Stateline is Lake Tahoe’s Nevada south shore town, with casinos, Heavenly and no state income tax. Explore market data for homes and condos from Tahoe Beach Club to Kingsbury and Tahoe Village.
Stateline, Nevada · 89449 · Community guide
Stateline is the unincorporated Nevada community at the state line on Lake Tahoe’s south shore, in Douglas County. Its casino corridor sits next to South Lake Tahoe and the Heavenly Village gondola, and its neighborhoods climb Kingsbury Grade toward Heavenly’s Nevada lodges. It is a condo-and-townhome market more than a single-family one: since January 2023, 303 condos and townhomes have sold here at a median of $760,000, alongside 182 single-family homes at a median of $1.26 million.
This guide covers all 496 home, condo and manufactured-home sales since 2023 across seven neighborhoods: prices by year, budget and neighborhood, taxes and vacation-rental rules, schools and drive times. Sources are listed below.
By Cole Mizak, Lake Tahoe REALTOR® · Compass · Updated October 23, 2026
$1.24M
Median single-family price, 2026
$695K
Median condo / townhome price, 2026
106
Sales, 2026 to Oct. 23
5.2
Months of supply (Oct. 23, 2026)
2026 figures run from January 1 to October 23, 2026. Sources: Northern Nevada Regional MLS and Douglas County Assessor.
| Topic | Details |
|---|---|
| Location | Nevada’s side of the state line at Lake Tahoe’s south shore, in Douglas County, from Highway 50’s casino corridor up Kingsbury Grade (State Route 207) toward Daggett Pass. South Lake Tahoe, California, begins at the state line. Unincorporated; ZIP code 89449. |
| Neighborhoods | Tahoe Beach Club, Oliver Park, Lake Village & Sierra Colina, Lower, Middle and Upper Kingsbury, and Summit Village & Tahoe Village |
| Population | About 2,908 year-round residents in the 2020 Census (595 in the Stateline census area and 2,313 in Kingsbury) |
| Housing stock | About 1,087 single-family homes and duplexes, 1,381 condos and townhomes and 66 manufactured homes (Douglas County Assessor, not counting The Ridge Tahoe timeshare). Median home built in 1977 |
| Elevation | From about 6,240 feet at Tahoe Beach Club on the lake to 7,740 feet near the top of Kingsbury Grade |
| 2026 market | 106 home and condo sales through October 23 (+12% vs. the same period of 2025); single-family median $1,237,500; condo and townhome median $695,000 |
| Price range | $218,250 condos to $8.3 million for a Kingsbury Grade estate since January 2023 |
| For sale now | 57 on Oct. 23, 2026 (14 homes, 42 condos and townhomes, 1 manufactured home), plus 17 under contract; about 5.2 months of supply |
| Taxes | No Nevada state income tax. Property tax $2.83 to $3.66 per $100 of assessed value, depending on the district (2025–26) |
| Things to do | Four casino resorts, the Tahoe Blue Event Center, Edgewood Tahoe’s lakeside golf course, Heavenly’s Nevada lodges up Kingsbury Grade, and Nevada Beach |
| Vacation rentals | Douglas County permit required. Tahoe Village holds 146 of the township’s 535 current permits and still had room in October 2026; Lake Village, Summit Village and Kingsbury Village were full |
| Schools | Zephyr Cove Elementary and George Whittell High School (Douglas County School District), about 9 minutes north |
| Getting here | Heavenly’s Stagecoach Lodge 5.3 mi · 14 min; Gardnerville 18.6 mi · 36 min over Kingsbury Grade; Reno-Tahoe International Airport about 55 miles |
Market data · Updated October 23, 2026
About 130 homes and condos sell in Stateline each year. 2026 has been a little busier than 2025: 106 sales through October 23, against 95. Single-family homes held steady, at a median of $1,237,500 and an average of $675 per square foot, the highest of any year since 2023, and closed at 94.3% of their original asking price. Condos and townhomes sold for a median of $695,000.
The condo figures swing with Tahoe Beach Club. Its developer closings pushed the 2024 condo median to $1,488,000; without Tahoe Beach Club, condos sold for a median of $624,000 that year and $607,500 in 2026.
| Property 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 Oct. 23 | Months of supply |
|---|---|---|---|---|---|---|---|---|---|
| Single-family homes | 36 | 36 | $1,237,500 | −4% | $675 | 91 | 94.3% | 14 | 3.4 |
| Condos & townhomes | 68 | 56 | $695,000 | −9% | $727 | 110 | 91.7% | 42 | 6.2 |
| Manufactured homes (Ponderosa Park) | 2 | 3 | $512,500 | +32% | $394 | 262 | 96.9% | 1 | 6.0 |
| All residential | 106 | 95 | $882,500 | −10% | $703 | 107 | 92.6% | 57 | 5.2 |
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. Days on market and list-price figures cover MLS sales only.
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list | County records only |
|---|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 23, 2026) | 36 | $1,237,500 | $1,484,206 | $400K–$7.25M | $675 | 91 | 94.3% | 7 |
| 2025 | 49 | $1,250,000 | $1,406,715 | $675K–$4.25M | $651 | 85 | 91.6% | 2 |
| 2024 | 50 | $1,262,500 | $1,346,671 | $375K–$2.76M | $641 | 48 | 94.9% | 8 |
| 2023 | 47 | $1,350,000 | $1,601,655 | $600K–$8.30M | $614 | 107 | 88.9% | 5 |
| All years | 182 | $1,262,500 | $1,455,889 | $375K–$8.30M | $643 | 81 | 92.2% | 22 |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list | County records only |
|---|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 23, 2026) | 68 | $695,000 | $1,268,042 | $218K–$5.80M | $727 | 110 | 91.7% | 2 |
| 2025 | 69 | $760,000 | $1,423,982 | $270K–$6.50M | $802 | 169 | 88.3% | 12 |
| 2024 | 105 | $1,488,000 | $1,819,461 | $325K–$6.95M | $982 | 119 | 91.1% | 46 |
| 2023 | 61 | $655,000 | $987,263 | $299K–$5.25M | $642 | 135 | 92.5% | 8 |
| All years | 303 | $760,000 | $1,438,112 | $218K–$6.95M | $815 | 125 | 90.9% | 68 |
Average price per square foot is the mean of each sale’s price per square foot. “County records only” counts sales recorded by Douglas County that aren’t in the Northern Nevada Regional MLS. See Sources & methodology below.
Tahoe Beach Club, the gated lakefront community at the end of Kahle Drive, has recorded 76 sales since 2023 for $1.68 million to $6.95 million, a median of $3.3 million and an average of $1,558 per square foot, about twice the rest of Stateline. 44 were developer closings recorded by the county but never listed in the MLS.
Only 14 single-family homes were for sale on Oct. 23, 2026, about 3.4 months of supply, against 42 condos and townhomes (6.2 months). Well-priced Kingsbury homes sell quickly; condo buyers have more room to negotiate.
Since 2023, the 123 MLS sales that closed within 60 days averaged 97.6% of their original list price. The 175 that took more than 120 days averaged 86.8%.
The highest-priced home sale since 2023 was an estate on two parcels at 429 and 435 Kingsbury Grade: $8.3 million in August 2023, then $7.25 million in January 2026 (county records). Most Kingsbury homes sell for $1 million to $1.5 million.
90 of the 496 sales since 2023 appear in Douglas County records but not in the Northern Nevada Regional MLS; 44 of them were Tahoe Beach Club developer sales. Others trade privately or are listed only on the South Lake Tahoe MLS. Ask Cole about homes before they list.
49% of closings since 2023 happened between May and September. Ski-season condo buyers often shop in fall to close before winter.
Price guide
Stateline has the widest price range on the Nevada south shore: ski condos under $500,000 near Heavenly, Lake Village townhomes under $1 million, Kingsbury homes mostly from $1 million to $2.5 million, and Tahoe Beach Club’s lakefront condos above that.
| Price range | Sales since 2023 | Homes / condos / manufactured | Sales, past 12 months | For sale Oct. 23, 2026 | Months of supply | Median days on market (12 mo.) | Avg. sold / original list (12 mo.) |
|---|---|---|---|---|---|---|---|
| Under $500,000 | 80 | 2 / 70 / 8 | 27 | 13 | 5.8 | 125 | 89.2% |
| $500,000 to $750,000 | 98 | 18 / 77 / 3 | 22 | 7 | 3.8 | 76 | 94.2% |
| $750,000 to $1 million | 77 | 35 / 42 | 22 | 17 | 9.3 | 66 | 92.9% |
| $1 to $1.5 million | 77 | 63 / 14 | 21 | 5 | 2.9 | 85 | 92.2% |
| $1.5 to $2.5 million | 95 | 55 / 40 | 25 | 8 | 3.8 | 101 | 92.7% |
| $2.5 million and up | 69 | 9 / 60 | 15 | 7 | 5.6 | 79 | 91.9% |
All residential sales combined. The past 12 months run from October 24, 2025 to October 23, 2026. Days on market and list-price figures cover MLS sales only.
80 sales since 2023 · median $390,000
Studio to two-bedroom condos in Summit Village and Tahoe Village near Heavenly’s Nevada lodges, and most of Ponderosa Park’s manufactured homes.
98 sales since 2023 · median $635,500
Larger Tahoe Village and Summit Village condos and townhomes, Lake Village’s smaller units, and the occasional Kingsbury cabin.
77 sales since 2023 · median $863,000
Lake Village townhomes a few minutes from the casinos and Nevada Beach, plus starter homes in Upper Kingsbury and Oliver Park.
77 sales since 2023 · median $1,200,000
The core of the single-family market: Kingsbury homes from Kingsbury Meadows to Kingsbury Village, many with filtered lake views.
95 sales since 2023 · median $1,960,000
Larger and remodeled Kingsbury view homes, Lake Village’s biggest townhomes, Sierra Colina’s newer homes and the first Tahoe Beach Club units.
69 sales since 2023 · median $3,500,000
Mostly Tahoe Beach Club’s lakefront condos, plus a handful of large Kingsbury estates.
Neighborhood comparison
Stateline runs from the lakeshore at Tahoe Beach Club up Kingsbury Grade to about 7,700 feet near Daggett Pass. Each neighborhood has its own general improvement district or homeowners’ association, and Douglas County maps them for its vacation-rental rules. Kingsbury is split here by elevation: Lower Kingsbury tops out around 6,600 feet, Middle Kingsbury runs to about 7,100 feet and Upper Kingsbury sits above 7,100. Each name with a guide links to it.
Lake Village & Sierra Colina guideLower Kingsbury guideMiddle Kingsbury guideUpper Kingsbury guideSummit Village & Tahoe Village guide| Neighborhood | Sales since 2023 | Home median (sales) | Condo / townhome median (sales) | Avg. $ / sq. ft. | Median days on market | Housing stock | For sale Oct. 23, 2026 |
|---|---|---|---|---|---|---|---|
| Tahoe Beach Club | 76 | — | $3,300,000 (76) | $1,558 | 127 | 95 condos/townhomes | 6 |
| Middle Kingsbury | 64 | $1,315,000 (58) | $797,500 (6) | $650 | 65 | 332 homes · 27 condos/townhomes · 5 manufactured | 2 |
| Lower Kingsbury | 56 | $1,200,000 (45) | — | $609 | 75 | 308 homes · 61 manufactured | 4 |
| Upper Kingsbury | 54 | $1,067,000 (54) | — | $553 | 104 | 323 homes | 5 |
| Lake Village & Sierra Colina | 98 | $2,208,202 (10) | $941,000 (88) | $648 | 153 | 14 homes · 361 condos/townhomes | 9 |
| Oliver Park | 8 | $900,000 (7) | $985,000 (1) | $684 | 29 | 62 homes · 4 condos/townhomes | 0 |
| Summit Village & Tahoe Village | 140 | $844,000 (8) | $482,500 (132) | $539 | 126 | 48 homes · 894 condos/townhomes | 31 |
| Neighborhood | Where and what | Elevation of homes (ft.) | Median year built (homes) | Drive to Stateline casinos | Drive to Heavenly (Stagecoach) | Drive to Gardnerville |
|---|---|---|---|---|---|---|
| Tahoe Beach Club | A gated lakefront condominium community at the end of Kahle Drive, built since 2019, with a clubhouse, private beach and pier | 6,240–6,250 | — | 1.6 mi · 5 min | 5.6 mi · 15 min | 18.9 mi · 37 min |
| Oliver Park | Small homes and duplexes off Kahle Drive near Highway 50 (Irwin, Aynes, Faris), minutes from the casinos and Edgewood | 6,270–6,280 | 1961 | 1.1 mi · 3 min | 5.1 mi · 13 min | 18.4 mi · 36 min |
| Lake Village & Sierra Colina | Lake Village’s townhomes and condos (Holly, Clubhouse, Lake Village Drive, the Rubicon circles) and Sierra Colina’s newer homes and townhomes above it | 6,350–6,490 | 2023 | 1.9 mi · 7 min | 5.9 mi · 17 min | 19.2 mi · 39 min |
| Lower Kingsbury | The bottom of Kingsbury Grade: Kingsbury Meadows, Pine Ridge, Granite Springs, Daggett Way and the Ponderosa Park manufactured-home community | 6,430–6,590 | 1975 | 1.3 mi · 4 min | 4.2 mi · 11 min | 17.5 mi · 34 min |
| Middle Kingsbury | Midway up the grade, many with lake views: Lakewood Knolls, Chimney Rock, Terrace View, Kingsbury Heights (Hall Court), Kingsbury Palisades and Highlands | 6,530–7,090 | 1978 | 2.2 mi · 6 min | 4 mi · 11 min | 17.3 mi · 34 min |
| Summit Village & Tahoe Village | Condo and townhome complexes beside Heavenly’s Nevada lodges (Tramway, Quaking Aspen, Tina, Bigler, Gary), the township’s main vacation-rental area | 7,250–7,720 | 1982 | 4.4 mi · 11 min | 0.9 mi · 3 min | 15.6 mi · 30 min |
| Upper Kingsbury | Near the top of the grade: Kingsbury Village (Andria, Barrett, Barton), Kingsbury Estates (Benjamin, Tina, Bonnie) and Kingsbury Acres, close to Heavenly’s Stagecoach Lodge | 7,120–7,740 | 1978 | 4.4 mi · 12 min | 2.8 mi · 10 min | 16.1 mi · 32 min |
Housing stock and year built are from Douglas County Assessor records; The Ridge Tahoe timeshare on Ridge Club Drive is not counted. Elevations are USGS values for the parcels of homes sold or listed since 2023. Drive times run from the middle of each neighborhood without traffic.
Tahoe Beach Club is Stateline’s lakefront option: condos with a private beach and pier at a median of $3.3 million. Lake Village & Sierra Colina is a short drive from Nevada Beach and the casinos, with townhomes at a median of $941,000.
Summit Village & Tahoe Village sit beside Heavenly’s Nevada lodges, with condos at a median of $482,500, and Upper Kingsbury’s homes are minutes away at a median of $1.07 million.
Middle Kingsbury has many of Stateline’s lake-view homes (58 sales, median $1.32 million); Lower Kingsbury sits closer to town and the lake (median $1.2 million).
Tahoe Village has by far the most room under its vacation-rental limit (146 of 358 permits used in October 2026), and the Chimney Rock area of Kingsbury also had room. Several other neighborhoods were full; check the table under Taxes & rules and the HOA’s rules before you buy for rental income.
Lifestyle & location
Stateline is the busiest corner of Lake Tahoe’s Nevada shore. The casino resorts, Edgewood Tahoe and the Tahoe Blue Event Center line Highway 50 at the state line, and South Lake Tahoe’s shops, restaurants and the Heavenly Village gondola are steps away in California. Above it, Kingsbury Grade climbs through quiet residential neighborhoods to Heavenly’s Nevada lodges. Douglas County provides the services, the Kingsbury General Improvement District handles water, sewer and roads for most of Kingsbury, and Tahoe Douglas Fire Protection District covers fire and emergency medical calls.
| Place | What it is |
|---|---|
| Casino resorts | Bally’s, Caesars Republic (the former Harveys), Golden Nugget and Harrah’s, with restaurants and showrooms, along Highway 50 at the state line |
| Tahoe Blue Event Center | Arena opened in 2023 for concerts, events and the Tahoe Knight Monsters pro hockey team |
| Edgewood Tahoe | Lakeside golf course and resort, home of the American Century Championship celebrity golf tournament each July |
| Heavenly Mountain Resort | Stagecoach and Boulder lodges up Kingsbury Grade; the gondola starts at Heavenly Village, just across the state line |
| Nevada Beach | U.S. Forest Service beach and campground on Elks Point Road |
| Tahoe Beach Club | Private beach, clubhouse and pier for owners |
| Destination | Route | Driving |
|---|---|---|
| Heavenly Village gondola | Highway 50, South Lake Tahoe | 0.4 mi · 1 min |
| Tahoe Blue Event Center | Lake Parkway | 0.4 mi · 1 min |
| Edgewood Tahoe | Lake Parkway | 0.7 mi · 3 min |
| Safeway (Round Hill shopping center) | 212 Elks Point Rd. | 2.2 mi · 5 min |
| Nevada Beach | Elks Point Rd. | 2.6 mi · 7 min |
| Zephyr Cove Elementary & Whittell High | Warrior Way, Zephyr Cove | 4.7 mi · 9 min |
| Zephyr Cove Resort | Highway 50 | 4.3 mi · 9 min |
| Barton Memorial Hospital (emergency room) | South Lake Tahoe, CA | 5.1 mi · 11 min |
| Heavenly Mountain Resort (Stagecoach Lodge) | via Kingsbury Grade | 5.3 mi · 14 min |
| Lake Tahoe Airport (private aviation) | South Lake Tahoe, CA | 7 mi · 15 min |
| Gardnerville | via Kingsbury Grade | 18.6 mi · 36 min |
| Minden-Tahoe Airport | via Kingsbury Grade | 22 mi · 38 min |
| Carson City | via Highway 50 & Spooner Summit | 25.3 mi · 43 min |
| Incline Village | Highway 50 & SR 28 | 24.5 mi · 43 min |
| Reno-Tahoe International Airport (RNO) | via Carson City & I-580 | 55 mi · 1 hr 17 min |
| Sacramento, CA | via Highway 50 | 105 mi · 2.5 hr |
| San Francisco, CA | via Highway 50 & I-80 | 190 mi · 4 hr |
Distances follow driving routes from OpenStreetMap data, without traffic. Kingsbury Grade climbs to about 7,330 feet at Daggett Pass and can close in storms; allow extra time and carry chains in winter.
Heavenly’s Stagecoach Lodge is about 3 minutes from Summit Village and Tahoe Village and about 10 from Upper Kingsbury, so many owners there ski in the morning before driving anywhere. From the lower neighborhoods, the Heavenly Village gondola at the state line is the quicker start.
Stateline and South Lake Tahoe meet in the middle of Highway 50. Owners on the Nevada side pay no state income tax and shop, dine and see a doctor on either side; Barton Memorial Hospital, the area’s emergency room, is about 10 minutes away in South Lake Tahoe.
Nevada Beach, a Forest Service beach and campground, is about seven minutes from the casinos, and Zephyr Cove Resort is about ten. Tahoe Beach Club owners have their own beach, cabanas and pier. Edgewood’s golf course runs along the shore beside the casino corridor.
Kingsbury Grade (State Route 207) connects Stateline with Gardnerville and Minden in the Carson Valley, about 36 minutes away, for big-box shopping, the Minden-Tahoe Airport and lower-elevation services. Carson City and the Reno airport are reached via Highway 50 or the valley.
Stateline and Kingsbury children attend the Douglas County School District’s Zephyr Cove Elementary and George Whittell High School, which also serves the middle grades, both about 9 minutes north on Warrior Way in Zephyr Cove. Confirm school assignments and grade ranges for any address with the district.
View Stateline on Google MapsOwnership costs & rules · Last verified October 23, 2026
Owning in Stateline means dealing with Douglas County for taxes, permits and rentals, the Kingsbury, Oliver Park or Douglas County Sewer district for water, sewer and roads, TRPA for building, and Tahoe Douglas Fire for wildfire safety.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| State income tax | None. Nevada has no personal income tax on wages, retirement income or capital gains. | Nevada Constitution | The main draw for buyers coming from California, a few hundred feet away. |
| Property tax | $2.83 to $3.66 per $100 of assessed value in 2025–26, depending on the district (table below). Assessed value is 35% of taxable value, which usually sits well below market value. Annual bill increases are capped at 3% for a primary residence and up to 8% for other homes. | Nevada Dept. of Taxation; Douglas County Assessor; NRS 361.4723 | File the primary-residence claim with the Assessor, or the higher cap can apply. |
| Vacation rentals | Renting a home for short stays needs a Douglas County vacation home rental (VHR) permit under County Code Chapter 20.622. The Lake Tahoe Township is capped at 600 permits, and each neighborhood has a density limit; full neighborhoods are waitlist only. Guests pay 14% room tax plus $5 per room-night. | Douglas County VHR program | Plan on applying for a new permit after closing, and check the neighborhood and the HOA first. STR guide. |
| Building & remodeling | The Tahoe Regional Planning Agency (TRPA) limits how much of each parcel can be covered by structures and paving. Remodels and rebuilds also need Douglas County permits, and every parcel must have erosion-control best management practices (BMPs). | TRPA; Douglas County | Verify allowable coverage before you buy a fixer or lot. |
| Wildfire & insurance | Kingsbury’s forested hillsides sit in the wildland-urban interface. Tahoe Douglas Fire Protection District inspects defensible space and vacation rentals. | Tahoe Douglas Fire | Get insurance quotes early in escrow. |
| HOAs & GIDs | Most condo and townhome complexes, Tahoe Beach Club and Lake Village have homeowners’ associations with dues and rental rules; Kingsbury and Oliver Park homes are served by their general improvement districts. | Each association or district | Review the budget, reserves and CC&Rs for any HOA property. |
| District | Tax rate | Tax on $1 million of taxable value | Neighborhoods |
|---|---|---|---|
| Douglas County Sewer District No. 1 | $2.8261 | $9,891 | Lake Village, Sierra Colina and Ponderosa Park |
| Kingsbury GID | $3.4367 | $12,028 | Most of Lower and Middle Kingsbury |
| Kingsbury GID (Carson Water district) | $3.4667 | $12,133 | Upper Kingsbury, Summit Village and Tahoe Village |
| Oliver Park GID | $3.6600 | $12,810 | Oliver Park, Stanford Square and Tahoe Beach Club |
Rates from the Nevada Department of Taxation’s FY 2025–26 Red Book, the latest posted on Oct. 23, 2026. For comparison, Incline Village’s 2026–27 rate is $3.5211. The tax on $1 million of taxable value is before the 3% or 8% cap, which usually lowers the actual bill.
| County VHR neighborhood | Homes | Permit limit | Current permits | Status |
|---|---|---|---|---|
| Lake Village | 336 | 50 | 51 | Full |
| Sierra Colina | 22 | 3 | 1 | 2 open |
| Oliver Park | 70 | 11 | 10 | Full |
| Stanford Square | 8 | 1 | 1 | Full |
| Tahoe Beach Club | 96 | 14 | 11 | Full |
| Ponderosa Park | 72 | 11 | 0 | 11 open |
| Chimney Rock | 413 | 62 | 39 | 23 open |
| Middle Kingsbury | 111 | 17 | 13 | 4 open |
| Kingsbury Heights/Palisades | 109 | 16 | 15 | 1 open |
| Kingsbury Pine | 12 | 2 | 2 | Full |
| Manzanita Heights | 15 | 2 | 2 | Full |
| Upper Kingsbury - Single Family | 77 | 12 | 12 | Full |
| Tahoe Village | 896 | 358 | 146 | 212 open |
| Upper Kingsbury - Multi Family | 255 | 38 | 38 | Full |
| Kingsbury Village | 239 | 36 | 36 | Full |
From Douglas County’s VHR neighborhood map and permit layer, viewed Oct. 23, 2026. Across the whole Lake Tahoe Township, 535 permits were current against the 600 cap. The county’s own neighborhood names differ from this guide’s: its “Middle Kingsbury” is the Daggett Way area (Lower Kingsbury here), its Chimney Rock area spans Lower and Middle Kingsbury, and its “Upper Kingsbury – Multi Family” is Summit Village. Counts change monthly; confirm with the county before you buy for rental income.
Rules and fees change; confirm current figures with each agency before you rely on them. This is general information, not tax, legal or insurance advice.
Buyer & seller questions
Stateline is on the south shore of Lake Tahoe in Douglas County, Nevada, at the California state line; South Lake Tahoe begins across the street. Its neighborhoods climb Kingsbury Grade (State Route 207) toward Daggett Pass and the Carson Valley. It is unincorporated, and its ZIP code is 89449. Reno-Tahoe International Airport is about 55 miles away.
Single-family homes sold for a median of $1,237,500 from January 1 to October 23, 2026 (36 sales), and condos and townhomes for $695,000 (68 sales). Tahoe Beach Club’s lakefront condos sell for far more (median $3.3 million since 2023), and Summit Village and Tahoe Village condos for less (median $482,500).
It depends on the property. Single-family homes are tight, at about 3.4 months of supply on October 23, 2026; condos and townhomes are closer to balanced, at about 6.2 months. Well-priced listings sold within two months at about 98% of their asking price; those that sat more than four months sold for about 87%.
Tahoe Beach Club and Oliver Park near the lake and casinos; Lake Village and Sierra Colina off Kahle Drive; Lower, Middle and Upper Kingsbury up Kingsbury Grade; and Summit Village and Tahoe Village beside Heavenly’s Nevada lodges. The neighborhood comparison above has prices, elevation and drive times for each.
A gated lakefront condominium community at the end of Kahle Drive, built in phases since 2019, with a private beach, clubhouse and pier for owners. 76 units have sold since 2023 for $1.68 million to $6.95 million, many of them developer sales that never appeared in the MLS.
With a Douglas County permit, and only where there is room. In October 2026 Tahoe Village had 212 open permits under its limit, and Sierra Colina, Ponderosa Park, the Chimney Rock area and the Daggett Way area (the county’s “Middle Kingsbury”) also had room. Lake Village, Summit Village, Kingsbury Village, Tahoe Beach Club and others were full. HOAs can ban rentals; read the CC&Rs first. Read the Lake Tahoe short-term rental guide.
Nevada has no state income tax. Stateline’s 2025–26 property tax rates run from $2.83 to $3.66 per $100 of assessed value, depending on the district, and assessed value is 35% of the county’s taxable value, usually well below market value. Annual increases are capped at 3% for a primary residence and up to 8% for other homes.
Very. Heavenly’s Stagecoach Lodge is about 14 minutes from the casinos up Kingsbury Grade, and only about 3 minutes from Summit Village and Tahoe Village. The Heavenly Village gondola starts just across the state line.
Four casino resorts: Bally’s Lake Tahoe, Caesars Republic Lake Tahoe (the former Harveys, renamed during a multiyear renovation), Golden Nugget Lake Tahoe and Harrah’s Lake Tahoe. The Tahoe Blue Event Center, opened in 2023, hosts concerts and the Tahoe Knight Monsters hockey team.
Zephyr Cove Elementary and George Whittell High School, which also teaches the middle grades, both in the Douglas County School District and about 9 minutes north. Confirm school assignments for a specific address with the district.
Kingsbury is the residential area up Kingsbury Grade above Stateline’s casino corridor, home to 2,313 people in the 2020 Census. It shares Stateline’s 89449 ZIP code, and its homes run from about 6,430 feet near town to about 7,740 feet near the summit, so the upper neighborhoods get more snow but are closest to Heavenly.
An estate on two parcels at 429 and 435 Kingsbury Grade sold for $8,300,000 in August 2023 and resold for $7,250,000 in January 2026. The top condo sale was a Tahoe Beach Club unit at $6,950,000.
Stateline is busier and more condo-heavy, with casinos, Heavenly and South Lake Tahoe next door. Zephyr Cove, a few miles north, is quieter, with small lakeside enclaves; Incline Village, on the north shore, has IVGID’s shared beaches and much higher home prices. All three are in Nevada, with no state income tax. Zephyr Cove guide · Incline Village guide.
Near the lake, moderately; up the grade, a lot. Homes run from about 6,240 feet at the lake to about 7,740 feet near Daggett Pass, and Upper Kingsbury, Summit Village and Tahoe Village get far more snow than Lake Village or Oliver Park. Plan for snow removal and all-wheel drive.
For single-family homes, supply is tight at about 3.4 months, and the average price per square foot reached $675 in 2026, the highest since 2023. Condo sellers face more competition. Either way, the launch price matters. Request a free home valuation from Cole.
Explore
Each neighborhood guide has its own homes for sale and buyer tips.
Sources & methodology
Cole Mizak compiled this guide from primary sources and updates it as the market moves. Market figures are as of October 23, 2026.
Definitions: median days on market is the middle value of each MLS sale’s cumulative 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. Information is deemed reliable but not guaranteed.
Cole Mizak is a longtime Lake Tahoe local and the founder of the Mizak Mountain Luxury Team at Compass, #1 in Incline Village by total transactions, January–September 2026 (Incline Village REALTORS® MLS), and works across Lake Tahoe’s Nevada shore. Ask Cole for a private tour, a price analysis by neighborhood and property type, a tax and rental-permit check on any address, or early access to homes that sell off-market.
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NV RED: S.0179606 | CA DRE: 02126888
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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.
