Crystal Bay is the Nevada community where the state line meets Lake Tahoe’s north shore, between Kings Beach and Incline Village. Explore every home sale since 2023, lakefront vs. hillside prices, condos and buyer FAQs.
Crystal Bay, Nevada · 89402 · Community guide
Crystal Bay is the small Nevada community where the California state line meets Lake Tahoe’s north shore, between Kings Beach, California, and Incline Village. State Route 28 runs through it. Below the highway, lakefront homes with private piers line a granite shoreline on Gonowabie Road, Northlake Circle, Crystal Drive and Calaneva Drive. Above it, cabins and newer mountain homes climb the hillside on Tuscarora, Wassou, Amagosa and Pahute roads. At the state line sit the Crystal Bay Club Casino and the Cal Neva, closed since 2013 and being rebuilt as a resort.
Washoe County records show 189 single-family homes in Crystal Bay (zip code 89402), 48 of them in its lakefront area, plus 82 condominiums in three complexes. Since January 2023, 24 homes have sold, from $1.15 million to $42 million. The lakefront and the hillside are separate markets: lakefront homes sold at a median of $19.1 million, hillside homes at $2.39 million.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 21, 2026
$19.1M
Median lakefront home sale since 2023
$2.39M
Median hillside home sale since 2023
$42M
Top sale since 2023: 300 State Route 28
$0
Nevada state income tax
Based on 24 single-family sales, January 1, 2023 to October 21, 2026: 20 reported to the Incline Village REALTORS® MLS and 4 recorded by Washoe County. Lakefront means the MLS Crystal Bay Lakefront area, which matches the county’s lakefront appraisal area; hillside is the rest of Crystal Bay. Home and lot counts from Washoe County Assessor records.
| Topic | Details |
|---|---|
| Location | Washoe County, Nevada 89402, on Lake Tahoe’s north shore at the California line, with Kings Beach, CA, to the west and Incline Village to the east along State Route 28 |
| Lakefront streets | Gonowabie Road, Northlake Circle, Crystal Drive, Calaneva Drive, Somers Loop and lakefront parcels on State Route 28 |
| Hillside streets | Tuscarora, Wassou, Amagosa, Pahute, Anaho, Goshute and Beowawie roads, Lake View Avenue, Somers Drive, Northlake Drive, Teresa Court and upper Gonowabie Road |
| Homes | 189 single-family homes (48 lakefront, 141 hillside); 82 condominiums in Stillwater Cove (48), Granite Place (18) and Crystal View (16); 157 vacant lots, 119 of them owned by the U.S. Forest Service or the State of Nevada |
| Lots | Lakefront median about half an acre (27 of 48 on 0.5 acre or more); hillside median 0.22 acre |
| Typical home | Hillside: median 2,190 sq. ft. in county records, 106 of 141 built before 1990. Lakefront: median 3,547 sq. ft., with new homes up to 16,000 sq. ft. |
| Prices since 2023 | Lakefront $9.7 million to $42 million (median $19.1 million); hillside $1.15 million to $8 million (median $2.39 million) |
| 2026 market | Four sales through Oct. 21; three homes listed on Oct. 21 from $9.405 million to $45 million, and one under contract |
| IVGID | Crystal Bay is inside the Incline Village General Improvement District: IVGID water and sewer, and resident rates at Diamond Peak, the golf courses and the Recreation Center |
| Beaches | Most Crystal Bay parcels don’t have IVGID beach access. Public Speedboat Beach in Kings Beach is about a 10-minute walk from the state line; Kings Beach State Recreation Area is 1.5 miles |
| Skiing | Diamond Peak about 6.3 miles (14 minutes); Northstar about 9.4 miles (17 to 20 minutes) via SR 267; Mt. Rose Ski Tahoe about 11 miles |
| Village | Incline Village’s Raley’s, library and schools about 4 miles (9 to 10 minutes) east |
| Schools | Incline Elementary, Incline Middle and Incline High (Washoe County School District) |
| Taxes | No Nevada state income tax; same Washoe County tax district as Incline Village |
| Airport | Reno-Tahoe International (RNO) about 36 miles, roughly 55 to 65 minutes via the Mt. Rose Highway |
Market data · Updated October 21, 2026
Crystal Bay is a small market with two price levels. About six single-family homes sell in a typical year, 24 since January 2023. Lakefront homes below State Route 28 sold for $9.7 million to $42 million, at an average of $3,312 per square foot; hillside homes above the highway sold for $1.15 million to $8 million, at $1,250 per square foot. A single lakefront sale can swing a year’s median, so read the year-by-year table with this split in mind.
| Area | Homes | Sales | Median price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| Lakefront | 48 | 10 | $19,110,464 | $9.70M–$42.00M | $3,312 | 145 | 89.2% |
| Hillside | 141 | 14 | $2,385,000 | $1.15M–$8.00M | $1,250 | 159 | 88.2% |
| All Crystal Bay | 189 | 24 | $3,347,500 | $1.15M–$42.00M | $2,109 | 159 | 88.6% |
| Year | Homes sold | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 21, 2026) | 4 | $8,647,500 | $11,498,750 | $3.20M–$25.50M | $2,621 | 232 | 87.3% |
| 2025 | 13 | $2,700,000 | $10,092,019 | $1.15M–$42.00M | $2,203 | 159 | 90.9% |
| 2024 | 4 | $2,615,000 | $4,282,500 | $2.20M–$9.70M | $1,188 | 109 | 85.0% |
| 2023 | 3 | $17,220,929 | $15,236,976 | $2.49M–$26.00M | $2,249 | 263 | 85.0% |
| All years | 24 | $3,347,500 | $10,001,341 | $1.15M–$42.00M | $2,109 | 159 | 88.6% |
Average price per square foot is the mean of each home’s sold price per square foot. Days on market and the list-price average cover the 20 MLS sales; the 4 sales recorded only by Washoe County count in the price figures. The 2025 median is low because eight of its thirteen sales were hillside homes; the 2023 and 2026 medians are high because half or more of their sales were lakefront.
Nine of the 10 lakefront sales since 2023 closed at $10 million or more. The top was 300 State Route 28, an eight-bedroom, 16,232 sq. ft. estate on about five acres, which sold for $42 million in December 2025 at 98% of its asking price. On Gonowabie Road, two new homes, built in 2022 and 2025, sold for $24.5 million and $25.5 million.
Hillside homes averaged $1,250 per square foot, about 24% more than the $1,007 average for Incline Village homes, because most are small and close to the lake. Eleven of the 14 hillside sales were under $3 million; the lowest, 364 Wassou Road, a one-bedroom cabin, sold for $1.15 million in March 2025.
Five of the 24 home sales since 2023 had no public listing: four were recorded by Washoe County without an MLS listing, including 32 Calaneva Drive ($21 million, October 2025) and 470 Gonowabie Road ($17.2 million, June 2023), and 520 Gonowabie Road was entered in the MLS after it closed at $9.7 million. Ask Cole about off-market homes.
Of the 20 MLS sales, the seven that sold within 90 days closed at an average of 96.1% of their original list price; the nine that took more than six months averaged 84.7%. 32 Crystal Drive sold for $26 million in 2023 after 446 days, at 74% of its original price.
Closed sales · January 2023 to Oct. 21, 2026
Below is every single-family home sale in Crystal Bay since January 1, 2023, 24 in all: 20 reported to the Incline Village MLS and 4 recorded only by Washoe County, with lot sizes from county records. Compare price per square foot, lot size, days on market, and how close each home sold to its original asking price. The most recent sale was 260 Northlake Circle, which closed June 8, 2026, for $13,800,000.
As of October 21, 2026, 3 single-family homes are for sale in Crystal Bay, priced from $9,405,000 to $45,000,000, and 1 more is under contract. Two of the three are lakefront. See the current listings below this guide, or ask Cole about homes that may sell before they reach the market.
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 2026 | |||||||||
| 260 Northlake Circle | Jun 8, 2026 | $13,800,000 | 5 / 4.5 | 4,218 | 0.57 | 1980 | $3,272 | 80 | 87% |
| 240 State Route 28 | Mar 27, 2026 | $3,200,000 | 3 / 3 | 3,220 | 0.48 | 1986 | $994 | 232 | 89% |
| 460 Gonowabie Road | Mar 20, 2026 | $25,500,000 | 5 / 5.5 | 5,789 | 0.47 | 2025 | $4,405 | 436 | 86% |
| 280 Wassou Road† | Jan 16, 2026 | $3,495,000 | 3 / 3.5 | 1,927 | 0.18 | 2002 | $1,814 | — | — |
| 2025 | |||||||||
| 424 State Route 28 | Dec 8, 2025 | $1,400,000 | 2 / 2 | 1,350 | 0.20 | 1960 | $1,037 | 36 | 100% |
| 300 State Route 28 | Dec 5, 2025 | $42,000,000 | 8 / 11 | 16,232 | 5.14 | 2015 | $2,587 | 65 | 98% |
| 24 Somers Loop | Nov 26, 2025 | $2,500,000 | 2 / 2 | 1,350 | 0.32 | 1970 | $1,852 | 60 | 93% |
| 32 Calaneva Drive† | Oct 16, 2025 | $21,000,000 | 6 / 6.5 | 5,399 | 2.31 | 1980 | $3,890 | — | — |
| 422 Gonowabie Road | Aug 11, 2025 | $10,000,000 | 4 / 3 | 2,702 | 0.26 | 1947 | $3,701 | 109 | 84% |
| 230 Northlake Drive | Aug 6, 2025 | $8,000,000 | 4 / 3.5 | 3,449 | 0.38 | 1977 | $2,320 | 26 | 100% |
| 344 Tuscarora Road† | Jul 17, 2025 | $1,825,000 | 3 / 3 | 960 | 0.12 | 1970 | $1,901 | — | — |
| 480 Gonowabie Road | Jul 8, 2025 | $24,500,000 | 5 / 6 | 5,634 | 0.52 | 2022 | $4,349 | 181 | 94% |
| 435 Amagosa Road | May 27, 2025 | $2,271,250 | 3 / 3 | 2,259 | 0.17 | 1968 | $1,005 | 159 | 86% |
| 410 Gonowabie Road | Apr 22, 2025 | $11,800,000 | 5 / 5 | 4,040 | 0.48 | 1958 | $2,921 | 190 | 91% |
| 364 Wassou Road | Mar 31, 2025 | $1,150,000 | 1 / 1 | 1,032 | 0.17 | 1968 | $1,114 | 216 | 88% |
| 595 Amagosa Road | Mar 14, 2025 | $2,050,000 | 3 / 2.5 | 1,852 | 0.16 | 1995 | $1,107 | 233 | 82% |
| 480 Pahute Road | Feb 21, 2025 | $2,700,000 | 5 / 4 | 3,176 | 0.25 | 1983 | $850 | 181 | 84% |
| 2024 | |||||||||
| 430 Tuscarora Road | Nov 13, 2024 | $2,950,000 | 3 / 3 | 3,275 | 0.36 | 2004 | $901 | 471 | 74% |
| 430 Lake View Avenue | Oct 8, 2024 | $2,200,000 | 3 / 3.5 | 3,013 | 0.39 | 1977 | $730 | 158 | 67% |
| 395 Tuscarora Road | Apr 29, 2024 | $2,280,000 | 4 / 4 | 2,713 | 0.32 | 1998 | $840 | 59 | 99% |
| 520 Gonowabie Road* | Jan 18, 2024 | $9,700,000 | 5 / 5.5 | 4,253 | 0.42 | 1980 | $2,281 | 0 | 100% |
| 2023 | |||||||||
| 289 Tuscarora Road | Sep 25, 2023 | $2,490,000 | 3 / 3 | 2,416 | 0.15 | 2007 | $1,031 | 80 | 96% |
| 470 Gonowabie Road† | Jun 30, 2023 | $17,220,929 | 4 / 5.5 | 6,081 | 0.50 | 2023 | $2,832 | — | — |
| 32 Crystal Drive | May 3, 2023 | $26,000,000 | 4 / 7 | 9,016 | 1.14 | 2018 | $2,884 | 446 | 74% |
*Recorded with 0 days on market. †Recorded by Washoe County but not reported to the MLS, so days on market and list price are unknown. Lakefront sales are the ten on Gonowabie Road (400 and 500 blocks), Northlake Circle, Crystal Drive, Calaneva Drive and 300 State Route 28; the rest are hillside. 300 State Route 28 spans two parcels (about 5.1 acres combined). Beds, baths and size for county-recorded sales are from county records. Partial-ownership sales are excluded. Measurements are approximate. Sales include transactions by all brokerages, and inclusion does not imply Cole Mizak represented the buyer or seller. Sources: Incline Village REALTORS® MLS; Washoe County Assessor parcel records for lot sizes and county-recorded sales; information deemed reliable but not guaranteed.
Price guide
Crystal Bay homes have sold for $730 to $4,405 per square foot since 2023, and the line between the two is State Route 28: frontage, a pier and lake-level living multiply the price. Here’s how the recent sales break down.
11 sales · median $2,271,250
Hillside homes above State Route 28, most built from the 1960s to the 1990s on lots of about a fifth of an acre. 364 Wassou Road, a one-bedroom cabin of 1,032 sq. ft., was the lowest sale at $1.15 million. Many have lake views through the trees; the newest, 289 and 430 Tuscarora Road, were built in the 2000s.
4 sales · median $5,747,500
Newer or larger hillside homes and the lakefront’s entry point. 230 Northlake Drive, a four-bedroom home of 3,449 sq. ft., sold for $8 million in 26 days in August 2025, and 520 Gonowabie Road sold on the lake for $9.7 million in January 2024 without a public listing.
4 sales · median $12,800,000
Lakefront homes on Gonowabie Road and Northlake Circle, from a 1947 cottage at 422 Gonowabie Road ($10 million, August 2025), where most of the price is the frontage, to 470 Gonowabie Road, new in 2023 ($17.2 million, recorded without an MLS listing).
5 sales · median $25,500,000
New and rebuilt lakefront estates: 480 and 460 Gonowabie Road ($24.5 and $25.5 million), 32 Crystal Drive ($26 million, 2023), 32 Calaneva Drive on 2.31 acres ($21 million, 2025) and 300 State Route 28, the top sale since 2023 at $42 million.
Of Crystal Bay’s 157 vacant lots, 53 belong to the U.S. Forest Service and 66 to the State of Nevada, which leaves 38 in private hands. Hillside lots sold for $650,000 to $700,000 in 2025 and 2026, and five vacant Somers Loop parcels, about 5.8 acres in the lakefront area, sold together for $19 million in August 2023. Any build needs Washoe County permits and TRPA land coverage, and hillside lots are steep.
Lakefront homes averaged $3,312 per square foot against $1,250 on the hillside. Much of that premium is the shoreline, the pier and the buoys, so confirm what a home has and whether its permits are current: piers and buoys on the Nevada side need TRPA approval and a permit or lease from the Nevada Division of State Lands.
Condominiums
Crystal Bay has 82 condominiums in three complexes, and they trade far more often than its houses: 18 sold since January 2023. Stillwater Cove is the lakefront choice, with its own beach and pier; Granite Place and Crystal View are newer and smaller, off the lake. Condos aren’t counted in the single-family figures above.
| Complex | Address | Units | Built | Sizes | Sales since 2023 | Median price | Avg. $ / sq. ft. | On the market Oct. 21 |
|---|---|---|---|---|---|---|---|---|
| Stillwater Cove | 120 State Route 28 (lakefront) | 48 | 1980 | 1,153 to 4,020 sq. ft. (MLS) | 13 | $4,600,000 | $2,140 | 2 listed, 1 under contract |
| Granite Place | 1 Big Water Drive | 18 | 2018 | 1,710 to 2,432 sq. ft. (MLS) | 5 | $1,925,000 | $1,022 | 1 listed |
| Crystal View | 4 Calaneva Drive | 16 | 1998–1999 | 1,435 to 1,626 sq. ft. (county) | 0 | — | — | 1 listed |
48 condominiums from one bedroom to six, built around 1980 on a private granite point between State Route 28 and the lake. Owners share a sandy cove, a pier with boat slips, a pool and a lakeside clubhouse. 13 sold since 2023 for $2,425,000 to $10,650,000, at a median of $4,600,000; the top was #47, 4,020 sq. ft., at $10,650,000 in August 2026. On October 21, 2026, two units were listed from $3,750,000 to $5,950,000 and one more was under contract.
18 condominiums built in 2018 at 1 Big Water Drive, mostly two and three bedrooms of about 1,700 to 2,200 sq. ft. 5 sold since 2023 for $1,760,000 to $2,200,000, a median of $1,925,000, and one larger unit was listed at $3,700,000 on October 21, 2026.
16 condominiums at 4 Calaneva Drive, built in 1998 and 1999, with two or three bedrooms and about 1,400 to 1,600 sq. ft. None sold through the MLS or in county records since 2023, and one three-bedroom unit was listed at $1,099,000 on October 21, 2026, the lowest price of any home for sale in Crystal Bay.
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 2026 | ||||||||
| 120 State Route 28 #47 | Aug 20, 2026 | $10,650,000 | 4 / 4.5 | 4,020 | 1980 | $2,649 | 111 | 97% |
| 120 State Route 28 #22† | Jun 16, 2026 | $6,500,000 | 4 / 4.5 | 3,224 | 1980 | $2,016 | — | — |
| 120 State Route 28 #3 | Feb 12, 2026 | $5,900,000 | 5 / 4.5 | 3,064 | 1980 | $1,926 | 115 | 94% |
| 2025 | ||||||||
| 120 State Route 28 #26† | Sep 9, 2025 | $4,900,000 | 2 / 2.5 | 1,879 | 1980 | $2,608 | — | — |
| 120 State Route 28 #31† | Sep 8, 2025 | $3,550,000 | 2 / 2.5 | 1,875 | 1980 | $1,893 | — | — |
| 120 State Route 28 #45 | Aug 8, 2025 | $6,075,000 | 4 / 4.5 | 3,049 | 1980 | $1,992 | 70 | 93% |
| 120 State Route 28 #18 | Jul 25, 2025 | $2,425,000 | 1 / 1.5 | 1,153 | 1980 | $2,103 | 186 | 87% |
| 2024 | ||||||||
| 120 State Route 28 #27 | Dec 17, 2024 | $4,350,000 | 2 / 2.5 | 1,956 | 1980 | $2,224 | 118 | 92% |
| 120 State Route 28 #32† | Nov 22, 2024 | $3,600,000 | 2 / 2.5 | 1,626 | 1980 | $2,214 | — | — |
| 2023 | ||||||||
| 120 State Route 28 #6† | Oct 18, 2023 | $3,575,000 | 2 / 2.5 | 1,726 | 1980 | $2,071 | — | — |
| 120 State Route 28 #27 | Aug 10, 2023 | $4,600,000 | 2 / 2.5 | 1,956 | 1980 | $2,352 | 41 | 97% |
| 120 State Route 28 #22 | Jul 18, 2023 | $5,500,000 | 4 / 4.5 | 3,224 | 1980 | $1,706 | 439 | 87% |
| 120 State Route 28 #7 | Jan 13, 2023 | $4,000,000 | 3 / 3.5 | 1,939 | 1980 | $2,063 | 47 | 94% |
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 2026 | ||||||||
| 1 Big Water Drive #A101 | Jun 15, 2026 | $1,760,000 | 2 / 2.5 | 1,849 | 2018 | $952 | 75 | 95% |
| 2025 | ||||||||
| 1 Big Water Drive #A202 | Mar 3, 2025 | $1,785,000 | 2 / 2.5 | 1,710 | 2018 | $1,044 | 355 | 89% |
| 2024 | ||||||||
| 1 Big Water Drive #103 | Jun 28, 2024 | $1,925,000 | 2 / 2.5 | 1,710 | 2018 | $1,126 | 14 | 97% |
| 1 Big Water Drive #100 | May 21, 2024 | $2,200,000 | 4 / 3.5 | 2,186 | 2018 | $1,006 | 25 | 98% |
| 2023 | ||||||||
| 1 Big Water Drive #200 | Oct 11, 2023 | $2,150,000 | 3 / 3.5 | 2,186 | 2018 | $984 | 140 | 94% |
†Recorded by Washoe County but not reported to the MLS, so days on market and list price are unknown. Stillwater Cove #27 sold for $4,600,000 in August 2023 and $4,350,000 in December 2024; #22 sold for $5,500,000 in July 2023 and $6,500,000 in June 2026. Unit numbers for county-recorded sales are from Washoe County parcel addresses, and their beds, baths and size from county records. Measurements are approximate. Sales include transactions by all brokerages. Sources: Incline Village REALTORS® MLS; Washoe County Assessor records; information deemed reliable but not guaranteed.
Ask early for the CC&Rs, the HOA budget and reserve study, and the insurance details: what the association’s master policy covers and what your own policy must. Confirm who maintains roofs, exteriors, the pier and snow removal, what the dues include, how boat slips are assigned, and any rental rules. Lenders may also review the association before approving a loan.
Stillwater Cove is the lowest-cost way onto Crystal Bay’s shoreline: its median of $4.6 million is a quarter of the lakefront home median of $19.1 million. Prices follow size and position: units sold from $1,706 to $2,649 per square foot.
Lifestyle & location
Crystal Bay is compact: lakefront homes along the shore, a hillside of homes above State Route 28, and a short strip of casinos at the state line. Kings Beach’s public beaches, restaurants and shops are a short walk or drive west, across the California line, and Incline Village’s grocery stores, library and schools are 9 to 10 minutes east.
| Destination | Where | Distance & time |
|---|---|---|
| Speedboat Beach (public) | Kings Beach, CA | 0.5 mi · 10 min walk |
| Kings Beach State Recreation Area | Kings Beach, CA | 1.5 mi · 4 min drive |
| Burnt Cedar Beach (IVGID; beach-access parcels only) | 665 Lakeshore Blvd. | 3.1 mi · 8 min |
| Incline Village Library | 845 Alder Ave. | 3.8 mi · 9 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 4.1 mi · 9 min |
| Incline Elementary School | 915 Northwood Blvd. | 4.2 mi · 9 min |
| Incline High School | 499 Village Blvd. | 4.4 mi · 10 min |
| Incline Middle School | 931 Southwood Blvd. | 4.4 mi · 10 min |
| Championship Golf Course (IVGID) | 955 Fairway Blvd. | 4.8 mi · 11 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 4.8 mi · 11 min |
| IVGID Recreation Center | 980 Incline Way | 4.8 mi · 12 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 5.8 mi · 12 min |
| Diamond Peak Ski Resort | 1210 Ski Way | 6.3 mi · 14 min |
| Sand Harbor State Park | SR 28, East Shore | 8.1 mi · 17 min |
| Northstar California | via SR 267 | 9.4 mi · 17–20 min |
| Tahoe City, CA | SR 28, North Shore | 10.9 mi · 21 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11.3 mi · 20–25 min |
| Truckee, CA | via SR 267 | 13.7 mi · 22–25 min |
| Palisades Tahoe | via Tahoe City | 18.5 mi · 35 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | 36 mi · 55–65 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
The Crystal Bay Club Casino still anchors the state line, with live music in its Crown Room. Next door, the Cal Neva, closed since 2013, sold in 2023 (Washoe County recorded $51.84 million) and is being rebuilt as the Lake Tahoe Proper Resort and Casino, slated to open in 2027. The former Tahoe Biltmore closed for a planned Waldorf Astoria resort; its developer defaulted on the construction loan in 2025 and the property changed hands, so its future is unsettled.
Most Crystal Bay homes don’t come with IVGID beach access, but public beaches are close. Speedboat Beach, a small cove of granite boulders and clear water just across the state line in Kings Beach, is about a 10-minute walk, and Kings Beach State Recreation Area is 1.5 miles west. Lakefront owners have their own shoreline, and Stillwater Cove owners share a private beach and pier.
The Stateline Fire Lookout trail starts off Reservoir Drive, just across the line in Kings Beach: a short, mostly paved climb of about half a mile to views over the north shore. The Tahoe East Shore Trail, a paved path from Incline Village to Sand Harbor, starts about 12 minutes east.
IVGID’s Diamond Peak is about 14 minutes away, at resident rates for Crystal Bay owners. Northstar is about 17 to 20 minutes over Brockway Summit on SR 267, Mt. Rose Ski Tahoe about 20 to 25 minutes, and Palisades Tahoe about 35.
Crystal Bay is in the Washoe County School District, and students attend Incline Elementary, Incline Middle and Incline High School in Incline Village, about 9 to 10 minutes away. Lake Tahoe School, a private PreK–8 school, is about 11 minutes away, and the University of Nevada, Reno at Lake Tahoe campus is also in Incline Village. Confirm school assignments for any address with the district.
View the neighborhood on Google MapsOwnership costs
Nevada’s tax advantages are a big part of the appeal. Here’s what to budget for beyond the purchase price of a Crystal Bay home.
| Cost | What to know |
|---|---|
| State income tax | None. Crystal Bay is on the Nevada side of the state line, so owners pay no state income tax, while homes a few hundred yards west in Kings Beach are taxed by California. |
| Property tax | Washoe County taxes homes on assessed value, which is 35% of taxable value, and Crystal Bay is in the same tax district as Incline Village (5200; 2026–27 rate $3.5211 per $100 of assessed value). Taxable value is based on land value plus the depreciated replacement cost of the home, not the sale price. Annual tax-bill increases are capped at 3% for an owner-occupied primary residence (you must file a claim with the Washoe County Assessor) and at up to 8% for second homes and rentals. |
| IVGID facility fees | Crystal Bay is part of IVGID, so its parcels pay the $1,385 Recreation Facility Fee for 2026–27 on the property tax bill, which brings resident rates at Diamond Peak, the golf courses and the Recreation Center. Most Crystal Bay parcels are outside the 1968 beach deed, so they don’t pay the $145 Beach Facility Fee and don’t have access to IVGID’s beaches. Confirm a specific parcel with IVGID. |
| HOA dues | There is no Crystal Bay–wide HOA. Stillwater Cove, Granite Place and Crystal View condominiums each have an association and dues, so review the budget, reserves and rules for any condo you’re considering. |
| Homeowners insurance | Wildfire risk has made insurance across Lake Tahoe more expensive and harder to place. Get quotes early in escrow, and ask about a defensible-space inspection from the North Lake Tahoe Fire Protection District. |
| Remodels & TRPA | Additions, rebuilds, piers and buoys need Washoe County permits and Tahoe Regional Planning Agency (TRPA) approval, and work at the shoreline also needs a permit or lease from the Nevada Division of State Lands. Verify a lot’s land coverage and any pier or buoy permits before you buy. |
| Short-term rentals | Rentals of 28 days or less require a Washoe County short-term rental permit, with occupancy limits by tier. A seller’s permit doesn’t carry over automatically, so plan to apply in your own name. HOA rules may add restrictions. |
| Winter & upkeep | Budget for snow removal, roof and deck maintenance, heating, and a property manager if the home will sit empty for stretches. IVGID provides water and sewer service. |
Fee amounts are from IVGID’s published Facility Fee FAQ for 2026–27. Tax caps are set under NRS 361.4723. Confirm current figures with IVGID and the Washoe County Assessor and Treasurer.
Buyer & seller questions
Crystal Bay is on Lake Tahoe’s north shore in Washoe County, Nevada (zip code 89402), where the California state line meets the lake. Kings Beach, California, borders it to the west and Incline Village is about 4 miles east on State Route 28. Lakefront homes sit below the highway on Gonowabie Road, Northlake Circle, Crystal Drive and Calaneva Drive; hillside homes sit above it on Tuscarora, Wassou, Amagosa and Pahute roads.
No. Crystal Bay is a separate unincorporated community with its own zip code, but it shares a lot with Incline Village: IVGID’s water, sewer and recreation, the Incline Village schools, the North Lake Tahoe Fire Protection District and the same Washoe County tax district. The big difference is beach access: most Crystal Bay parcels don’t have it.
Single-family homes sold for $1,150,000 to $42,000,000 from January 2023 to October 21, 2026. Hillside homes above State Route 28 sold at a median of $2,385,000 ($1,250 per square foot), and lakefront homes at a median of $19.1 million ($3,312 per square foot). Stillwater Cove lakefront condos sold at a median of $4,600,000.
Ten lakefront homes sold from January 2023 to October 21, 2026, from $9,700,000 to $42,000,000, and nine of them closed at $10 million or more. The top sale was 300 State Route 28, an estate on about five acres, at $42 million in December 2025.
Most don’t. IVGID’s beaches (Incline, Ski, Burnt Cedar and Hermit) are restricted to parcels covered by the 1968 beach deed, and most Crystal Bay parcels are outside it. Crystal Bay owners still pay IVGID’s Recreation Facility Fee and get resident rates at Diamond Peak, the golf courses and the Recreation Center. Verify a specific home’s status with IVGID before you buy.
Public Speedboat Beach, just across the state line in Kings Beach, is about a 10-minute walk from the casino corner, and Kings Beach State Recreation Area is about 1.5 miles west. Sand Harbor State Park is about 17 minutes east. Lakefront homes have their own shoreline, and Stillwater Cove owners share a private beach.
Washoe County records show 189 single-family homes (48 lakefront and 141 hillside), 82 condominiums in Stillwater Cove, Granite Place and Crystal View, and 157 vacant lots. About six single-family homes sell in a typical year.
Only 38 of Crystal Bay’s 157 vacant lots are privately owned; the U.S. Forest Service and the State of Nevada own the other 119. Hillside lots sold for $650,000 to $700,000 in 2025 and 2026. Building or rebuilding requires Washoe County permits and TRPA land-coverage approval, and many buyers rebuild on the lot of an older home instead.
The Cal Neva, closed since 2013, sold in 2023 and is being redeveloped as the Lake Tahoe Proper Resort and Casino, with reopening slated for 2027. The former Tahoe Biltmore closed for a planned Waldorf Astoria resort, but the developer defaulted on its loan in 2025 and the property changed hands, so its timeline is uncertain. Both projects will shape the state-line corridor for years.
Crystal Bay has three condominium complexes: Stillwater Cove (48 lakefront units, median sale $4,600,000 since 2023), Granite Place (18 units built in 2018, median $1,925,000) and Crystal View (16 units). On October 21, 2026, 4 condos were listed, from $1,099,000 to $5,950,000.
No. Crystal Bay is in Nevada, which has no state income tax. Washoe County property taxes are based on assessed value, and annual tax-bill increases are capped at 3% for a primary residence and at up to 8% for other homes. Crystal Bay parcels also pay IVGID’s $1,385 Recreation Facility Fee for 2026–27.
Yes, with a Washoe County short-term rental permit for stays of 28 days or less, subject to any HOA rules. Permits set occupancy limits by tier, and a new owner should plan to apply for their own permit. Read the Lake Tahoe short-term rental guide.
Incline Village’s shops and schools are about 4 miles east (9 to 10 minutes), Diamond Peak about 14 minutes, and Northstar about 17 to 20 minutes over Brockway Summit. Reno-Tahoe International Airport is about 36 miles, roughly 55 to 65 minutes via the Mt. Rose Highway.
Supply is thin: on October 21, 2026 only three single-family homes were listed. Homes priced right at launch sold within 90 days at an average of 96.1% of their original list price, while those that sat more than six months averaged 84.7%. Request a free home valuation from Cole.
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Comparing Crystal Bay with Incline Village next door? Each neighborhood guide has local market data, recent sales and buyer tips.
Cole Mizak is a longtime Lake Tahoe local and the founder of the Mizak Mountain Luxury Team at Compass, ranked #1 in Incline Village by total transactions for January to September 2026 (Incline Village REALTORS® MLS). Whether you’re weighing a lakefront estate, a hillside home or a Stillwater Cove condo, ask for a private tour or a comparable-sales report. Five of Crystal Bay’s 24 home sales since 2023 closed without a public listing, so ask about off-market homes too.
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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.
