North Lake Tahoe runs from Carnelian Bay through Tahoe Vista to Kings Beach on California’s north shore. Explore 2026 prices, towns, lakefront sales, condos, fractional shares, taxes and rules.
North Lake Tahoe · California · Kings Beach · Tahoe Vista · Carnelian Bay · Community guide
North Lake Tahoe is the California shore between Tahoe City and the Nevada line: Kings Beach, Tahoe Vista and Carnelian Bay, along with Brockway, Agate Bay and Cedar Flat. The Tahoe Sierra MLS calls this stretch North Lake Tahoe, though the name is often used for the whole north end of the lake. It runs about seven miles along Highway 28 in Placer County, with sandy beaches, older cabin neighborhoods and some of the lake’s most expensive shoreline. Since January 2023, 406 homes have sold here for $525K to $19.65 million, at a median of $1,085,000, along with 141 condos and townhomes.
This guide covers every North Lake Tahoe address in the Tahoe Sierra MLS. It has prices by year, budget, town and neighborhood, lakefront and lake access, condo communities, shared ownership, notable sales, taxes, rental rules, schools and drive times. Every figure is dated and sourced below.
By Cole Mizak, REALTOR® · Compass · Updated November 3, 2026
$1.17M
Median home price, 2026
39
Median days on market, 2026
102
Homes sold, 2026 to Nov. 3
4.1
Months of supply, homes (Nov. 3, 2026)
2026 figures run from January 1 to November 3, 2026. Single-family homes unless noted; shared-ownership sales are reported separately. Sources: Tahoe Sierra MLS and Placer County.
| Topic | Details |
|---|---|
| Location | Placer County, California, on Lake Tahoe’s north shore along Highway 28, from Cedar Flat to the Nevada line. About 12 miles from Truckee and 47 miles from the Reno-Tahoe airport |
| Towns | Kings Beach (ZIP 96143, with Brockway), Tahoe Vista (96148) and Carnelian Bay & Agate Bay (96140, with Cedar Flat) |
| Population | 5,473 in the three census areas (2020 Census): Kings Beach 3,563, Tahoe Vista 1,392, Carnelian Bay 518, plus part-time owners and visitors |
| Housing stock | About 4,300 single-family homes, about 290 of them on the lake, and about 820 condominium and townhome units (Placer County parcel records) |
| Elevation | About 6,225 feet at the lake, rising to about 6,830 feet in Kingswood West |
| 2026 market | 102 home sales through November 3 (+2% vs. the same period of 2025); median $1,167,500 (+4%) |
| Price range | Homes $525K to $19.65 million since January 2023, median $1,085,000; condos and townhomes median $560,000 |
| For sale now | 45 homes and 17 condos or townhomes on Nov. 3, 2026, plus 17 in escrow; about 4.1 months of supply for homes |
| Lake access | Public: Kings Beach State Recreation Area and smaller county and district beaches. Private: community and association piers and beaches, which depend on the address |
| Taxes | California: state income tax, and property tax of 1% of the purchase price plus local bonds and assessments (Proposition 13). The Nevada line is under two miles from Kings Beach |
| Snow | About 179 inches in an average winter at Tahoe City, the nearest long-term NOAA station (1991–2020), and more on the higher streets |
| Skiing | Northstar 8 mi · 14 min; Diamond Peak 7.8 mi · 18 min; Palisades Tahoe 17 mi · 32 min from Kings Beach |
| Getting around | Reno-Tahoe International Airport 47 mi · 1 hr 1 min; Truckee Tahoe Airport for private aircraft 10.5 mi · 17 min; free TART buses and on-demand shuttles |
Market data · Updated November 3, 2026
North Lake Tahoe sells about 106 homes and 37 condos and townhomes a year. In 2026, 102 homes sold through November 3, about the same as the 100 in those months of 2025. The median rose from $1,125,000 to $1,167,500, and the median time on the market fell from 52 days to 39. With 45 homes for sale and 13 more in escrow on November 3, 2026, supply is about 4.1 months.
Lakefront sales swing the averages, so read them carefully. Five lakefront homes sold in these months of 2025 and four in 2026, and total dollar volume slipped 4% to $163.1 million. Off the water, the 2026 median is $1,135,000, up 4% from $1,095,000. The condo median rose from $506,565 to $575,000 on 29 sales, and Kingswood Village drives much of that market.
| Type | Sales 2026 | Sales 2025 | Median price 2026 | Median vs. 2025 | Avg. $ / sq. ft. 2026 | Median days on market | Avg. sold / original list | For sale Nov. 3 | Months of supply |
|---|---|---|---|---|---|---|---|---|---|
| Single-family homes | 102 | 100 | $1,167,500 | +4% | $719 | 39 | 94.5% | 45 | 4.1 |
| Condos & townhomes | 29 | 26 | $575,000 | +14% | $648 | 64 | 93.8% | 17 | 5.7 |
| All residential | 131 | 126 | $1,000,000 | Flat | $703 | 48 | 94.4% | 62 | 4.4 |
Months of supply divides the listings for sale on the report date by the average monthly sales of the previous 12 months. Under about six months generally favors sellers.
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Nov. 3, 2026) | 102 | $1,167,500 | $1,599,142 | $525K–$19.65M | $719 | 39 | 94.5% |
| 2025 | 130 | $1,075,000 | $1,648,014 | $525K–$15.50M | $822 | 55 | 91.4% |
| 2024 | 91 | $1,090,000 | $1,611,847 | $560K–$19.50M | $784 | 34 | 94.4% |
| 2023 | 83 | $1,050,000 | $1,474,163 | $525K–$9.25M | $747 | 17 | 96.6% |
| All years | 406 | $1,085,000 | $1,592,088 | $525K–$19.65M | $772 | 34 | 93.9% |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Nov. 3, 2026) | 29 | $575,000 | $728,142 | $250K–$2.42M | $648 | 64 | 93.8% |
| 2025 | 33 | $500,000 | $554,292 | $230K–$1.69M | $565 | 80 | 90.9% |
| 2024 | 41 | $634,000 | $756,768 | $290K–$2.30M | $602 | 35 | 94.6% |
| 2023 | 38 | $539,000 | $665,358 | $290K–$2.37M | $665 | 25 | 96.4% |
| All years | 141 | $560,000 | $678,857 | $230K–$2.42M | $621 | 46 | 94.1% |
Average price per square foot is the mean of each sale’s price per square foot. Days on market leave out sales entered in the MLS after closing with zero days, and list-price ratios leave out obvious original-price typos. See Sources & methodology below.
Home sales are up by 2 through November 3 and the median is up 4%. Homes off the water are up 4%. The market moved in small steps, without the jump seen in Tahoe City this year.
Through November 3, the Kings Beach median went from $960,000 to $1,276,250, and Tahoe Vista’s went from $1,295,000 to $980,000. Carnelian Bay moved less, to $1,175,000. With 20 to 50 sales in each town, one or two lakefront closings can swing these numbers.
Since 2023, the 185 homes that sold within 30 days on the market averaged 99.1% of their original list price, and 117 of 406 sales closed at or above it. The 93 that took more than 90 days averaged 85.0%.
Lakefront homes averaged $2,524 per square foot since 2023, about 3.7 times the $674 for homes off the water. Off the water, no home has sold above $4.1 million.
49% of closings since 2023 happened between May and September. Snow slows winter showings, so buyers who look from January to April often face less competition.
The median home sold since 2023 was built in 1978, and 136 were built in the 1960s and 1970s. On the Kings Beach Grid the median is 1966. Tahoe’s land-coverage rules limit new building, so many buyers remodel rather than build.
Price guide
Under $750,000, North Lake Tahoe means a small older cabin, usually on the Kings Beach Grid, or a condo. Between $750,000 and $1.5 million, where most homes sell, you can choose among all three towns. From $1.5 million to $2.5 million, you get newer homes on the hills, some with lake views. Above $5 million, every sale since 2023 has been on the lake.
| Price range | Sales since 2023 | Sales, past 12 months | For sale Nov. 3, 2026 | Months of supply | Median days on market (12 mo.) | Avg. sold / original list (12 mo.) |
|---|---|---|---|---|---|---|
| Under $750,000 | 50 | 17 | 3 | 2.1 | 14 | 98.0% |
| $750,000 to $1 million | 120 | 38 | 13 | 4.1 | 45 | 93.9% |
| $1 to $1.5 million | 129 | 44 | 15 | 4.1 | 48 | 92.9% |
| $1.5 to $2.5 million | 70 | 21 | 5 | 2.9 | 85 | 91.4% |
| $2.5 to $5 million | 21 | 7 | 4 | 6.9 | 74 | 94.3% |
| $5 million and up | 16 | 5 | 5 | 12.0 | 26 | 90.7% |
Single-family homes. The past 12 months run from November 4, 2025 to November 3, 2026. A few listings or sales can swing months of supply at the top of the market.
50 sales since 2023 · median $673,500
Small older cabins, about half of them on the Kings Beach Grid, with a few in Tahoe Vista, Woodvista and Cedar Flat. Expect about 1,000 square feet from the 1950s, often needing work.
120 sales since 2023 · median $850,000
The Kings Beach Grid, Agate Bay and Cedar Flat lead here: 1960s and 1970s homes of about 1,400 square feet, within a short walk or drive of the lake.
129 sales since 2023 · median $1,185,000
The busiest range, and the widest choice: Agate Bay, Kingswood Estates, Cedar Flat and Ridgewood, with homes of about 1,850 square feet, often updated, from the 1970s and 1980s.
70 sales since 2023 · median $1,800,000
Newer and larger homes of about 2,700 square feet in Cedar Flat, Kingswood Estates, Tahoe Estates and Kingswood West, some with lake views.
21 sales since 2023 · median $3,000,000
Big view homes and the first lakefront, mostly along Highway 28 in Carnelian Bay, Tahoe Vista and Cedar Flat. Lakefront starts around $3 million.
16 sales since 2023 · median $7,750,000
All lakefront: Brockway Springs and Lake Street at the Nevada line, Brockway Vista Avenue, and the North Lake Boulevard shoreline from Tahoe Vista to Cedar Flat.
Town & neighborhood comparison
The three towns sit side by side, but they feel different. Kings Beach is the busy end, with the big public beach, shops and a year-round community of 3,563. Tahoe Vista is quieter, with small beaches, lakefront condos and newer homes on the hills. Carnelian Bay is the most residential and has the most sales: 178 homes since 2023, with Agate Bay and Cedar Flat included. Each has its own guide.
Kings Beach guideTahoe Vista guideCarnelian Bay & Agate Bay guide| Town | Home sales since 2023 | Median home price | Median off the water | Avg. $ / sq. ft. | Median days on market | Condo & townhome sales · median | Lakefront sales | Home sales 2026 (to Nov. 3) | Listings for sale Nov. 3, 2026 |
|---|---|---|---|---|---|---|---|---|---|
| Kings Beach | 127 | $920,000 | $895,000 | $726 | 32 | 76 · $635K | 8 | 22 | 30 |
| Tahoe Vista | 101 | $1,200,000 | $1,160,000 | $713 | 42 | 48 · $372K | 4 | 33 | 10 |
| Carnelian Bay & Agate Bay | 178 | $1,121,500 | $1,100,000 | $837 | 34 | 17 · $590K | 10 | 47 | 22 |
Towns follow the MLS address: Brockway is counted in Kings Beach, and Agate Bay and Cedar Flat in Carnelian Bay.
Median home prices since 2023 run from $827,500 on the Kings Beach Grid to $1,535,000 in Tahoe Estates, and to $4.1 million around Brockway, where about half the home sales are on the lake. The groups below are built from Tahoe Sierra MLS areas.
| Neighborhood | Town | Home sales since 2023 | Median home price | Avg. $ / sq. ft. | Median days on market | Condo & townhome sales · median | Home sales 2026 (to Nov. 3) | Listings for sale Nov. 3, 2026 |
|---|---|---|---|---|---|---|---|---|
| Brockway & Speedboat | Kings Beach | 13 | $4,100,000 | $1,361 | 29 | 10 · $1.40M | 4 | 5 |
| Tahoe Estates | Tahoe Vista | 14 | $1,535,000 | $680 | 42 | — | 2 | 0 |
| Carnelian Bay Shore | Carnelian Bay | 36 | $1,422,500 | $1,075 | 51 | 17 · $590K | 9 | 8 |
| Kingswood West & Kings Run | Tahoe Vista | 31 | $1,210,000 | $617 | 63 | 17 · $320K | 10 | 3 |
| Kingswood Estates | Kings Beach | 39 | $1,195,000 | $594 | 45 | — | 9 | 4 |
| Carnelian Heights & Ridgewood | Carnelian Bay | 37 | $1,170,000 | $660 | 35 | — | 9 | 5 |
| Cedar Flat | Carnelian Bay | 55 | $1,100,000 | $876 | 36 | — | 16 | 6 |
| Tahoe Vista Shore | Tahoe Vista | 36 | $1,055,000 | $860 | 25 | 31 · $406K | 14 | 6 |
| Agate Bay | Carnelian Bay | 50 | $1,050,000 | $735 | 24 | — | 13 | 3 |
| Woodvista | Tahoe Vista | 17 | $918,000 | $638 | 43 | — | 4 | 2 |
| Kings Beach Grid | Kings Beach | 78 | $827,500 | $668 | 33 | 3 · $2.18M | 12 | 16 |
| Kingswood Village | Kings Beach | — | — | — | — | 63 · $600K | — | 4 |
| Neighborhood | Where and what | Elevation (ft.) | Median year built | Median lot (acres) | Drive to Kings Beach | Drive to Northstar | Drive to Reno airport |
|---|---|---|---|---|---|---|---|
| Brockway & Speedboat | The east end at the Nevada line: gated Brockway Springs, estates on Lake Street, and the short streets around Speedboat Beach and Cove Avenue | 6,380 | 1984 | 0.31 | 1.3 mi · 3 min | 9.2 mi · 17 min | 36.2 mi · 1 hr 0 min |
| Kings Beach Grid | The flat grid behind the state beach, on streets named for fish and animals (Trout, Steelhead, Rainbow, Chipmunk, Beaver): older cabins on small lots, a walk from sand and shops, with a lakefront row on Brockway Vista Avenue | 6,290 | 1966 | 0.14 | 0.5 mi · 2 min | 8.2 mi · 16 min | 37.3 mi · 1 hr 3 min |
| Kingswood Estates | Off Highway 267 on the slope above town: homes from the 1980s on, on quarter-acre lots around Canterbury Drive and Trent Lane | 6,560 | 1989 | 0.24 | 1.6 mi · 4 min | 6.8 mi · 12 min | 45.8 mi · 59 min |
| Kingswood Village | A townhome and condo community of about 255 units at 1001 Commonwealth Drive, with a pool, tennis, pickleball and bocce | 6,360 | 1972 | — | 1.1 mi · 3 min | 7.1 mi · 12 min | 46.1 mi · 59 min |
| Woodvista | Around Old Brockway Golf Course, between Kings Beach and Tahoe Vista: golf-named streets such as Brassie, Mashie and Midiron, with older cottages on small lots | 6,310 | 1957 | 0.17 | 1 mi · 3 min | 7.3 mi · 13 min | 46.3 mi · 1 hr 0 min |
| Tahoe Vista Shore | Town and shore from the Kings Beach line to Agatam Beach: homes on Highway 28, older streets such as Toyon Road and Snowflake Avenue, and a string of small lakefront condo communities | 6,280 | 1977 | 0.21 | 1.3 mi · 3 min | 8.7 mi · 16 min | 47.8 mi · 1 hr 3 min |
| Kingswood West & Kings Run | The high ground off Regency Way, at about 6,800 feet: homes around Kings Way, Jester Court and Statford Way, plus the Kings Run condos | 6,830 | 1990 | 0.29 | 3.1 mi · 9 min | 7.5 mi · 16 min | 46.5 mi · 1 hr 3 min |
| Tahoe Estates | Hillside homes above Tahoe Vista around Estates Drive and Mountain Circle, on lots of about 0.3 acre near North Tahoe Regional Park | 6,360 | 1996 | 0.30 | 2.1 mi · 5 min | 9.5 mi · 18 min | 48.5 mi · 1 hr 5 min |
| Agate Bay | Quiet streets between Tahoe Vista and Carnelian Bay, around Dodowah, Uplands and Sudan roads, with lakefront on Highway 28 | 6,340 | 1969 | 0.29 | 3.1 mi · 7 min | 10.5 mi · 20 min | 49.6 mi · 1 hr 7 min |
| Carnelian Bay Shore | Homes around the bay and a long lakefront row on Highway 28, with Gar Woods, the marinas and the Carnelian Woods condos close by | 6,270 | 1978 | 0.27 | 3.9 mi · 8 min | 11.3 mi · 20 min | 50 mi · 1 hr 8 min |
| Carnelian Heights & Ridgewood | Hillside neighborhoods above Highway 28 around North Ridge Road, Muletail Drive and Woodchuck Drive | 6,520 | 1978 | 0.26 | 5.4 mi · 13 min | 12.8 mi · 25 min | 52 mi · 1 hr 12 min |
| Cedar Flat | The west end, next to Chinquapin and Dollar Point: Cedar Flat and Fulton Acres homes around Old County Road, Jeffrey Way and Tunnington Drive, plus lakefront on Highway 28 | 6,310 | 1962 | 0.30 | 5.5 mi · 11 min | 12.9 mi · 23 min | 52 mi · 1 hr 10 min |
Neighborhoods group Tahoe Sierra MLS areas, so a few homes at the edges carry the next town’s address. Year built is the median for homes sold since 2023, from the MLS (condos for Kingswood Village). Lot size comes from the MLS, or Placer County where the MLS is blank. Elevation is from the U.S. Geological Survey at the middle of each neighborhood. Drive times run from the same point without traffic or snow.
| Market | State | Median home price | Period | What sets it apart |
|---|---|---|---|---|
| North Lake Tahoe | California | $1,167,500 | to Nov. 3 | Kings Beach, Tahoe Vista, Carnelian Bay: beaches, cabins and condos on Highway 28 |
| Tahoe City | California | $1,722,500 | to Nov. 3 | A small town at the Truckee River outlet, with Dollar Point’s association beach |
| Truckee | California | $1,448,500 | to Oct. 30 | A larger town off Interstate 80, about 19 minutes from Kings Beach; includes Martis Valley |
| Incline Village | Nevada | $2,510,000 | to Oct. 14 | No state income tax, and IVGID’s private beaches for eligible owners |
| Crystal Bay | Nevada | $2.39M hillside; $19.1M lakefront | since 2023 | A very small market at the state line, about 4 minutes from Kings Beach |
Each figure comes from the guide for that market, dated as shown. Crystal Bay has too few sales for a 2026 median, so its figures run from January 2023. Tahoe City’s Chinquapin, Dollar Point and Lake Forest are in the Tahoe City guide, not in North Lake Tahoe’s figures.
The Kings Beach Grid (median $827,500) puts the state beach, shops and restaurants within a few blocks, and it has the lowest home prices near the water. Lots are small, at about 0.14 acre, so ask about parking and snow storage.
Brockway Springs and Lake Street at the Nevada line, or the North Lake Boulevard shore in Tahoe Vista, Agate Bay, Carnelian Bay and Cedar Flat. Only 22 lakefront homes sold in almost four years.
Tahoe Estates (median $1,535,000), Kingswood West ($1,210,000) and Kingswood Estates ($1,195,000) have the newest homes, many from the 1990s on. Plan for steeper streets and more snow.
From Kingswood Estates, Northstar is about 12 minutes over Brockway Summit on Highway 267, and Truckee about 17.
Cedar Flat (median $1,100,000) and Carnelian Heights and Ridgewood ($1,170,000) are mostly residential, and Tahoe City is about 8 minutes from Cedar Flat.
Kingswood Village (median $600,000) has the most condos and amenities. Kings Run ($330,000) has the lowest prices, in small units. Brockway Springs ($1.15 million) adds the lake.
Lakefront · Lake access · Piers & buoys
About 290 of North Lake Tahoe’s roughly 4,300 homes sit directly on Lake Tahoe, and they trade in a different market. Since January 2023, 22 have sold, at a median of $7.1 million and an average of $2,524 per square foot, from $3 million on North Lake Boulevard to $19.65 million at Brockway Springs. On Nov. 3, 2026, four lakefront homes were for sale, from $7.3 million to $12.5 million.
This shore’s biggest sandy beaches are public, which is the big difference from Incline Village, where IVGID’s beaches are private. You don’t need a lakefront home or a membership to use the water here. Private piers, buoys and beaches come from a specific association, community or membership. They don’t come with the town or the ZIP code. Read Cole’s guide to buying lakefront at Tahoe.
| Type | Sales | Median price | Price range | Avg. $ / sq. ft. | Median days on market | For sale Nov. 3, 2026 |
|---|---|---|---|---|---|---|
| Lakefront homes | 22 | $7,070,000 | $3.00M–$19.65M | $2,524 | 73 | 4 |
| Homes off the water | 384 | $1,053,500 | $525K–$4.10M | $674 | 34 | 41 |
| Condos on the lake | 25 | $1,175,000 | $270K–$2.42M | $1,051 | 61 | 3 |
| Condos off the lake | 116 | $539,500 | $230K–$1.15M | $540 | 37 | 14 |
The MLS export has no waterfront field. A home counts as lakefront when its Placer County parcel sits within about 50 meters of the U.S. Geological Survey shoreline, on the lake side, with no improved parcel between it and the water. This shore is shallow, so the mapped waterline runs well off some lots. Condos count by community. Shared-ownership sales are not included.
| Beach | Town | What it is | Who runs it |
|---|---|---|---|
| Kings Beach State Recreation Area | Kings Beach | The area’s main beach: about 979 feet of lakefront, a large sandy beach, picnic tables under Jeffrey pines, a playground, a boat ramp and paid parking | California State Parks |
| Secline Beach | Kings Beach | A small beach at the end of Secline Avenue, where the district is planning improvements | Placer County; North Tahoe PUD |
| Speedboat Beach | Brockway, near the Nevada line | A small beach with granite boulders and clear water | Placer County |
| Moon Dunes Beach | Tahoe Vista | A sandy beach on Highway 28 between Tahoe Vista and Kings Beach | Placer County; North Tahoe PUD |
| Agatam Beach | Tahoe Vista | A small beach on Highway 28 | North Tahoe PUD |
| Tahoe Vista Recreation Area | Tahoe Vista | A public boat ramp with a small beach and park | North Tahoe PUD |
| Sandy Beach | Tahoe Vista | A small sandy beach on Highway 28 | California Tahoe Conservancy; State Parks |
| Patton Landing | Carnelian Bay | A beach and concession known as Waterman’s Landing, next to Carnelian Woods | California Tahoe Conservancy |
Placer County and the North Tahoe Public Utility District post current hours, fees and rules. Some beaches have mixed ownership, and operators change.
| Community | What it has | How you get it | Ask before you buy |
|---|---|---|---|
| Brockway Springs | Gated lakefront community of condos and 18 homes. Private beach, pier and buoys, a lakefront pool heated by a natural spring, tennis, pickleball and a clubhouse | Comes with ownership. Recent condo listings show dues of about $1,900 to $2,100 a month. | Current dues, reserves and buoy rules, and what a home’s dues cover |
| Cedar Flat Improvement Association | A pier with a sundeck and 36 mooring buoys under a State Lands lease, with seven more in the works. Buoys are allotted to members, and listings also mention a private beach | Through the association, for lots in its area. | Whether the lot belongs, the dues, and how buoys are allotted |
| Lake Forest Pier Owners Association | A pier and beach at the end of Lardin Way in Cedar Flat | Through membership. | Whether a membership exists and transfers with the home |
| Agate Pier and Swim Club | A pier, pool and tennis courts in Agate Bay, according to listings | Through membership. | Whether the home has a membership, and the dues |
| Vista Pines | A Carnelian Bay HOA with a pier and beach, according to listings | Through the HOA. | HOA rules, dues and buoy availability |
| Lakefront condo communities | Heritage Cove: private beach, assigned buoys and a steel pier. Chateau Chamonix: private beach and a permitted buoy field. Tahoya Shores: private beach, pier, pool and hot tub. Brockway Shores: pier, lawn to the beach and buoys | Comes with ownership. A 2026 Heritage Cove sale showed dues of $750 a month. | Buoy assignment, rental rules and reserves |
Amenities and rules change, and these summaries are general, mostly from listings and state records. Confirm access, dues and transfer rules with the association for the specific address.
On the California side, a pier or buoy needs approval from both the Tahoe Regional Planning Agency and the California State Lands Commission. TRPA’s Shoreline Plan requires owners to register moorings each year, and new private piers and buoys go through limited allocations and lotteries. A buoy someone has used for years is not always a permitted one, so ask for the permit and the TRPA mooring registration. The shoreline here shelves gently, so also ask how a pier or buoy works when the lake is low.
Condos & townhomes
Condos and townhomes made up 141 of the 547 sales here since January 2023, at a median of $560,000. The range is wide. Small units at Kings Run and the Franciscan start around $230K, while townhomes at Tahoe Beachfront Residences reached $2.42 million in July 2026. Communities on the water sold for a median of $1,175,000; those off it, $539,500. On Nov. 3, 2026, 17 were for sale, from $249K to $2.30M, about 5.7 months of supply, so buyers have more room than in the home market.
Kingswood Village is the center of this market, with 63 of the 141 sales. Its townhomes sold for $350K to $800K, at a median of $600,000, and recent listings show dues of about $660 to $800 a month. Amenities include a pool, tennis, pickleball and bocce. The owners association posts its rules. Carnelian Woods, with 16 sales, has a pool, spas, tennis and a clubhouse a short walk from Patton Landing; one 2025 sale listed dues of $942 a month.
| Community | Where | Units (approx.) | On the lake | Sales since 2023 | Median price | Price range |
|---|---|---|---|---|---|---|
| Tahoe Beachfront Residences | 8308 N. Lake Blvd., Kings Beach | 11 | Yes | 2 | $2,295,000 | $2.18M–$2.42M |
| Heritage Cove | 7580 N. Lake Blvd., Tahoe Vista | 40 | Yes | 2 | $2,174,500 | $2.10M–$2.25M |
| Brockway Shores | 144 Chipmunk St., Kings Beach | 33 | Yes | 3 | $1,687,000 | $1.62M–$2.18M |
| Brockway Springs | 9200 Brockway Springs Dr., Kings Beach | 80 | Yes | 8 | $1,150,000 | $900K–$2.30M |
| Chateau Chamonix | 7600 N. Lake Blvd., Tahoe Vista | 38 | Yes | 7 | $658,000 | $500K–$2.37M |
| Kingswood Village | 1001 Commonwealth Dr., Kings Beach | 255 | No | 63 | $600,000 | $350K–$800K |
| Carnelian Woods | 5101 N. Lake Blvd., Carnelian Bay | 123 | No | 16 | $600,000 | $437K–$870K |
| Tahoya Shores | 7610 N. Lake Blvd., Tahoe Vista | 41 | Yes | 3 | $399,000 | $270K–$400K |
| The Franciscan | 6844 and 6943 N. Lake Blvd., Tahoe Vista | 46 | Part | 15 | $345,000 | $250K–$490K |
| Kings Run | 1300 Regency Way, Tahoe Vista | 81 | No | 18 | $330,000 | $230K–$405K |
Units are approximate, from Placer County parcels at each address or from community listings. Community names follow the MLS. Heritage Cove, Tahoe Beachfront Residences and Brockway Shores had few sales, so read their medians as examples. The MLS files 6844 N. Lake Blvd. with the Franciscan. Rental rules, dues and reserves vary widely, so review each association’s documents. Fractional shares are in the next section.
Notable sales
The 19 highest prices since 2023 were all on the lake, led by 9820 Brockway Springs Drive at $19,650,000 in May 2026, just above 5526 North Lake Boulevard in Agate Bay at $19,500,000 in September 2024. Off the water, the record is 9702 North Lake Boulevard at $4,100,000 in June 2025. The last table shows the highest 2026 sale in each neighborhood.
| Address | Neighborhood | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | $ / sq. ft. | Days on market |
|---|---|---|---|---|---|---|---|---|
| 9820 Brockway Springs Drive | Brockway & Speedboat | May 12, 2026 | $19,650,000 | 7 / 7 | 6,839 | 3.48 | $2,873 | 133 |
| 5526 North Lake Boulevard | Agate Bay | Sep 25, 2024 | $19,500,000 | 6 / 6 | 5,105 | 1.37 | $3,820 | 48 |
| 4250 North Lake Boulevard | Carnelian Bay Shore | Jul 29, 2025 | $15,500,000 | 5 / 5 | 4,741 | 0.30 | $3,269 | 327 |
| 9910 Lake Street | Brockway & Speedboat | Sep 9, 2025 | $14,500,000 | 5 / 6 | 4,729 | 0.42 | $3,066 | 1 |
| 9720 Brockway Springs Drive | Brockway & Speedboat | Jan 28, 2026 | $10,350,000 | 7 / 7 | 4,885 | 1.83 | $2,119 | 26 |
| 3730 North Lake Boulevard | Cedar Flat | Sep 15, 2023 | $9,250,000 | 6 / 6 | 4,290 | 0.40 | $2,156 | 81 |
| 9500 Brockway Springs Drive | Brockway & Speedboat | Jun 25, 2024 | $8,200,000 | 4 / 4 | 4,496 | 0.07 | $1,824 | — |
| 9400 Brockway Springs Drive | Brockway & Speedboat | Oct 16, 2023 | $7,750,000 | 4 / 4 | 4,774 | 0.06 | $1,623 | 73 |
| 3890 North Lake Boulevard | Cedar Flat | Nov 6, 2023 | $7,750,000 | 5 / 5 | 2,041 | 0.42 | $3,797 | 14 |
| 8714 Brockway Vista Avenue | Kings Beach Grid | Nov 18, 2025 | $7,400,000 | 3 / 3 | 3,120 | 0.19 | $2,372 | 14 |
| Address | Neighborhood | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | $ / sq. ft. | Days on market |
|---|---|---|---|---|---|---|---|---|
| 9702 North Lake Boulevard | Brockway & Speedboat | Jun 20, 2025 | $4,100,000 | 5 / 7 | 6,348 | 0.61 | $646 | 18 |
| 488 Old County Road | Cedar Flat | Jan 21, 2025 | $3,875,000 | 7 / 4 | 5,174 | 0.47 | $749 | 125 |
| 1025 Lake Vista Road | Kingswood Estates | Jul 18, 2025 | $3,275,000 | 4 / 5 | 3,368 | 0.68 | $972 | 45 |
| 1352 Kings Way | Kingswood West & Kings Run | Jul 31, 2026 | $3,200,000 | 6 / 4 | — | 0.46 | — | 74 |
| 1428 Cheshire Court | Kingswood West & Kings Run | Apr 5, 2023 | $3,110,000 | 5 / 4 | 4,770 | 0.60 | $652 | 204 |
| Address | Neighborhood | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | $ / sq. ft. | Days on market |
|---|---|---|---|---|---|---|---|---|
| 9820 Brockway Springs Drive | Brockway & Speedboat | May 12, 2026 | $19,650,000 | 7 / 7 | 6,839 | 3.48 | $2,873 | 133 |
| 5390 North Lake Boulevard | Carnelian Bay Shore | Oct 22, 2026 | $6,600,000 | 5 / 3 | 3,000 | 0.29 | $2,200 | 302 |
| 7708 North Lake Boulevard | Tahoe Vista Shore | Sep 14, 2026 | $4,175,000 | 3 / 2 | — | 0.23 | — | 107 |
| 1352 Kings Way | Kingswood West & Kings Run | Jul 31, 2026 | $3,200,000 | 6 / 4 | — | 0.46 | — | 74 |
| 855 Beverly Drive | Carnelian Heights & Ridgewood | Sep 8, 2026 | $2,600,000 | 3 / 3 | 2,197 | 0.31 | $1,183 | 74 |
| 1360 Canterbury Drive | Kingswood Estates | Apr 10, 2026 | $1,910,000 | 4 / 3 | 2,710 | 0.32 | $705 | 85 |
| 3705 North Lake Boulevard | Cedar Flat | Oct 8, 2026 | $1,760,000 | 4 / 2 | 3,450 | 0.23 | $510 | 326 |
| 6099 Dodowah Road | Agate Bay | Jan 12, 2026 | $1,710,000 | 3 / 3 | — | 0.66 | — | 93 |
| 400 Estates Drive | Tahoe Estates | Jan 5, 2026 | $1,695,000 | 6 / 3 | 3,460 | 0.31 | $490 | 216 |
| 804 North Shore Boulevard | Woodvista | Jun 11, 2026 | $1,500,000 | 5 / 3 | 2,934 | 0.13 | $511 | 83 |
| 434 Beaver Street | Kings Beach Grid | May 13, 2026 | $1,477,000 | 3 / 2 | 1,629 | 0.17 | $907 | 22 |
Cole’s recent sales here include 8550 Loch Levon Avenue in Kings Beach (buyers, $1,299,000, August 2026), 228 Park Lane in Kings Beach (buyers, $1,070,000, September 2025), 7883 Mashie Avenue in Tahoe Vista (sellers, $1,075,000, October 2025) and a Kingswood Village townhome (buyers, $500,000, December 2025).
The top condo sale was a townhome at 8308 North Lake Boulevard, Tahoe Beachfront Residences, at $2,415,000 in July 2026. Days on market: — means the sale was entered in the MLS after closing. A — in $ / sq. ft. means the MLS has no size for the home. Lot sizes come from the MLS, or from Placer County where the MLS is blank. Sales by all brokerages; inclusion in these tables does not imply Cole Mizak represented either party.
Lifestyle
Life here runs along Highway 28. Kings Beach is the busy end, with the big public beach, shops, restaurants and a grocery store. Tahoe Vista is quieter, with small beaches, a boat ramp and North Tahoe Regional Park in the trees above town. Carnelian Bay is mostly homes, with Gar Woods, marinas and Waterman’s Landing on the water. Summer is beach and boat season. In winter, Northstar is 14 minutes from Kings Beach over Brockway Summit, and Nevada’s Diamond Peak is 18.
It is a small, year-round place, with 5,473 residents in its three census areas. Many errands and most big purchases go to Truckee, Incline Village or Reno. Incline Village Community Hospital is about 12 minutes from Kings Beach, and Tahoe Forest Hospital in Truckee is about 22. Tahoe City, the nearest long-term NOAA station, averages about 179 inches of snow a winter at lake level, and the higher streets get more, so a snow-removal plan matters. Placer County and Caltrans plow public roads; owners handle their own driveways.
Getting around without a car is easier than in most mountain towns. TART Connect runs free on-demand shuttles in Carnelian Bay, Tahoe Vista and Kings Beach, though it does not go to Incline Village, and Placer County extended free TART bus rides for two more years in late 2025.
| Place | What it is | Access |
|---|---|---|
| Kings Beach State Recreation Area | The main public beach, with sand, picnic tables, a playground and a boat ramp | Public; paid parking |
| North Tahoe Regional Park | A wooded park above Tahoe Vista, run by the North Tahoe Public Utility District | Public |
| North Tahoe Event Center | The district’s lakefront event space in downtown Kings Beach | Public; event fees |
| Old Brockway Golf Course | A nine-hole public course dating to the 1920s, on Highway 267 in Kings Beach | Public; green fees |
| Marinas and boat ramps | The Tahoe Vista boat ramp, North Tahoe Marina in Tahoe Vista, and Sierra Boat Company in Carnelian Bay | Public; fees |
| Tahoe Rim Trail | Brockway Summit on Highway 267 is a popular trailhead above the lake | Public |
| Ski areas | Northstar over Brockway Summit, Diamond Peak in Incline Village and Palisades Tahoe past Tahoe City | Public; lift tickets or passes |
| Lakefront dining | Gar Woods Grill & Pier in Carnelian Bay and Jason’s Beachside Grille in Kings Beach. See Cole’s restaurant guide | Public |
| Destination | Route | Distance and time |
|---|---|---|
| Crystal Bay, Nevada (state line) | Hwy. 28 | 1.6 mi · 4 min |
| Incline Village, Nevada | Hwy. 28 | 4.4 mi · 10 min |
| Tahoe Vista | Hwy. 28 | 1.5 mi · 4 min |
| Carnelian Bay | Hwy. 28 | 4.5 mi · 11 min |
| Tahoe City | Hwy. 28 | 9.2 mi · 18 min |
| Northstar California | Hwy. 267 | 8 mi · 14 min |
| Diamond Peak | Hwy. 28 | 7.8 mi · 18 min |
| Palisades Tahoe (Olympic Valley) | Hwys. 28 & 89 | 17 mi · 32 min |
| Truckee (Commercial Row) | Hwy. 267 | 12.2 mi · 19 min |
| Incline Village Community Hospital | Hwy. 28 | 5.2 mi · 12 min |
| Tahoe Forest Hospital, Truckee | Hwy. 267 | 14.3 mi · 22 min |
| Truckee Tahoe Airport (private and charter flights) | Hwy. 267 | 10.5 mi · 17 min |
| Reno-Tahoe International Airport | Hwy. 267 & I-80, or Mt. Rose Hwy. in good weather | 47 mi · 1 hr 1 min |
| Stateline and South Lake Tahoe | Hwys. 28 & 50 | 31.7 mi · 59 min |
| Sacramento | I-80 | 113 mi · 2.5 hr |
| San Francisco | I-80 | 200 mi · 4 hr |
North Lake Tahoe is in the Tahoe Truckee Unified School District. Kings Beach Elementary is on Steelhead Avenue on the Grid, and North Tahoe School and North Tahoe High School are on Polaris Road above Tahoe City. Confirm the school assignment for a specific address with the district, especially in Carnelian Bay and Cedar Flat. Read Cole’s guide to Lake Tahoe schools.
View North Lake Tahoe on Google MapsOwnership costs & rules · Last verified November 3, 2026
North Lake Tahoe is in California, in Placer County and inside the Tahoe Basin, so three layers of rules shape what it costs to own here and what you can do with a property: state taxes, county rental permits and the regional planning agency’s limits on building. Crossing into Nevada changes the first one, which is why many buyers compare the two sides.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| State income tax | California taxes personal income, including capital gains, at rates up to 13.3% (12.3% plus a 1% surcharge on income over $1 million). Nevada, under two miles east of Kings Beach, has none. | California Franchise Tax Board | Full-time residency decides which state taxes you; ask a tax adviser before you choose. Compare the two sides. |
| Property tax | Proposition 13 sets the base tax at 1% of assessed value, which starts at your purchase price and can rise by no more than 2% a year, plus voter-approved bonds and special assessments that vary by parcel. Expect a supplemental bill after closing. A primary residence gets a $7,000 homeowners’ exemption. | California State Board of Equalization; Placer County Assessor | Budget on roughly 1% of the price plus the parcel’s fixed charges; ask for the current tax bill. |
| Short-term rentals | Placer County requires a permit for rentals of 30 days or fewer. The cap is 3,900 permits, not counting owner-occupied rentals, and the county’s portal showed 3,403 licensed rentals on Nov. 3, 2026. Permits don’t transfer with a sale, so a buyer applies for a new one. Hosts collect 10% transient occupancy tax plus a North Lake Tahoe assessment of 1% or 2%. | Placer County STR program; STR public portal; TOT rate | Once the cap is reached, homes without a permit can only rent for 30 nights or more. HOAs may add their own limits. STR guide; operating in Placer County. |
| TRPA rules | The Tahoe Regional Planning Agency limits how much of a lot can be covered by buildings and pavement, and requires erosion-control best management practices (BMPs). Piers and buoys have their own rules. | Tahoe Regional Planning Agency | Check allowable coverage before you plan a remodel, addition or teardown, especially on the Grid’s small lots. |
| HOAs & associations | Most older streets have no HOA. Condo communities, Brockway Springs and some beach and pier associations have their own dues and rules, and many memberships are optional. | Each association | Review CC&Rs, budgets, rental rules and any transfer fee before you remove contingencies. |
| Wildfire & insurance | This shore is forested. In high and very high fire hazard zones, California requires a defensible-space disclosure at sale, and in the North Tahoe Fire Protection District those inspections are requested through CAL FIRE. California insurers price coverage on wildfire risk, and many owners combine the FAIR Plan with a second policy. | North Tahoe Fire Protection District | Get insurance quotes in the first days of escrow. See Cole on the 2026 FAIR Plan increase. |
| Utilities | The North Tahoe Public Utility District runs from the Nevada line to Dollar Hill, including Kings Beach, Tahoe Vista, Carnelian Bay, Cedar Flat and Agate Bay. It provides sewer service, water on much of that shore, and the public parks. | North Tahoe PUD; utility guide | Confirm the water provider by address; a few areas may be on small private systems. |
Rules and fees change; confirm current figures with each agency. This is general information, not tax, legal or insurance advice.
Buyer & seller questions
North Lake Tahoe is the north end of the lake. In the Tahoe Sierra MLS, and on this page, it means the California shore from Cedar Flat to the Nevada line, in Placer County along Highway 28: Kings Beach, Tahoe Vista and Carnelian Bay. Kings Beach is about 12 miles from Truckee and 47 miles from the Reno-Tahoe airport. Many people also use the name for Tahoe City, Crystal Bay and Incline Village.
Kings Beach (with Brockway), Tahoe Vista and Carnelian Bay (with Agate Bay and Cedar Flat). Tahoe City borders them on the west, and Crystal Bay and Incline Village, Nevada, on the east.
Single-family homes sold for a median of $1,167,500 from January 1 to November 3, 2026 (102 sales), up 4% from the same months of 2025. Homes off the water had a median of $1,135,000. Condos and townhomes sold for a median of $575,000. Since 2023 the home median is $920,000 in Kings Beach, $1,121,500 in Carnelian Bay and $1,200,000 in Tahoe Vista.
It leans toward sellers, but not strongly. 45 homes were for sale on November 3, 2026, about 4.1 months of supply, and the median home in 2026 sold in 39 days. Condos and townhomes have about 5.7 months of supply, so buyers have more room there. Price still matters: homes that sold within 30 days averaged 99% of their asking price, and those that took more than 90 days averaged 85%.
California. Kings Beach is in Placer County, ZIP code 96143. The Nevada line is about 1.6 miles east at Crystal Bay, so buyers can compare the two states in a short drive. Brockway, at the state line, is on the California side.
It depends on what you want. Kings Beach is the most walkable, with the big public beach and shops, and the lowest home median at $920,000. Tahoe Vista is quieter, with newer homes on the hills and small lakefront condo communities, at $1,200,000. Carnelian Bay is the most residential and has the most sales, at $1,121,500, and is closest to Tahoe City.
Small condos at Kings Run and the Franciscan sold for a median of $330,000 and $345,000. Whole homes start around $525K, mostly small older cabins on the Kings Beach Grid, where the median is $827,500. Lower prices you see in a search are usually fractional shares.
Since January 2023, 22 lakefront homes have sold, from $3 million to $19.65 million, at a median of $7.1 million and an average of $2,524 per square foot. Homes off the water had a median of $1.05 million. Lakefront condos cost far less, at a median of $1,175,000.
9820 Brockway Springs Drive in Kings Beach sold for $19,650,000 on May 12, 2026, the top price in the Tahoe Sierra MLS here since January 2023. Next were 5526 North Lake Boulevard in Agate Bay ($19,500,000, September 2024) and 4250 North Lake Boulevard in Carnelian Bay ($15,500,000, July 2025).
Condos and townhomes sold for a median of $560,000 since 2023 (141 sales). Kingswood Village, the largest community, had a median of $600,000. Communities on the lake sold for a median of $1,175,000, and the top sale was $2.42 million.
Yes. Tonopalo is a lakefront fractional community at 6750 North Lake Boulevard in Tahoe Vista, with 19 residences sold in 1/7 and 1/14 shares. A 1/7 share gives about six weeks a year. 25 shares sold since January 2023, from $195K to $1.2 million. Sweetbriar in Kings Beach is the other large lakefront fractional project, with 1/6 shares.
Brockway Springs has a private beach, pier and buoys. Lakefront condo communities such as Heritage Cove, Chateau Chamonix and Tahoya Shores have their own beaches. In Cedar Flat, Agate Bay and Carnelian Bay, some homes belong to pier and beach associations, including the Cedar Flat Improvement Association. Rights depend on the specific address, so confirm them before you make an offer. Public beaches are nearby in all three towns.
Under California’s Proposition 13, the base property tax is 1% of assessed value, which is set at your purchase price and can rise at most 2% a year, plus voter-approved bonds and special assessments that vary by parcel. On a $1.2 million home, the 1% base is $12,000 a year before those additions. California also taxes income; Nevada does not.
Kings Beach is in California, with state income tax and public beaches. Incline Village, about 10 minutes east, is in Nevada, with no state income tax and IVGID’s private beaches for eligible owners. North Lake Tahoe’s 2026 home median of $1.17 million compares with Incline Village’s $2.51 million (single-family homes, 2026 through October 14). See the Incline Village guide.
North Lake Tahoe is quieter, with small towns and sandy beaches. South Lake Tahoe is a small city, with Heavenly and the casinos at Stateline next door. It’s about 59 minutes from Kings Beach without traffic. Buyers who want a small-town feel and quick access to Northstar and Truckee usually lean north.
Yes, with a Placer County permit for stays of 30 days or fewer. The county caps permits at 3,900, not counting owner-occupied rentals, and its portal showed 3,403 licensed rentals on November 3, 2026. Permits don’t transfer with a sale, and HOAs may add limits. Read the short-term rental guide.
About 179 inches in an average winter at lake level at Tahoe City, the nearest long-term NOAA station (1991–2020 normals), with more in Kingswood West and on other high streets. Placer County and Caltrans plow public roads; owners handle their driveways, and many hire a snow-removal service.
Tahoe Truckee Unified School District: Kings Beach Elementary, plus North Tahoe School and North Tahoe High School on Polaris Road above Tahoe City. Confirm the assignment for a specific address.
The North Tahoe Public Utility District provides sewer service from the Nevada line to Dollar Hill, and water on much of that shore. Confirm the water provider for a specific address, since a few areas may be on small private systems. See the utility guide.
From Kings Beach, Incline Village is 4.4 mi · 10 min, Northstar 8 mi · 14 min, Truckee 12.2 mi · 19 min, the Reno-Tahoe airport 47 mi · 1 hr 1 min, Sacramento 113 mi · 2.5 hr and San Francisco 200 mi · 4 hr, without traffic or snow.
For a well-priced home, yes: the median is up 4% in 2026, homes sell in a median of 39 days, and 45 were for sale on Nov. 3, 2026. Homes that overreach pay for it, so the first price matters. Request a free home valuation from Cole.
Explore
Kings Beach, Tahoe Vista and Carnelian Bay & Agate Bay have their own pages. These guides cover the rest of the North Shore and Truckee.
Sources & methodology
Cole Mizak compiled this guide from primary sources and updates it as the market moves. Market figures are as of November 3, 2026.
Definitions: median days on market is the middle value of each MLS sale’s days on market. Sold / original list compares the sale price with the first asking price. Months of supply divides listings for sale by the average monthly sales of the previous 12 months. Medians can move with the mix of homes that sell, especially in small neighborhoods. Information is deemed reliable but not guaranteed.
Cole Mizak is the founder of the Mizak Mountain Luxury Team at Compass, #1 in Incline Village by total transactions, January–October 2026 (Incline Village REALTORS® MLS), and is licensed in both California and Nevada, so comparing Kings Beach with Crystal Bay and Incline Village is one conversation. Compass’s California office is in Tahoe City, on West River Street. Cole’s recent North Lake Tahoe sales include 8550 Loch Levon Avenue in Kings Beach (buyers, $1,299,000, August 2026), 228 Park Lane in Kings Beach (buyers, $1,070,000, September 2025), 7883 Mashie Avenue in Tahoe Vista (sellers, $1,075,000, October 2025) and a Kingswood Village townhome (buyers, $500,000, December 2025). Ask Cole for a private tour, a town-by-town price analysis, a lake-access, HOA and rental-rule check on any address, or early access to homes that sell off-market.
Request listings & off-market homesGet your home’s value(775) 225-2549 · [email protected]
Cole Mizak · Compass · Mizak Mountain Luxury Team · California: Compass, 165 W. River St., #2, Tahoe City, CA 96145 · Nevada: 110 Country Club Dr., #1, Incline Village, NV 89451
NV RED: S.0179606 | CA DRE: 02126888
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