Homes for Sale?

Whether you're comparing costs between Nevada and California or just starting your search, I’m here to help you make the smartest move for your future.

Contact Cole Mizak – Lake Tahoe Real Estate Agent | Compass
📱 Phone: (775) 225-2549
📧 Email: [email protected]
🌐 Website: MTNLuxuryLiving.com

Let’s talk strategy, taxes, and the right home for you — on either side of the lake.

Recent Blog Posts

Stay up to date on the latest real estate trends.

A sunny afternoon in downtown Truckee, CA with historic buildings and people walking by shops

Lake Tahoe

Living in Truckee, CA: What You Need to Know From a Local Realtor

August 26, 2025

Cole Mizak, top Truckee real estate agent with Compass, shares what life is like in this unique mountain town — and what buyers need to know.

Aerial view of a Lake Tahoe neighborhood near top-rated public schools with mountains in the background

Lake Tahoe

Top Public Schools in Lake Tahoe: Best Areas for Home Buyers in 2025

August 21, 2025

Lake Tahoe's best-rated schools and where to buy if education matters

Lake Tahoe real estate agent Cole Mizak standing in front of a luxury home with mountain and lake views

Lake Tahoe

How to Set Up a Successful Short-Term Rental in Lake Tahoe

August 20, 2025

Lake Tahoe Real Estate Agent Cole Mizak Shares Pro Tips for Turning Your Property Into a High-Earning Vacation Rental

Scenic view of Lake Tahoe homes during early fall with mountains and trees in the background

Lake Tahoe

Why September Is the Best Time to Buy a Home in Lake Tahoe

August 19, 2025

Insider Tips from Cole Mizak, Leading Lake Tahoe Realtor with Compass

Modern Lake Tahoe short-term rental with scenic mountain views and cozy outdoor patio

Lake Tahoe

🏡 7 Proven Ways to Make Your Lake Tahoe Short-Term Rental Stand Out in a Crowded Market

August 18, 2025

Smart upgrades and local insights from top Lake Tahoe realtor Cole Mizak

Stunning lake view from a luxury home in Incline Village, Nevada

Lake Tahoe

Best Lake View Neighborhoods in Incline Village to Buy Your Dream Home

August 17, 2025

A Local Realtor’s Guide to Where the Views Are Worth Every Penny

Aerial view of Tahoe Donner neighborhood showing homes, mountains, and forest in Truckee, California

Lake Tahoe

Your Guide to Real Estate in Tahoe Donner—From a Local Truckee Realtor

August 15, 2025

A local guide to buying in Tahoe Donner—from scenic mountain homes to golf course retreats

Lake Tahoe

Luxury Redefined: 2025 Interior Design Trends in Lake Tahoe Homes

August 14, 2025

Explore the most in-demand design features buyers want in Lake Tahoe homes for sale—straight from top Lake Tahoe realtor Cole Mizak.

Aerial view of luxury lakefront homes in Lake Tahoe under clear blue skies, showcasing current real estate trends.

Lake Tahoe

🏡 2025 Market Update: How Lake Tahoe’s Luxury Lake View Homes Are Performing

August 13, 2025

Luxury lake view homes are holding strong in 2025—here’s what buyers, sellers, and investors need to know now.

Work With Cole

Cole’s mission is to elevate the real estate experience for his clients. He is a long-time Lake Tahoe local and luxury home expert who has developed innovative strategies to provide his clients with an unmatched, bespoke level of service, attention, and support.