Where you can still rent a Lake Tahoe home short-term in 2026: permit caps, waitlists, fees, occupancy limits and lodging taxes for Incline Village, Placer County, Truckee, South Lake Tahoe and Douglas County.
Lake Tahoe · Nevada & California · Short-term rental guide
Can you buy a Lake Tahoe home and rent it short-term? Yes, in some places. As of October 21, 2026, Incline Village and Crystal Bay (Washoe County, Nevada) have no cap on short-term rental (STR) permits, and Placer County on the California north shore still has room under its 3,900-permit cap. The Town of Truckee and South Lake Tahoe’s residential neighborhoods are waitlisted, Douglas County caps its Tahoe Township at 600 permits, and El Dorado County blocks new permits within 500 feet of an active rental. Every jurisdiction requires its own permit, lodging-tax registration and safety inspection, and a seller’s permit almost never passes to the buyer.
This guide compares all six Tahoe-area jurisdictions side by side, then covers Incline Village in depth: permit tiers and fees, occupancy math, lodging tax, HOA limits, what Tahoe rentals earn, and a due-diligence checklist to run before you write an offer. Every rule was checked against the jurisdiction’s own website on October 21, 2026, with sources at the end.
By Cole Mizak, REALTOR® · Compass · Licensed in Nevada and California · Rules last verified October 21, 2026
No cap
Washoe County STR permits (Incline Village, Crystal Bay)
3,393 / 3,900
Placer County licensed STRs vs. cap
340
On Truckee’s waitlist, about 19.6 months
13%
Incline Village lodging tax
Counts as posted by Placer County (Oct. 21, 2026) and the Town of Truckee (October 19, 2026).
Permit status by jurisdiction
Lake Tahoe straddles two states. Short-term rentals around the lake are permitted by four counties (Washoe, Douglas, Placer and El Dorado) and the City of South Lake Tahoe, and nearby Truckee runs its own program. The Tahoe Regional Planning Agency (TRPA) sets growth and land-coverage rules for the basin but does not issue STR permits. The table shows whether a buyer can get a new permit in each area today.
Jurisdiction | New permit for a buyer? | Cap & current count | Seller’s permit transfers? | Lodging tax |
|---|---|---|---|---|
Washoe County, NV | Yes. No cap. Tier 2 (11–20 guests) applications are accepted on the 8th of each month | None | No. Tier 2 review permits can transfer, but the buyer still applies and pays for a new STR permit | 13% transient lodging tax |
Placer County, CA | Yes, while under the cap. Once the cap is reached, homes without a permit are limited to stays of 30+ nights | 3,900 (owner-occupied STRs excluded); 3,393 licensed on Oct. 21, 2026 | No. Permits are non-transferable | 10% TOT + 1% or 2% North Lake Tahoe TBID (+1.5% in Olympic Valley and Alpine Meadows) |
Town of Truckee, CA | Waitlist only | 1,255, reached; 340 waiting, about 19.6 months (October 19, 2026) | No. Homes bought within 365 days aren’t eligible to register; ADUs and multifamily units can’t get new certificates | 12% TOT + 2% TTBID (stays from July 1, 2026) |
City of South Lake Tahoe, CA | Tourist Core and commercial zones: yes. Residential zones: waitlist since August 21, 2026 | 900 in residential zones; no cap in the Tourist Core and commercial zones | No, except into a family trust for estate planning | 12% TOT (14% for some redevelopment properties) + $5.50 per night TID for agent-managed rentals |
El Dorado County, CA | Limited. No new permit within 500 feet of an active vacation rental | 900 in the Tahoe Basin; 762 permits and 203 on the waitlist (county update, September 2025) | No. The permit ends when the home sells | 14% in the unincorporated Tahoe area |
Douglas County, NV | Only in neighborhoods under their density limit; waitlist in full neighborhoods | 600 in the Tahoe Township, plus a density limit for each neighborhood | Plan on a new application, and confirm with the county before you buy | 14% + $5 per room-night (Lake Tahoe Township) |
Truckee is not on the lake but is part of the same resort market, so it is included. Rules and counts change; confirm a specific parcel with the jurisdiction before you write an offer. TOT = transient occupancy tax; TBID / TTBID / TID = tourism district assessments added to the guest’s bill.
Incline Village · Crystal Bay · Washoe County, NV
Incline Village and Crystal Bay are unincorporated, so Washoe County issues their STR permits under Washoe County Code Chapter 110, Article 319. You need a permit before you advertise or rent any house, condo or room for less than 28 days, even for a few holiday weeks a year. There is no cap on the number of permits and no separate business license; the county treats an STR as a residential use. The permit tier depends on how many guests the home can legally hold.
Tier | Maximum guests | What you need | Cost in the North Lake Tahoe Fire district |
|---|---|---|---|
Tier 1 | Up to 10 | STR permit | $1,352.75 first year ($1,267.47 with a Nevada-licensed property manager as the local responsible party); renewals $904.80 to $1,079.89 ($824.72 to $999.81 with a licensed manager) |
Tier 2 | 11 to 20 | STR permit plus an Administrative Review Permit; applications accepted on the 8th of each month | Tier 1 fees plus $1,368 for the administrative review |
Tier 3 | 21 or more | STR permit plus a Special Use Permit approved by the Planning Commission | Tier 1 fees plus special use permit fees |
Fees include building and fire-district inspection charges; a property listed by the Washoe County Assessor as low-cap status pays $100 less for a first permit and $50 less to renew.
Maximum occupancy is two guests per legally permitted bedroom plus one guest per 200 square feet of the remaining habitable space (living, dining and kitchen areas; not bathrooms, halls, closets or utility rooms). Children count. The home also needs one on-site parking space for every four guests; street parking doesn’t count. Washoe County Building sets the final number.
Worked example: a three-bedroom home with 650 square feet of living, dining and kitchen space allows 3 × 2 = 6 guests in bedrooms, plus 650 ÷ 200 = 3 more (whole guests only), for 9. That is a Tier 1 permit and needs three on-site parking spaces. If the third bedroom was never permitted, the count starts from two bedrooms.
No. A Tier 1 permit ends with the seller; the buyer applies in their own name with new inspections and fees. A Tier 2 administrative review permit can transfer, but the buyer still applies and pays for a new STR permit and meets with county planning staff. To see whether a home has a permit today, search the address on OneNV.us; application details are public records.
Only if the HOA allows it. Washoe County doesn’t enforce or override CC&Rs, and many Incline Village and Crystal Bay condo associations ban rentals under 30 days, set minimum stays or charge rental fees. Read the recorded CC&Rs, current rules and recent board minutes before you write an offer. Condo applicants also show proof of assigned parking: one space for every four guests.
More from Cole: How to get an Incline Village STR permit · Incline Village STR rules for homeowners · Setting up an Incline Village STR · Maximizing Incline Village STR income · Incline Village community guide · Crystal Bay guide
Placer County · Truckee · South Lake Tahoe · El Dorado County
Placer County permits STRs (rentals of 30 days or fewer) in eastern Placer County: Kings Beach, Tahoe Vista, Carnelian Bay, Tahoe City, Homewood, Olympic Valley, Alpine Meadows, Northstar and Martis Valley. The cap is 3,900 permits, not counting owner-occupied rentals, and the county’s public portal listed 3,393 licensed STRs on Oct. 21, 2026. Amendments in effect since January 16, 2025 say that once the cap is reached, homes without a permit can only rent for 30 nights or more, and allow more than one STR on a property in some cases.
Truckee’s cap of 1,255 registration certificates is full. On October 19, 2026 the Town reported 340 people on the waitlist and an expected wait of about 19.6 months. Under the 2022 ordinance, homes bought within the last 365 days can’t register, and accessory dwelling units and multifamily units can’t get new certificates. Guests pay 12% TOT plus a 2% Truckee Tourism Business Improvement District assessment on stays from July 1, 2026. Stays of 31 nights or more are outside the ordinance. HOAs such as Tahoe Donner can add their own rules.
A court struck down Measure T’s ban on vacation rentals in residential neighborhoods in March 2025, and the city chose not to appeal. Its replacement rules changed again with Ordinance 2026-1203, effective April 23, 2026: a 900-permit cap in residential zones replaced the 150-foot buffer between rentals, attached condos can be permitted unless the HOA bans rentals, and renters must be at least 25. New residential applications have gone to a waitlist since August 21, 2026, with no estimate of timing. The Tourist Core and commercial zones have no cap. Annual fees run from $200 to $3,485 by occupancy and zone, and residential rentals are limited to two guests per bedroom (up to five children 13 and under don’t count). Permits don’t transfer to a buyer; the only exception is a move into the owner’s family trust.
El Dorado County permits vacation rentals in Meyers, Christmas Valley, Tahoma and the rest of its unincorporated Tahoe Basin, under an ordinance adopted November 21, 2024 that the county was reviewing again as of August 18, 2026. The basin cap is 900, but the binding limit is the 500-foot buffer: no new permit within 500 feet of an active vacation rental. The county reported 762 basin permits and 203 applicants on the waitlist in September 2025. A new permit costs $564 and renewals $282, plus a fire safety inspection. The permit ends when the home sells, and a waitlist spot ends with a change of ownership. Lodging tax is 14% in the unincorporated Tahoe area.
More from Cole: Operating an STR in Placer County · Truckee STR rules explained · South Lake Tahoe STR rules: 2026 update · Measure T overturned: what it means
Stateline · Zephyr Cove · Round Hill · Glenbrook · Douglas County, NV
Douglas County allows vacation home rentals (VHRs) in its Lake Tahoe Township with a permit under County Code Chapter 20.622. No more than 600 permits can be issued in the township, and each neighborhood also has a density limit. Since June 15, 2023 the county has accepted new applications only in neighborhoods below their limit and waitlist applications for full ones; check the county’s VHR waitlist page for the current list before you shop.
More from Cole: Incline Village vs. Douglas and Placer for STRs
Nevada side vs. California side
For most buyers who want a home they can rent today, the Nevada side, and Incline Village in particular, is the more predictable choice: Washoe County has no permit cap, Nevada has no state income tax, and the property tax bill doesn’t reset to your purchase price. The California north shore can still work in Placer County while permits remain under the cap, and some buyers prefer its lower entry prices and walkable lake towns. Truckee and residential South Lake Tahoe mostly suit buyers who already hold a permit or can wait.
Topic | Nevada side | California side |
|---|---|---|
State income tax on rental profit | None | California taxes rent from California property, including for owners who live out of state |
Property tax after you buy | Based on land value plus the depreciated cost of the home, not the price you paid; annual increases on rentals and second homes capped at up to 8% | Reassessed to the purchase price under Proposition 13, then up to 2% a year |
New STR permits | Washoe County: no cap. Douglas County: 600-permit cap with neighborhood limits | Placer: under its cap. Truckee and South Lake Tahoe residential zones: waitlisted. El Dorado: 500-foot buffer |
Lodging tax | 13% (Washoe); 14% + $5 per room-night (Douglas) | 12% to 14% plus district assessments (Placer, Truckee, South Lake Tahoe, El Dorado) |
1031 exchange out of state | Nevada has no state capital-gains tax to defer | California keeps tracking gain you defer into out-of-state property; you file Form FTB 3840 each year |
This is general information, not tax or legal advice.
What Tahoe vacation rentals earn
The average active short-term rental in Incline Village earned about $58,200 in gross revenue over the 12 months through September 2026, booking 46% of available nights at an average of $442 a night, according to AirDNA. Averages across the lake range from about $58,000 in Truckee to $127,500 in Zephyr Cove, a small market of 137 listings.
Market | Active listings | Average nightly rate | Occupancy | Average annual revenue |
|---|---|---|---|---|
Incline Village, NV | 670 | $442 | 46% | $58.2K |
Zephyr Cove, NV | 137 | $820 | 51% | $127.5K |
Stateline, NV | 454 | $477 | 47% | $66.5K |
South Lake Tahoe, CA | 2,246 | $520 | 51% | $78.6K |
Tahoe City, CA | 892 | $548 | 47% | $72.3K |
Kings Beach, CA | 780 | $477 | 48% | $66.9K |
Olympic Valley, CA | 584 | $542 | 44% | $65.9K |
Truckee, CA | 1,177 | $433 | 46% | $58.1K |
Source: AirDNA market pages updated October 20, 2026; listings on Airbnb, Vrbo and Booking.com, gross revenue before management fees, cleaning, taxes and other costs. AirDNA does not report Crystal Bay separately.
Market averages mix part-time condos with full-time luxury homes, so they say little about any one property. Revenue at Tahoe tracks bedroom count, walkability to the lake or lifts, hot tubs, views and parking, and it swings with snow years. Ask for an address-level projection built from comparable listings, and compare it with the seller’s actual payout statements.
More from Cole: Best places to buy a Tahoe STR · Amenities Tahoe guests book for · Choosing a local STR manager
Before you write an offer
Most STR problems at Tahoe start before closing: a home that can’t get a permit, an HOA ban, or fewer legal guests than the listing implies. Run these checks during your inspection period.
More from Cole: What to look for in a Tahoe STR · Incline Village homes for sale · Off-market homes
Your STR buyer’s agent
Cole Mizak leads the Mizak Mountain Luxury Team at Compass in Incline Village, ranked #1 in Incline Village by total transactions, January–September 2026 (Incline Village REALTORS® MLS). Because Cole is licensed in both Nevada and California, one agent can compare an Incline Village rental with options in Kings Beach, Tahoe City or Truckee and explain the permit, tax and HOA differences on each side of the state line.
Short-term-rental tours on both sides of the lake’s north shore: Incline Village in Nevada, and Kings Beach, Tahoe Vista, Carnelian Bay and Tahoe City in Placer County.
Jurisdiction, cap or waitlist, buffer and HOA rental rules confirmed for each home before you write an offer.
An address-level revenue estimate from comparable listings, checked against the seller’s payout history.
Lodging tax, property tax, IVGID fees, insurance and management costs side by side for Nevada and California options.
Short-term rental questions
Yes, in some areas. Washoe County (Incline Village and Crystal Bay, Nevada) has no cap on short-term rental permits, and Placer County (Kings Beach to Tahoe City) had 3,393 licensed rentals against a 3,900 cap on Oct. 21, 2026. Truckee and South Lake Tahoe’s residential zones are waitlisted, Douglas County’s Tahoe Township is capped at 600, and El Dorado County bars new permits within 500 feet of an active rental.
As of October 2026: Washoe County (Incline Village, Crystal Bay) with no cap; Placer County while it stays under 3,900 permits; South Lake Tahoe’s Tourist Core and commercial zones; Douglas County neighborhoods that are below their density limit; and El Dorado County parcels outside the 500-foot buffer. Truckee and South Lake Tahoe’s residential zones are waitlist only.
Yes. Washoe County requires a short-term rental permit before you advertise or rent any home, condo or room for less than 28 days, even for a few weeks a year. Operating without one is a misdemeanor and brings a stop-activity order and fines. Apply through OneNV.us.
In Incline Village and Crystal Bay, a Tier 1 permit (up to 10 guests) costs $1,352.75 the first year, or $1,267.47 with a Nevada-licensed property manager as the local contact, under the July 2026 fee schedule. Renewals run $904.80 to $1,079.89. Homes for 11 to 20 guests add a $1,368 administrative review.
Two per legally permitted bedroom plus one per 200 square feet of other habitable space, with one on-site parking space for every four guests. Children count. Up to 10 guests is a Tier 1 permit, 11 to 20 needs an administrative review permit, and 21 or more needs a special use permit.
13%. The transient lodging tax in Incline Village and Crystal Bay is collected through the Reno-Sparks Convention and Visitors Authority. Airbnb remits it for bookings it handles; if you also list elsewhere, you or your manager need your own RSCVA license. Nevada has no state income tax on the rental profit.
Usually not. In Washoe County, Placer County, South Lake Tahoe and El Dorado County the buyer applies for a new permit after closing, with new inspections. In Truckee, a home bought within the last 365 days can’t register. In Douglas County, plan on a new application and confirm with the county before you buy.
Only if the HOA allows it. Washoe County will permit a condo, but it doesn’t override CC&Rs, and many Incline Village and Crystal Bay associations ban rentals under 30 days or set minimum stays. Condo owners also show proof of one assigned parking space per four guests.
Yes. The cap is 3,900 permits, not counting owner-occupied rentals, and the county’s public portal showed 3,393 licensed STRs on Oct. 21, 2026. You need a TOT certificate, a recent defensible-space inspection and a fire and life-safety inspection; the application fee is $326.02. Permits don’t transfer to a buyer.
On October 19, 2026 the Town of Truckee reported 340 applicants on the waitlist for its full cap of 1,255 registrations, and an expected wait of about 19.6 months. Check the Town’s current standings.
Yes, with limits. A court struck down Measure T in March 2025. Under Ordinance 2026-1203 (effective April 23, 2026) residential zones are capped at 900 permits, and new residential applications have gone to a waitlist since August 21, 2026. The Tourist Core and commercial zones have no cap. Renters must be at least 25.
With a Douglas County permit, in the Lake Tahoe Township. The township is capped at 600 permits, each neighborhood has a density limit, and full neighborhoods are waitlist only. Fines for operating without a permit can reach $20,000, and some HOAs ban rentals outright.
Not directly. The Tahoe Regional Planning Agency governs growth, land coverage and building across the basin, but STR permits, caps and lodging taxes come from Washoe, Douglas, Placer and El Dorado counties, the City of South Lake Tahoe and the Town of Truckee.
For a home you want to rent right away, usually Nevada, and Incline Village in particular: Washoe County has no permit cap, Nevada has no state income tax, and property taxes don’t reset to the purchase price. Placer County can still work while it has permits left under its cap.
AirDNA’s market averages for the 12 months through September 2026 range from about $58,000 a year in Truckee and Incline Village to $78,600 in South Lake Tahoe and $127,500 in Zephyr Cove, in gross revenue before costs. Incline Village averaged $442 a night at 46% occupancy. Individual homes vary widely.
In Washoe County, operating without a permit is a misdemeanor and a public nuisance, with a stop-activity order and fines. Douglas County fines can reach $20,000. Every Tahoe jurisdiction runs a complaint hotline and monitors listing platforms.
Look for an agent licensed in both Nevada and California who checks permit eligibility and HOA rules parcel by parcel and can show a rental projection. Cole Mizak of Compass is licensed in both states, ranked #1 in Incline Village by total transactions, January–September 2026 (Incline Village REALTORS® MLS), and runs STR buyer tours in Incline Village and on the Placer County north shore. Contact Cole.
Keep reading
Sources & methodology
Cole Mizak checked every rule, fee and count on this page against the jurisdiction’s own website on October 21, 2026 and updates the guide when a program changes. If this page and an official source ever disagree, the official source controls.
This guide is general information for buyers and owners, not legal or tax advice. Fees and caps change; confirm a specific parcel with the jurisdiction and your HOA before you buy or advertise.
Send Cole the homes you’re considering, or your budget and target areas. You’ll get a parcel-by-parcel permit and HOA check, legal occupancy, an address-level rental projection and a side-by-side cost comparison of Nevada and California options, plus access to homes that sell off-market.
Request an STR eligibility checkSee off-market homes
(775) 225-2549 · [email protected]
Cole Mizak · Compass · Mizak Mountain Luxury Team · 110 Country Club Dr., #1, Incline Village, NV 89451
NV RED: S.0179606 | CA DRE: 02126888
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.