Every lakefront home on Lake Tahoe’s Nevada shore, from Crystal Bay to Stateline: 47 sales since 2023, prices by community, lakefront condos, piers and buoys, and Nevada’s tax advantage. Updated November 2026.
Lake Tahoe · Nevada shore · Crystal Bay to Stateline
Nevada has about 31 miles of Lake Tahoe shoreline and 446 private lakefront homes on it, from the granite coves of Crystal Bay at the California line to Elk Point near Stateline. Half the shore is public land, so lakefront homes rarely come up: since January 2023, 47 have sold, at a median of $15.05 million, including the $125 million sale of 1145 Lakeshore Boulevard in March 2026. This guide covers every one of them: where they are, every sale since 2023, the condos on the water, piers and buoys, and what Nevada’s tax rules mean for a lakefront owner.
The figures come from a parcel-by-parcel survey of Washoe, Carson City and Douglas County records against the U.S. Geological Survey’s outline of the lake, Incline Village MLS and Northern Nevada Regional MLS sales, and sales the counties recorded that never reached the MLS. A home counts here when its lot runs to the water (349 homes) or when it faces the lake across a narrow private beach strip, owned by its HOA or community or, in Lincoln Park, by Douglas County (97 homes, such as Marla Bay and Incline’s Debra Lane, Vivian Lane and Pine Cone Circle).
By Cole Mizak, Lake Tahoe REALTOR® · Compass · Updated November 10, 2026
446
Lakefront homes in Nevada
47
Sales since Jan. 2023
$15.1M
Median sale price
$125M
Record sale, 2026
8
Homes for sale now
Single-family lakefront homes sold January 1, 2023 to November 10, 2026. Partial-ownership and family transfers are excluded. Frontage is estimated from county parcel maps, not surveys.
| Topic | Details |
|---|---|
| Lakefront homes | 446 private homes: 349 on lots that run to the water and 97 that face it across a private beach strip. Another 33 lakefront lots are vacant or hold only minor buildings. |
| Where | Crystal Bay and Incline Village (Washoe County, 190 homes), two at Secret Harbor (Carson City) and 254 along the East Shore from Glenbrook to Elk Point (Douglas County). Sand Harbor to Secret Harbor is state park and national forest. |
| Sales since 2023 | 47 lakefront home sales, $1.1 billion in all, at a median of $15.05 million and $3,368 per sq. ft. |
| 2026 | 17 sales so far, the most of any year, at a median of $15 million. |
| Record | 1145 Lakeshore Boulevard, Incline Village: $125 million, recorded March 25, 2026. On the East Shore, 525 Highway 50, a 210-acre estate near Round Hill: $80 million, December 2025. |
| Off-market | 12 of 47 sold without a public listing, 7 of them never in the MLS at all. |
| Frontage | Typical lot: about 100 feet of shoreline (median, measured from county parcel maps). Median price about $166,000 per front foot. |
| Condos on the water | 9 complexes with 403 units: Incline’s seven on Lakeshore Boulevard, Stillwater Cove in Crystal Bay and Tahoe Beach Club in Stateline. 121 sales, median $3.45 million. |
| For sale now | 8 lakefront homes from $6.5 million to $47.5 million (2 under contract) and 9 lakefront condos, November 10, 2026. |
| Piers & buoys | New private piers are capped at 128 lake-wide and awarded up to 12 every two years; the next round opens in 2027. New buoys come through TRPA’s yearly mooring lottery. |
| Taxes | No state income tax. Washoe and Douglas counties tax 35% of a home’s taxable value, which for lakefront estates usually sits far below the price paid, and yearly increases are capped. |
North to south
Nevada’s shore runs about 31 miles, from Crystal Bay at the state line east along Lakeshore Boulevard in Incline Village, then south down the East Shore past Sand Harbor, Glenbrook, Cave Rock and Zephyr Cove to Stateline. Private homes hold only part of it. By our count, public land (Lake Tahoe Nevada State Park, the Lake Tahoe Basin Management Unit of the national forest, county parks and IVGID’s beaches) fronts about 50% of the shoreline, private homes 33%, HOA beaches and condo grounds 10%, and resorts, the Edgewood golf course and vacant lots the rest.
Washoe County has 190 lakefront homes: 48 in Crystal Bay and 142 in Incline Village, the 104 on the water along Lakeshore Boulevard plus the 38 Incline Park and Incline Beach homes on Debra Lane, Vivian Lane and Pine Cone Circle, each with a private beach. South of Incline, from Hidden Beach past Sand Harbor and the Thunderbird Lodge to Secret Harbor, there are no private homes. Carson City’s short stretch of shore is national forest except for two private homes at Secret Harbor, reached by boat or a gated forest road; the 1934 home at 2170 Highway 28 sold for $18 million in October 2026. Douglas County has the rest, 254 homes in a string of small communities: Glenbrook (43), Skyland (42), Lakeridge (28), the Highway 50 estates around Logan Shoals (26), Marla Bay (26), Elk Point (21) and Lincoln Park, Zephyr Cove, Cave Rock, Uppaway, Snug Harbor and Round Hill.
| Community | County | Lakefront homes | Median frontage (ft) | Sales | Median | Highest |
|---|---|---|---|---|---|---|
| Crystal Bay | Washoe | 48 | 113 | 11 | $17.22M | $42M |
| Incline Village | Washoe | 142 (38 behind a private beach) | 102 | 11 | $33.5M | $125M |
| Secret Harbor | Carson City | 2 | 526 | 1 | $18M | $18M |
| Glenbrook | Douglas | 43 (8 behind a private beach) | 155 | 1 | $15M | $15M |
| Uppaway | Douglas | 4 (4 behind a private beach) | — | 0 | — | — |
| Logan Shoals | Douglas | 26 | 140 | 1 | $37.5M | $37.5M |
| Cave Rock | Douglas | 18 | 66 | 2 | $8.95M | $9.8M |
| Lincoln Park | Douglas | 20 (13 behind a county beach strip) | 30 | 1 | $8.75M | $8.75M |
| Lakeridge | Douglas | 28 | 118 | 7 | $23M | $54.25M |
| Snug Harbor | Douglas | 4 (1 behind a private beach) | 87 | 1 | $6.75M | $6.75M |
| Skyland | Douglas | 42 | 82 | 5 | $10.55M | $15.05M |
| Zephyr Cove | Douglas | 18 (13 behind a private beach) | 212 | 0 | — | — |
| Marla Bay | Douglas | 26 (20 behind a private beach) | 126 | 4 | $6.22M | $9.6M |
| Round Hill | Douglas | 4 | 305 | 1 | $80M | $80M |
| Elk Point | Douglas | 21 | 101 | 1 | $11.2M | $11.2M |
| Nevada total | 3 counties | 446 (97 behind a beach strip) | 104 | 47 | $15.05M | $125M |
Homes are county parcels with a house on them; a few estates span two parcels. Median frontage covers homes whose own lot reaches the water, measured along the USGS lake outline. Stateline’s lakefront is Tahoe Beach Club’s condos, the Edgewood golf course and Nevada Beach, so it has no homes in this table.
The north shore. Incline Village is the priciest of Nevada’s lakefront communities (median $33.5 million on 11 sales), with big, mostly level lots, sandy beaches and private piers. Crystal Bay’s 48 lakefront homes sit on granite points and coves along Gonowabie Road, Crystal Drive and State Route 28; 11 sold since 2023 at a median of $17.22 million.
The East Shore’s estate stretch. Glenbrook’s lakefront wraps its historic meadow and private beach; the Highway 50 estates around Logan Shoals sit on acre-plus lots, Cave Rock’s Pittman Terrace homes on small lots by the cove; and Lakeridge holds the East Shore’s most expensive sales since 2023: 7 at a median of $23 million, topped by 1 Tall Pines Cove Lane at $54.25 million in September 2026.
Smaller lots and more of them. Skyland’s 42 lakefront homes sit on lots of about a third of an acre along Skyland Drive and Myron Court (5 sales, median $10.55 million). Zephyr Cove, Marla Bay and Elk Point are sandy, close-set beach neighborhoods where many homes face the water across an HOA beach strip.
Market report
Lakefront sales on the Nevada side have climbed from 8 in 2023 to 17 in 2026 with seven weeks still to go, and dollar volume has more than tripled, from $119 million to $435 million. The median moves around with the mix: $23.75 million in 2025, when 5 sales cleared $37 million, and $15 million in 2026, when 7 of the 17 sales were under $12 million, many in Skyland, Marla Bay and Cave Rock. Price per square foot tells a steadier story: $2,858 in 2023, $3,288 in 2024, $3,796 in 2025 and $3,501 in 2026.
Washoe sells for about twice Douglas. Crystal Bay and Incline lakefront homes sold at a median of $21.9 million ($3,827 per sq. ft.), East Shore homes at $11.2 million ($3,200). Even so, 19 of the 47 sales were $20 million or more, and the East Shore has two of the top four: 525 Highway 50 ($80 million) and 1 Tall Pines Cove Lane ($54.25 million).
Listed homes take time; many never list. Homes that were on the market took a median of 215 days to sell and closed at 85% of their original asking price on average. Twelve more sold without a public listing (26%), 7 of them recorded by the county with no MLS entry at all, including the record 1145 Lakeshore Boulevard and 525 Highway 50, so off-market access counts on the lakefront.
| Year | Sales | Median | Per sq. ft. | Volume | Top sale |
|---|---|---|---|---|---|
| 2023 | 8 | $13.1 million | $2,858 | $118.7M | 32 Crystal Drive, $26 million |
| 2024 | 10 | $12.8 million | $3,288 | $220.7M | 1041 Lakeshore Boulevard, $62 million |
| 2025 | 12 | $23.75 million | $3,796 | $341.3M | 525 Highway 50, $80 million |
| 2026 (to Nov. 10) | 17 | $15 million | $3,501 | $435.3M | 1145 Lakeshore Boulevard, $125 million |
| Price | Sales | Median | Most sales in |
|---|---|---|---|
| Under $10 million | 12 | $7.95 million | Marla Bay, Incline Village, Cave Rock |
| $10 to $20 million | 16 | $12.8 million | Skyland, Crystal Bay, Lakeridge |
| $20 to $40 million | 11 | $25.5 million | Crystal Bay, Lakeridge, Incline Village |
| $40 million and up | 8 | $50.88 million | Incline Village, Lakeridge, Round Hill |
| County | Sales | Median | Per sq. ft. |
|---|---|---|---|
| Washoe (Crystal Bay, Incline Village) | 22 | $21.94 million | $3,827 |
| Carson City (Secret Harbor) | 1 | $18 million | $6,175 |
| Douglas (East Shore) | 24 | $11.23 million | $3,200 |
Nevada lakefront sells for more. Since 2023 its median of $15.1 million compares with Tahoe City $11.3 million (14 sales); West Shore $8.23 million (20 sales); North Tahoe (Kings Beach, Tahoe Vista, Carnelian Bay) $7.07 million (22 sales), measured the same way from each area’s parcels. Taxes likely explain part of the gap: Nevada has no state income tax, and its property tax is figured on a taxable value that usually runs well below the purchase price, where California reassesses at the price paid.
Every sale
All 47 sales from January 1, 2023 to November 10, 2026, newest first. Square footage and year built come from the MLS where the home was listed and from county records otherwise. Frontage is our estimate from county parcel maps for homes whose lot reaches the water.
| Closed | Address | Community | Price | Sq. ft. | Per sq. ft. | Acres | Frontage (ft) | Built | Note |
|---|---|---|---|---|---|---|---|---|---|
| Oct. 28, 2026 | 2170 Highway 28 | Secret Harbor | $18,000,000 | 2,915 | $6,175 | 1.97 | 98 | 1934 | — |
| Oct. 15, 2026 | 1146 Highway 50 | Lakeridge | $19,000,000 | 5,077 | $3,742 | 3.45 | 225 | 1931 | — |
| Sept. 23, 2026 | 1 Tall Pines Cove Lane | Lakeridge | $54,250,000 | 10,146 | $5,347 | 2.47 | 318 | 1965 | — |
| Aug. 28, 2026 | 616 Lake Shore Boulevard | Marla Bay | $5,850,000 | 3,084 | $1,897 | 0.22 | — | 1940 | private beach |
| July 15, 2026 | 1080 Skyland Drive | Skyland | $10,400,000 | 4,113 | $2,529 | 0.28 | 66 | 1974 | — |
| July 1, 2026 | 994 Skyland Drive | Skyland | $11,250,000 | 2,862 | $3,931 | 0.30 | 66 | 1972 | — |
| June 8, 2026 | 260 Northlake Circle | Crystal Bay | $13,800,000 | 4,218 | $3,272 | 0.57 | 218 | 1980 | — |
| June 1, 2026 | 1709 Lakeshore Boulevard* | Incline Village | $8,000,000 | 2,729 | $2,931 | 0.09 | 53 | 2012 | off-market |
| May 26, 2026 | 1192 Highway 50 | Lakeridge | $36,775,000 | 8,962 | $4,103 | 2.73 | 170 | 1999 | — |
| May 7, 2026 | 1458 Pittman Terrace | Cave Rock | $8,100,000 | 3,011 | $2,690 | 0.23 | 46 | 1991 | — |
| May 6, 2026 | 628 Lake Shore Boulevard | Marla Bay | $5,800,000 | 2,232 | $2,599 | 0.15 | — | 1934 | private beach |
| May 4, 2026 | 88 Skyland Court | Skyland | $10,400,000 | 3,258 | $3,192 | 0.25 | 79 | 1976 | — |
| April 14, 2026 | 16 Stone Creek Lane | Lakeridge | $22,150,000 | 7,154 | $3,096 | 1.24 | 214 | 2003 | — |
| March 25, 2026 | 1145 Lakeshore Boulevard† | Incline Village | $125,000,000 | 21,486 | $5,818 | 3.26 | 198 | 2011 | county record |
| March 20, 2026 | 460 Gonowabie Road | Crystal Bay | $25,500,000 | 5,789 | $4,405 | 0.47 | 87 | 2025 | — |
| Feb. 13, 2026 | 919 Lakeshore Boulevard* | Incline Village | $46,000,000 | 7,302 | $6,300 | 0.59 | 100 | 2014 | off-market |
| Jan. 2, 2026 | 187 Yellow Jacket Road | Glenbrook | $15,000,000 | 4,284 | $3,501 | 1.26 | 133 | 1991 | — |
| Dec. 23, 2025 | 525 Highway 50† | Round Hill | $80,000,000 | 20,443 | $3,913 | 210.26 | — | 2000 | county record |
| Dec. 5, 2025 | 300 State Route 28 | Crystal Bay | $42,000,000 | 16,232 | $2,587 | 5.14 | 298 | 2015 | — |
| Nov. 15, 2025 | 1580 Pine Cone Circle | Incline Village | $6,400,000 | 1,392 | $4,598 | 0.33 | — | 1948 | private beach |
| Oct. 16, 2025 | 32 Calaneva Drive† | Crystal Bay | $21,000,000 | 5,399 | $3,890 | 2.31 | 200 | 1980 | county record |
| Sept. 5, 2025 | 612 Lake Shore Boulevard† | Marla Bay | $6,590,000 | 1,999 | $3,297 | 0.22 | — | 1938 | private beach, county record |
| Aug. 11, 2025 | 422 Gonowabie Road | Crystal Bay | $10,000,000 | 2,702 | $3,701 | 0.26 | 56 | 1947 | — |
| Aug. 6, 2025 | 1013 Lakeshore Boulevard | Incline Village | $37,500,000 | 6,563 | $5,714 | 1.91 | 106 | 1978 | — |
| July 23, 2025 | 1186 Highway 50† | Lakeridge | $41,000,000 | 12,370 | $3,314 | 2.49 | 170 | 2008 | county record |
| July 8, 2025 | 480 Gonowabie Road | Crystal Bay | $24,500,000 | 5,634 | $4,349 | 0.52 | 128 | 2022 | — |
| June 30, 2025 | 1806 Highway 50 | Logan Shoals | $37,500,000 | 8,211 | $4,567 | 6.30 | 421 | 1989 | — |
| April 22, 2025 | 410 Gonowabie Road | Crystal Bay | $11,800,000 | 4,040 | $2,921 | 0.48 | 108 | 1958 | — |
| April 15, 2025 | 1192 Highway 50 | Lakeridge | $23,000,000 | 8,591 | $2,677 | 2.73 | 170 | 1999 | — |
| Dec. 11, 2024 | 1145 Vivian Lane | Incline Village | $33,500,000 | 9,800 | $3,418 | 1.05 | 123 | 1997 | — |
| Nov. 22, 2024 | 1050 Skyland Drive | Skyland | $15,050,000 | 4,690 | $3,209 | 0.28 | 67 | 2021 | — |
| Nov. 1, 2024 | 1266 Tamarack Drive | Lakeridge | $16,025,000 | 7,623 | $2,102 | 0.32 | 80 | 2003 | — |
| Oct. 10, 2024 | 1041 Lakeshore Boulevard | Incline Village | $62,000,000 | 14,197 | $4,367 | 4.97 | 210 | 1994 | — |
| Oct. 1, 2024 | 859 Lakeshore Boulevard* | Incline Village | $47,500,000 | 11,843 | $4,011 | 1.39 | 149 | 2005 | off-market |
| Sept. 16, 2024 | 654 Lake Shore Boulevard | Marla Bay | $9,600,000 | 2,850 | $3,368 | 0.26 | 144 | 1972 | — |
| Aug. 23, 2024 | 1062 Skyland Drive | Skyland | $10,550,000 | 3,910 | $2,698 | 0.30 | 85 | 1968 | — |
| March 22, 2024 | 172 Snug Harbor Road | Snug Harbor | $6,750,000 | 2,934 | $2,301 | 0.34 | 87 | 1966 | — |
| Jan. 18, 2024 | 520 Gonowabie Road* | Crystal Bay | $9,700,000 | 4,253 | $2,281 | 0.42 | 114 | 1980 | off-market |
| Jan. 17, 2024 | 250 Northlake Circle† | Crystal Bay | $10,000,000 | 2,657 | $3,764 | 0.52 | — | 1975 | county record |
| July 17, 2023 | 1472 Flowers Avenue | Cave Rock | $9,800,000 | 3,597 | $2,724 | 0.88 | 50 | 1938 | — |
| July 5, 2023 | 817 Lakeshore Boulevard* | Incline Village | $15,000,000 | 3,442 | $4,358 | 0.63 | 93 | 1976 | off-market |
| July 3, 2023 | 893 Lakeshore Boulevard | Incline Village | $22,873,000 | 2,682 | $8,528 | 0.89 | 101 | 1958 | — |
| June 30, 2023 | 470 Gonowabie Road† | Crystal Bay | $17,220,929 | 6,081 | $2,832 | 0.50 | 113 | 2023 | county record |
| May 25, 2023 | 1580 Vivian Lane | Incline Village | $7,900,000 | 7,045 | $1,121 | 0.55 | — | 2002 | private beach |
| May 3, 2023 | 32 Crystal Drive | Crystal Bay | $26,000,000 | 9,016 | $2,884 | 1.14 | 237 | 2018 | — |
| April 17, 2023 | 450 Reno Avenue | Elk Point | $11,200,000 | 3,151 | $3,554 | 0.23 | — | 1982 | — |
| April 3, 2023 | 1281 Lincoln Park Circle | Lincoln Park | $8,750,000 | 3,821 | $2,290 | 0.20 | — | 1929 | county beach strip |
† Recorded by Washoe or Douglas County with no MLS listing. * Sold through the MLS without a public listing. “Private beach” homes face the lake across an HOA or community beach strip. Frontage under 25 feet isn’t shown: those estimates are unreliable. 250 Northlake Circle in Crystal Bay sold for $10 million in January 2024 by county record and is listed again in 2026. 1192 Highway 50 sold twice: April 2025 and May 2026.
Condos on the water
A lakefront condo is the least expensive way to own on Nevada’s shore. Nine complexes sit on the water with 403 units in all: seven on Lakeshore Boulevard in Incline Village (260 units), Stillwater Cove in Crystal Bay (48) and Tahoe Beach Club in Stateline (95). Since 2023, 121 have sold at a median of $3.45 million, from $1.68 million to $10.65 million for Stillwater Cove #47 in August 2026.
Tahoe Beach Club is the busiest: 77 sales, 44 of them developer closings that Douglas County recorded with no MLS listing, as the complex’s buildings opened. Incline’s units come with IVGID beach access, unlike Incline’s lakefront homes, and each complex adds its own beach, pier, buoys or marina. Stillwater Cove has the highest prices: a median of $4.48 million on 14 sales.
| Complex | Where | Units | Built | Sales | Median | Highest | On the water |
|---|---|---|---|---|---|---|---|
| Stillwater Cove | Crystal Bay | 48 | 1980 | 14 | $4.48M | $10.65M | Granite point; sandy cove, pier with slips, pool, clubhouse |
| Crystal Tower | Incline Village | 10 | 1970 | 3 | $2.5M | $5.25M | Ten units at the west end of Lakeshore Boulevard |
| Crystal Bay Cove | Incline Village | 34 | 1970 | 6 | $3.86M | $5.79M | Large units (2,100 sq. ft. and up); 30-day minimum stay |
| Lakeshore Terrace | Incline Village | 58 | 1970 | 9 | $3M | $4.4M | Front units on the water; buoys, shared pier, pool, hot tub |
| Crystal Shores West | Incline Village | 44 | 1964 | 4 | $3.68M | $4.68M | Marina (slips by ownership seniority); 5-night rental minimum |
| Crystal Shores East | Incline Village | 32 | 1963 | 6 | $3.28M | $4.2M | Marina and private sandy beach |
| Crystal Shores Villas | Incline Village | 22 | 1965 | 0 | — | — | Two-bedroom units; no sale since 2023 |
| 999 Lakeshore | Incline Village | 60 | 1968 | 2 | $3.58M | $4M | Gated, beside Incline Beach; sandy beach, buoys, kayak storage |
| Tahoe Beach Club | Stateline | 95 | 2019–2026 | 77 | $3.3M | $6.95M | Newest complex on the Nevada shore, on its own beach; listings report a pier and buoys |
Units from Washoe and Douglas County records. Amenities and rental rules as each association has reported them; confirm with the HOA. Two more East Shore complexes reach the lake through HOA grounds and count as lake access, not lakefront: Pinewild in Zephyr Cove (135 units, 16 sales since 2023 at a median of $1.7 million; #135, which the MLS marks waterfront, sold for $4.5 million in 2025) and Glenbrook’s 38 townhomes near the Glenbrook beach.
On the market, November 10, 2026
Eight lakefront homes are on the market, from $6.5 million to $47.5 million, 2 of them already under contract: 3 in Crystal Bay, 1 in Incline Village, 1 in Glenbrook, 1 in Snug Harbor, 1 in Cave Rock, 1 in Marla Bay. With 47 sales in just under four years, that is roughly 8 months of supply, and it leaves out the off-market homes that make up about 26% of sales. Nine lakefront condos are listed, from $2.23 million to $5.95 million, 1 under contract.
| Price | Homes |
|---|---|
| Under $10 million | 1 |
| $10 to $20 million | 4 |
| $20 million and up | 3 |
Counts from the Incline Village MLS and Northern Nevada Regional MLS on November 10, 2026; the live listings below this guide update daily. Ask Cole about lakefront homes that aren’t listed.
Definitions
Listings use these words loosely, and the price gap between them is large. This guide counts the first two.
The lot itself runs to the water. In Nevada, private title runs down to elevation 6,223 feet; the state owns the lakebed below it. Most lakefront owners can apply for a pier or buoy. 349 homes; median sale $18 million.
The home faces the lake across a narrow beach strip it doesn’t own outright: an HOA or community beach in Marla Bay, Zephyr Cove, Glenbrook, Uppaway and Incline’s Debra Lane, Vivian Lane and Pine Cone Circle, or, in Lincoln Park, a strip owned by Douglas County. 97 homes; median sale $6.5 million.
A shared beach, pier or buoy field a short walk or drive away: Glenbrook’s beach, Skyland’s, Elk Point’s, Pinewild’s. In Incline Village and Crystal Bay, most homes off the water carry IVGID beach access instead.
A view of the lake and no shoreline rights, like many hillside homes in Incline Village and Crystal Bay. Priced far below lakefront.
Incline Village’s lakefront homes and the Debra, Vivian and Pine Cone homes have their own beaches but no access to IVGID’s Burnt Cedar, Incline and Ski beaches; they pay the $1,385 Recreation Facility Fee, not the $145 Beach Facility Fee. The seven lakefront condo complexes do have IVGID beach access. Most Crystal Bay parcels don’t. Confirm a property’s status with IVGID.
Shoreline rules
Two agencies decide what can go in the water in front of a Nevada lakefront home: the Tahoe Regional Planning Agency (TRPA), under its 2018 Shoreline Plan, and the Nevada Division of State Lands, which owns the lakebed.
An existing, permitted pier is one of the hardest things to replace on Lake Tahoe, and buyers pay for it. Before you rely on one, get the TRPA permit and mooring registration numbers, the State Lands permit, and the pier’s condition, and ask how each one transfers to a new owner.
Ownership costs
For a full-time resident, the bigger saving is income tax: Nevada has none. Property tax works differently too. Nevada counties tax 35% of a home’s taxable value, which counts the land at market value and the house at its replacement cost less depreciation, so the bill on an older lakefront home is often a small fraction of its price, and yearly increases are capped. California reassesses a home at the price paid.
| Nevada (Washoe, Carson City, Douglas) | California | |
|---|---|---|
| State income tax | None | Up to 13.3% on income (top bracket) |
| Property tax basis | 35% of taxable value (land plus the depreciated cost of the buildings), not the price paid | About 1% of the purchase price plus local assessments, reset at each sale |
| Property tax rate | Washoe $3.5211 per $100 of assessed value (2026–27); Douglas $2.83 to $3.66 by district (2025–26) | 1% base rate plus voter-approved bonds and fees |
| Yearly increases | Capped at 3% for a primary residence (file with the assessor), up to 8% for second homes | Assessed value capped at 2% a year until the next sale |
| Transfer tax | Washoe $2.05 per $500 ($61,500 on a $15 million sale); Douglas and Carson City $1.95 per $500 ($58,500) | County and city rates vary |
| Lakefront median since 2023 | $15.1 million | $7.07 to $11.3 million (North Tahoe, West Shore, Tahoe City) |
Rates: Washoe County Treasurer 2026–27 combined rates (district 5200); Nevada Department of Taxation FY 2025–26 property tax rates (Douglas County); NRS 375.020 and 375.023. Ask a tax adviser about your own situation. Read more on Nevada vs. California taxes.
Due diligence
| Item | What to check |
|---|---|
| Shoreline and title | Get a survey that shows the 6,223-foot line and the lot’s side lines to the water. For a private-beach home, read the CC&Rs or deed to see who owns the beach and who may use it. |
| Pier, buoys and lift | Collect the TRPA and Nevada State Lands permits and the yearly mooring registrations, and ask how each transfers. A permit can’t be assumed from a structure’s existence. |
| TRPA coverage and scenic rules | Additions and rebuilds must meet TRPA’s land-coverage limits, and projects in the shoreland are reviewed for how they look from the lake. Confirm what can be built before you price a teardown. |
| Water and sewer | Ask where the water comes from (a general improvement district, a water company or a private lake intake, which needs its own permits and treatment) and confirm the sewer connection. |
| Insurance and wildfire | Wildfire risk has made insurance harder to place around the lake. Get quotes in the first days of escrow, and check defensible space. |
| Rentals | Washoe County requires a short-term rental permit for stays of 28 days or less. Douglas County caps vacation home rental permits by neighborhood, and several Lake Tahoe neighborhoods are full. HOAs may add rules. |
| Off-market homes | 12 of the 47 sales since 2023 never had a public listing. Tell an agent who works the lakefront what you want before it lists. |
Read Cole’s complete guide to buying lakefront at Lake Tahoe · Short-term rental rules by county
Buyer questions
446, by our count of county parcels on November 10, 2026: 349 on lots that run to the water and 97 that face it across a private beach strip. Washoe County (Crystal Bay and Incline Village) has 190, Carson City 2 and Douglas County 254. Another 33 lakefront lots are vacant or hold only minor buildings.
The median sale since January 2023 is $15.05 million ($3,368 per sq. ft.), across 47 sales from $5.8 million to $125 million. Washoe County lakefront sold at a median of $21.9 million and the East Shore at $11.2 million. Lakefront condos have sold from about $1.7 million.
1145 Lakeshore Boulevard in Incline Village, recorded at $125 million on March 25, 2026, with an adjacent lot sold the same day for $7 million. It never appeared in the MLS. The East Shore’s top sale since 2023 is 525 Highway 50 near Round Hill, $80 million in December 2025.
In Crystal Bay and Incline Village on the north shore, two at Secret Harbor in Carson City, and on the East Shore in Glenbrook, Uppaway, Logan Shoals, Cave Rock, Lincoln Park, Lakeridge, Snug Harbor, Skyland, Zephyr Cove, Marla Bay, Round Hill and Elk Point. The shore from Sand Harbor to Secret Harbor is public.
About 50% of Nevada’s roughly 31 miles of shoreline fronts public land, mostly Lake Tahoe Nevada State Park and national forest, by our parcel survey. Private homes front about 33%.
Eight in 2023, 10 in 2024, 12 in 2025 and 17 in 2026 through November 10. About 26% sold without a public listing.
Listed lakefront homes took a median of 215 days to sell since 2023 and closed at about 85% of their original asking price on average. Homes sold privately skip the market entirely.
About $166,000 per foot of shoreline at the median, across 38 sales whose frontage we could measure from county parcel maps. Incline Village’s Lakeshore Boulevard runs highest.
Only with a TRPA pier allocation. The 2018 Shoreline Plan caps new private piers at 128 lake-wide, released up to 12 every two years; shared piers get priority and single-parcel piers go by lottery. The next round opens in 2027. You also need a Nevada Division of State Lands permit.
New buoys come through TRPA’s yearly mooring lottery, which offers 15% of the remaining pool of 1,486 new moorings. A Nevada buoy also needs a Division of State Lands permit, and every mooring must be registered with TRPA each year.
In Nevada, the owner’s title runs to elevation 6,223 feet; the state owns the lakebed below it. When the lake is higher (about 6,226 feet on November 10, 2026), water covers part of the private lot, and the state oversees navigation up to 6,229.1 feet.
Lakefront means the lot runs to the water. A private-beach home faces the lake across a narrow HOA or community beach. Lake access means a shared beach or pier nearby, like IVGID’s beaches in Incline Village or an HOA beach in Glenbrook or Skyland. Lake view means no shoreline rights.
No. Incline’s lakefront homes and the Debra, Vivian and Pine Cone homes have private beaches but can’t use Burnt Cedar, Incline or Ski beaches; they pay the $1,385 Recreation Facility Fee. Incline’s seven lakefront condo complexes do have IVGID beach access.
Nevada taxes 35% of a home’s taxable value: $3.5211 per $100 of assessed value in Incline Village and Crystal Bay for 2026–27, and $2.83 to $3.66 on the East Shore for 2025–26. Taxable value is usually far below a lakefront home’s price, and increases are capped at 3% a year for a primary residence.
Yes. Washoe County charges $2.05 per $500 of value ($61,500 on a $15 million sale); Douglas County and Carson City $1.95 per $500. The contract decides who pays.
California’s lakefront sells for less: medians of $7.07 million to $11.3 million since 2023 in North Tahoe, the West Shore and Tahoe City, against $15.1 million in Nevada. Part of the premium reflects Nevada’s lack of a state income tax and its lower property taxes.
Yes, 403 units in nine complexes: seven in Incline Village, Stillwater Cove in Crystal Bay and Tahoe Beach Club in Stateline. 121 sold since 2023 at a median of $3.45 million.
Eight on November 10, 2026, from $6.5 million to $47.5 million, 2 of them under contract, plus 9 lakefront condos. Some lakefront homes sell without ever being listed.
In Washoe County, stays of 28 days or less need a county short-term rental permit. Douglas County caps vacation home rental permits by neighborhood, and several East Shore neighborhoods are full. HOA rules can add limits.
Two, both at Secret Harbor on State Route 28: a 1934 home and a small cabin, reached by boat or a gated forest road. The 1934 home, 2170 Highway 28, sold for $18 million on Oct. 28, 2026. The rest of Carson City’s shoreline is national forest.
Keep exploring
Each community guide has its own market data, recent sales and buyer tips.
Cole Mizak works the Nevada side of the lake from Incline Village, from Crystal Bay to Stateline, and listed and sold 549 Lakeshore #9 at Crystal Shores East in 24 days. Ask for a list of every lakefront home in the community you want, a value for your lakefront property, or a call when a home comes up before it lists.
Request lakefront & off-market homesGet your lakefront home’s value(775) 225-2549 · [email protected]
Cole Mizak · Compass · Mizak Mountain Luxury Team
NV RED: S.0179606 | CA DRE: 02126888
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