Zephyr Cove is the Nevada community on Lake Tahoe’s East Shore, known for its sandy resort beach, private lakeside enclaves and no state income tax. Explore market data, six neighborhoods, taxes and rental rules.
Zephyr Cove, Nevada · 89448 · Community guide
Zephyr Cove is an unincorporated community on the Nevada side of Lake Tahoe’s East Shore, in Douglas County, about four miles north of the Stateline casinos and Heavenly. It is known for the sandy beach and paddlewheel cruises at Zephyr Cove Resort, small lakeside enclaves with their own private beaches, and no state income tax. Since January 2023, 96 single-family homes have sold here for $850,000 to $80 million, at a median of $1.65 million, and 23 townhomes at a median of $1.31 million.
This guide covers the whole Zephyr Cove area, from the village by the resort south to Round Hill and Elk Point, using all 119 home and townhome sales since 2023: prices by year, budget and neighborhood, lake access, taxes and vacation-rental rules, schools and drive times. Every figure is dated and sourced below.
By Cole Mizak, Lake Tahoe REALTOR® · Compass · Updated October 23, 2026
$1.74M
Median single-family price, 2026
$1.31M
Median townhome price since 2023
30
Home & townhome sales, 2026 to Oct. 23
5.5
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 | East Shore of Lake Tahoe, Nevada, in Douglas County, along U.S. Highway 50 between Cave Rock and Stateline. Unincorporated: Douglas County governs it, and small general improvement districts (GIDs) provide water, sewer and roads. ZIP code 89448. |
| Neighborhoods | Zephyr Cove (the village by the resort), Zephyr Heights & Zephyr Knolls, Marla Bay, Pinewild, Round Hill (Roundhill Village, Roundridge, Villager and Castle Rock) and Elk Point |
| Population | About 1,577 year-round residents in the 2020 Census (679 in the Zephyr Cove census area and 898 in Round Hill Village) |
| Housing stock | About 760 single-family homes, 208 townhomes and 21 vacant residential lots (Douglas County Assessor). Median home built in 1974; median lot 0.24 acre |
| Elevation | Lake Tahoe sits at about 6,225 feet. Homes sold or listed since 2023 range from 6,239 feet by the water to 6,660 feet in the upper streets of Round Hill and Zephyr Heights |
| 2026 market | 30 home and townhome sales through October 23 (+67% vs. the same period of 2025); single-family median $1,737,500 |
| Price range | $435,000 townhomes to the $80 million lakefront estate at 525 Highway 50 since January 2023 |
| For sale now | 17 homes and townhomes on Oct. 23, 2026, plus 4 under contract; about 5.5 months of supply |
| Taxes | No Nevada state income tax. Property tax $2.84 to $3.40 per $100 of assessed value, depending on the district (2025–26) |
| Lake access | Public beaches at Zephyr Cove Resort, Round Hill Pines and Nevada Beach; private beaches for Elk Point, Marla Bay and Pinewild owners |
| Vacation rentals | Douglas County permit required; three of the area’s eight county rental neighborhoods were at their permit limit in October 2026 |
| Schools | Zephyr Cove Elementary and George Whittell High School (Douglas County School District), both on Warrior Way in Zephyr Cove |
| Getting here | Stateline casinos 4.3 mi · 9 min; Heavenly’s Stagecoach Lodge 8.3 mi · 19 min; Reno-Tahoe International Airport about 51 miles |
Market data · Updated October 23, 2026
Zephyr Cove is a small market, about 31 home and townhome sales a year, so a single lakefront sale can move the averages. The biggest by far was the lakefront estate at 525 Highway 50, on about 210 acres, which sold for $80 million on December 23, 2025: the highest home sale recorded in Douglas County’s Lake Tahoe districts since 2023, and one that never appeared in the MLS. It lifts 2025’s average price far more than its median. 2026 has been busier than 2025: 30 sales through October 23, against 18 in the same months last year. The single-family median, $1,737,500, is below the same stretch of 2025 ($1,900,000 on only 13 sales), but homes averaged $1,054 per square foot, the highest of any year since 2023, and sold in a median of 61 days at 91.6% of their original asking price.
The single-family median has climbed each full year, from $1,400,000 in 2023 to $1,500,000 in 2024 and $1,900,000 in 2025. Townhomes split into two markets: Pinewild’s lakefront townhomes, which sell for $1 million to $4.5 million, and the Round Hill complexes, all under $700,000 since 2023.
| 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 | 26 | 13 | $1,737,500 | −9% | $1,054 | 61 | 91.6% | 16 | 6.0 |
| Townhomes | 4 | 5 | $1,345,000 | +14% | $874 | 232 | 85.8% | 1 | 2.4 |
| All residential | 30 | 18 | $1,687,500 | −1% | $1,029 | 72 | 91.0% | 17 | 5.5 |
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) | 26 | $1,737,500 | $2,440,445 | $1.04M–$7.00M | $1,054 | 61 | 91.6% | 2 |
| 2025 | 19 | $1,900,000 | $6,404,158 | $950K–$80.00M | $1,004 | 148 | 91.9% | 5 |
| 2024 | 26 | $1,500,000 | $2,098,231 | $950K–$9.60M | $1,017 | 85 | 92.6% | 4 |
| 2023 | 25 | $1,400,000 | $2,009,900 | $850K–$11.20M | $892 | 102 | 90.9% | 2 |
| All years | 96 | $1,650,000 | $3,020,126 | $850K–$80.00M | $991 | 82 | 91.7% | 13 |
| 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) | 4 | $1,345,000 | $1,268,750 | $535K–$1.85M | $874 | 232 | 85.8% | 1 |
| 2025 | 6 | $1,281,500 | $1,711,500 | $586K–$4.50M | $993 | 122 | 95.4% | 0 |
| 2024 | 5 | $2,295,000 | $2,488,000 | $1.40M–$4.45M | $1,245 | 45 | 95.2% | 2 |
| 2023 | 8 | $662,500 | $966,250 | $435K–$2.60M | $673 | 273 | 94.2% | 2 |
| All years | 23 | $1,310,000 | $1,544,087 | $435K–$4.50M | $916 | 200 | 93.4% | 5 |
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.
Sales are up 67% and dollar volume 69% through October 23. The year’s top sale was 730 Cedar Street, in the Zephyr Cove village by the resort, at $6,998,000 in June, and three homes on Marla Bay’s Lake Shore Boulevard sold for $5.8 million or more between September 2025 and August 2026.
Since 2023, the 40 MLS sales that closed within 60 days averaged 98.4% of their original list price. The 42 that took more than 120 days averaged 87.8%. In a market this small, an overpriced listing tends to sit, and then sell well below where it started.
Homes in the lakeside enclaves of Elk Point and Marla Bay averaged $1,518 and $1,445 per square foot. Across the highway, Zephyr Heights & Knolls and Round Hill averaged $711 and $683, for larger homes on bigger lots.
18 of the 119 sales since 2023 appear in Douglas County records but not in the Northern Nevada Regional MLS, and nine more were entered in the MLS with no days on market. The $80 million estate at 525 Highway 50 was one of the county-only sales. Some homes trade privately; others may be listed only on the South Lake Tahoe MLS. Ask Cole about homes before they list.
The median Zephyr Cove-area home was built in 1974; in the Zephyr Cove village the median is 1946. Only 49 of the 760 homes were built in 2010 or later, because Tahoe Regional Planning Agency limits on land coverage make rebuilding slow and costly. Remodeled and rebuilt homes command most of the premium.
54% of closings since 2023 happened between May and September. Buyers who shop in fall and winter often face less competition, and sellers who list in spring meet the most buyers.
Price guide
Below $1 million, Zephyr Cove is a townhome market. From $1 million to $3 million, buyers choose between original homes with room to remodel and updated homes near the lake. Above $5 million, it is about the water: only a handful of homes in Marla Bay, Elk Point and the village trade each year.
| Price range | Sales since 2023 | Homes / townhomes | 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 $1 million | 12 | 4 / 8 | 2 | 1 | 6.0 | 133 | 87.4% |
| $1 to $1.5 million | 37 | 31 / 6 | 8 | 2 | 3.0 | 73 | 87.0% |
| $1.5 to $2 million | 28 | 25 / 3 | 12 | 3 | 3.0 | 65 | 92.3% |
| $2 to $3 million | 22 | 18 / 4 | 7 | 6 | 10.3 | 91 | 89.6% |
| $3 to $5 million | 12 | 10 / 2 | 4 | 2 | 6.0 | 124 | 93.1% |
| $5 million and up | 8 | 8 / 0 | 4 | 3 | 9.0 | 30 | 93.4% |
All residential sales, homes and townhomes 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.
12 sales since 2023 · median $635,000
Mostly townhomes in the Round Hill complexes (Roundridge, Villager and Castle Rock), a short walk or drive from the Round Hill shopping center and the beaches, plus a few small older homes in Zephyr Heights and the village.
37 sales since 2023 · median $1,178,000
The busiest range: original 1960s to 1980s homes in Zephyr Heights & Knolls and Roundhill Village, older cabins in the lakeside enclaves, and Pinewild’s smaller townhomes. Many buyers here plan to remodel over time.
28 sales since 2023 · median $1,650,000
Updated or larger homes in Round Hill and Zephyr Heights, Marla Bay cabins off the water, and larger Pinewild townhomes. This range sold the most homes in the past 12 months.
22 sales since 2023 · median $2,222,500
Elk Point cottages near the private beach, remodeled view homes in Zephyr Heights, and the best Pinewild units.
12 sales since 2023 · median $3,750,000
Large and newer homes with lake views on the upper streets of Zephyr Heights and Round Hill, bigger Elk Point homes, and Pinewild’s largest townhomes.
8 sales since 2023 · median $6,794,000
Mostly homes on or by the water: the $80 million lakefront estate at 525 Highway 50, Marla Bay’s Lake Shore Boulevard, Elk Point and the Zephyr Cove village, plus the occasional large view home in Zephyr Heights. Only a few trade each year.
Neighborhood comparison
Zephyr Cove is a string of small neighborhoods along Highway 50. Douglas County maps them for its vacation-rental rules, and each has its own general improvement district or homeowners’ association. Median prices since 2023 run from $1.26 million in the Zephyr Cove village (8 sales) to $2.27 million in Elk Point. Each name with a guide links to it.
Zephyr Heights & Knolls guidePinewild & Marla Bay guideRound Hill guideElk Point guide| Neighborhood | Sales since 2023 | Median price | Avg. $ / sq. ft. | Median days on market | Housing stock | For sale Oct. 23, 2026 |
|---|---|---|---|---|---|---|
| Elk Point | 14 | $2,272,500 | $1,518 | 142 | 90 homes | 2 |
| Pinewild | 15 townhomes | $1,800,000 | $1,138 | 222 | 135 townhomes | 0 |
| Marla Bay | 18 | $1,750,000 | $1,445 | 101 | 116 homes | 2 |
| Zephyr Heights & Knolls | 31 | $1,550,000 | $711 | 86 | 266 homes | 8 |
| Round Hill | 32 | $1,475,000 | $683 | 76 | 219 homes · 73 townhomes | 5 |
| Zephyr Cove | 8 | $1,262,500 | $1,111 | 41 | 69 homes | 0 |
| Neighborhood | Where and what | Elevation of homes (ft.) | Median year built | Median lot (acres) | Drive to Zephyr Cove Resort | Drive to Stateline casinos | Drive to Heavenly (Stagecoach) |
|---|---|---|---|---|---|---|---|
| Zephyr Cove | The village around Zephyr Cove Resort on the lake side of Highway 50 (Cedar Street, Lakeview Boulevard, Lincoln Highway): older cabins on small lots, a short walk to the beach | 6,260–6,310 | 1946 | 0.22 | 0.4 mi · 2 min | 4.2 mi · 9 min | 8.2 mi · 19 min |
| Pinewild | A lakefront townhome community at 600 Highway 50 with a private beach and dock | 6,240–6,280 | 1974–1980 | — | 1.3 mi · 3 min | 3.2 mi · 7 min | 7.2 mi · 17 min |
| Marla Bay | A lakeside enclave south of Zephyr Point (Lake Shore Boulevard, Freel, Tallac, Pharris) with a homeowners’ beach and buoy field; some homes sit right on the water | 6,250–6,310 | 1959 | 0.18 | 1.5 mi · 4 min | 3.4 mi · 7 min | 7.4 mi · 18 min |
| Elk Point | A gated lakeside enclave of cottages and newer homes (Elks, Reno, Lakeview and Nevada avenues) with a private beach and marina, next to Nevada Beach | 6,250–6,320 | 1962 | 0.15 | 3.3 mi · 8 min | 2.8 mi · 7 min | 6.9 mi · 18 min |
| Zephyr Heights & Knolls | The hillside east of Highway 50 above the resort (Martin, Lakeview, Riven Rock, Lookout, Don and Jerry): the largest neighborhood, with lake views from many streets | 6,350–6,620 | 1977 | 0.24 | 1.4 mi · 4 min | 3.9 mi · 9 min | 8 mi · 19 min |
| Round Hill | Roundhill Village’s wooded streets above the Round Hill shopping center (McFaul, Elks Point Road, Seminole, Paiute, Ute) plus the Roundridge, Villager and Castle Rock townhomes | 6,350–6,660 | 1975 | 0.29 | 3.1 mi · 7 min | 2.6 mi · 7 min | 6.6 mi · 17 min |
Sales include single-family homes and townhomes; Round Hill’s figures mix both. The $80 million lakefront estate at 525 Highway 50 lies outside the county’s neighborhood map, so it counts in the area-wide figures above but in no neighborhood row. Housing stock, year built and lots are from Douglas County Assessor records (homes only; Pinewild’s townhomes date from 1974 to 1980). 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.
The Zephyr Cove village is a few minutes’ walk from the resort beach, and Elk Point, Marla Bay and Pinewild have their own private beaches for owners. Expect older homes on small lots: median lots of 0.15 acre in Elk Point and 0.18 in Marla Bay.
Zephyr Heights & Knolls and Round Hill climb the hillside east of the highway, with larger homes, bigger lots and views from many streets, at about half the price per square foot of the lakeside enclaves: $711 and $683 on average since 2023.
Pinewild’s lakefront townhomes (15 sales, median $1,800,000) put the beach and dock at the door. The Round Hill complexes are the entry point: 8 sales since 2023 at a median of $578,000. Check each HOA’s dues, reserves and rental rules.
Round Hill and Elk Point are the closest, about 7 minutes to the Stateline casinos and 17 minutes to Heavenly’s Stagecoach Lodge, with Safeway at the Round Hill shopping center down the street.
Lifestyle & location
Zephyr Cove is quieter than Stateline and closer to it than most of the East Shore. Daily life runs along Highway 50: the resort beach and marina in the village, the Round Hill shopping center with Safeway a few minutes south, and the casinos, restaurants and Heavenly about ten to twenty minutes beyond. Douglas County provides the services; the local general improvement districts handle water, sewer, roads and snow removal street by street, and Tahoe Douglas Fire Protection District covers fire and emergency medical calls.
| Beach | What it is | Who can use it |
|---|---|---|
| Zephyr Cove Resort | Long sandy public beach, marina, rentals, restaurant and the M.S. Dixie II paddlewheeler (760 Highway 50) | Public; parking fee |
| Round Hill Pines Beach & Marina | Public beach and marina off Highway 50 north of Round Hill | Public; fee |
| Nevada Beach | U.S. Forest Service beach and campground on Elks Point Road, with views across the lake | Public; fee |
| Elk Point | Private sandy beach and marina | Elk Point owners (HOA) |
| Marla Bay | Homeowners’ beach behind private gates, with a seasonal buoy field | Marla Bay owners |
| Pinewild | Private beach and dock | Pinewild owners (HOA) |
Private beach rights come with the HOA or deed, not the ZIP code. Confirm access, dues and buoy or slip rules for any specific address before you write an offer.
| Destination | Route | Driving |
|---|---|---|
| Zephyr Cove Elementary & Whittell High | Warrior Way | 0.6 mi · 2 min |
| Round Hill Pines Beach | Highway 50 | 1.9 mi · 5 min |
| Safeway (Round Hill shopping center) | 212 Elks Point Rd. | 2.3 mi · 5 min |
| Cave Rock State Park boat launch | Highway 50 | 2.9 mi · 7 min |
| Nevada Beach | Elks Point Rd. | 3.1 mi · 7 min |
| Stateline casinos | Highway 50 | 4.3 mi · 9 min |
| Edgewood Tahoe golf course | Lake Pkwy., Stateline | 4.4 mi · 10 min |
| Glenbrook | Highway 50 | 7 mi · 16 min |
| Heavenly Mountain Resort (Stagecoach Lodge) | via Kingsbury Grade | 8.3 mi · 19 min |
| Barton Memorial Hospital (emergency room) | South Lake Tahoe, CA | 9.4 mi · 20 min |
| Incline Village | Highway 50 & SR 28 | 20.4 mi · 36 min |
| Carson City | via Spooner Summit | 21.3 mi · 36 min |
| Minden-Tahoe Airport (private aviation) | via Spooner Summit | 25 mi · 43 min |
| Reno-Tahoe International Airport (RNO) | via Carson City & I-580 | 51 mi · 1 hr 10 min |
| Sacramento, CA | via Highway 50 | 110 mi · 2.5 hr |
| San Francisco, CA | via Highway 50 & I-80 | 195 mi · 4 hr |
Distances follow driving routes from OpenStreetMap data, without traffic. Highway 50 over Spooner Summit and Kingsbury Grade (SR 207) both climb above 7,000 feet, so allow extra time and carry chains in winter.
The M.S. Dixie II paddlewheeler cruises to Emerald Bay from Zephyr Cove Resort, which also rents boats and paddleboards. Cave Rock’s state park boat launch is about seven minutes north, and Marla Bay and Elk Point owners keep boats on buoys or in the Elk Point marina. Summer weekends bring crowds to the public beaches; owners with private beach rights skip the parking lines.
Heavenly’s Stagecoach Lodge on Kingsbury Grade is about 20 minutes away, and its California and Gondola bases in South Lake Tahoe a little farther. At about 6,240 to 6,660 feet, Zephyr Cove sits lower than Kingsbury or Incline’s upper neighborhoods, but it still gets real snow; plan for snow removal, all-wheel drive and the occasional Highway 50 closure.
Safeway anchors the Round Hill shopping center, and the Douglas County Public Library has a branch in Zephyr Cove. The nearest emergency room is Barton Memorial Hospital in South Lake Tahoe, about 20 minutes away; Carson City and Minden have more shopping and medical offices over the passes. See utility providers.
Zephyr Cove takes its name from the “Washoe Zephyr,” the afternoon wind that sweeps the East Shore. The Washoe people summered here long before the 1860s, when settlers and loggers arrived, and the Zephyr Cove post office has operated since 1930. Most of today’s homes date from the 1950s through the 1980s.
Zephyr Cove has its own public schools in the Douglas County School District: Zephyr Cove Elementary and George Whittell High School, which also serves the middle grades, both on Warrior Way about a mile from the resort. Kingsbury Middle School closed in 2008, and its students moved to those two schools. Confirm school assignments and grade ranges for any address with the district.
View Zephyr Cove on Google MapsOwnership costs & rules · Last verified October 23, 2026
Owning in Zephyr Cove means dealing with Douglas County for taxes, permits and rentals, a local general improvement district for water, sewer and roads, TRPA for building, and Tahoe Douglas Fire for wildfire safety. Here is what each one controls.
| 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. |
| Property tax | $2.84 to $3.40 per $100 of assessed value in 2025–26, depending on the district (table below). Assessed value is 35% of taxable value (land plus depreciated replacement cost), 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’s status first. STR guide. |
| Building & remodeling | The Tahoe Regional Planning Agency (TRPA) limits how much of each parcel can be covered by structures and paving, based on the land’s capability. 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 | The East Shore sits in the wildland-urban interface. Tahoe Douglas Fire Protection District inspects defensible space and vacation rentals, and insurers increasingly price coverage on mitigation. | Tahoe Douglas Fire | Get insurance quotes early in escrow. |
| HOAs & GIDs | Elk Point, Pinewild and the townhome complexes have homeowners’ associations with dues and rental rules; Marla Bay’s association is voluntary. Most other homes pay only their GID’s charges, which appear on the tax bill or utility bill. | 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 |
|---|---|---|---|
| Elk Point Sanitation District | $2.8356 | $9,925 | Elk Point |
| Marla Bay GID | $2.8611 | $10,014 | Marla Bay |
| Zephyr Cove GID | $2.9611 | $10,364 | Zephyr Cove |
| Zephyr Heights GID | $3.1409 | $10,993 | Zephyr Heights & Knolls |
| Zephyr Knolls GID | $3.4022 | $11,908 | Zephyr Heights & Knolls |
| Round Hill GID | $3.4035 | $11,912 | Round Hill and Pinewild |
Rates from the Nevada Department of Taxation’s FY 2025–26 Red Book, the latest posted on Oct. 23, 2026; each includes the state, Douglas County, school district, Tahoe Douglas Fire and district levies. 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 |
|---|---|---|---|---|
| Zephyr Cove | 72 | 11 | 7 | 4 open |
| Zephyr Heights/Knolls | 252 | 38 | 38 | Full |
| Marla Bay | 116 | 17 | 15 | 2 open |
| Pinewild | 135 | 20 | 20 | Full |
| Roundhill Village | 214 | 32 | 20 | 12 open |
| Roundridge | 41 | 6 | 0 | 6 open |
| Castle Rock | 40 | 6 | 0 | 6 open |
| Elk Point | 75 | 11 | 11 | 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. Counts change monthly; confirm a neighborhood’s status and the waitlist 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
Zephyr Cove is on the East Shore of Lake Tahoe in Douglas County, Nevada, along U.S. Highway 50 about four miles north of Stateline and 21 miles west of Carson City over Spooner Summit. It is unincorporated: Douglas County governs it, and small general improvement districts run water, sewer and roads. Its ZIP code is 89448, which it shares with Skyland, Lincoln Park and parts of Cave Rock.
Single-family homes sold for a median of $1,737,500 from January 1 to October 23, 2026 (26 sales), and averaged $1,054 per square foot. Since 2023, townhomes have sold for a median of $1,310,000. Prices vary widely by neighborhood: Elk Point’s median since 2023 is $2,272,500, against $1,550,000 for homes in Zephyr Heights & Knolls.
Close to balanced. On October 23, 2026, 17 homes and townhomes were for sale, about 5.5 months of supply at the past year’s pace, and 4 more were under contract. Homes priced right at launch sold in about two months at 98% of their asking price on average; overpriced homes sat and sold for about 88%.
Six: the Zephyr Cove village by the resort, Zephyr Heights & Zephyr Knolls on the hillside, the lakeside enclaves of Marla Bay and Elk Point, the Pinewild lakefront townhomes, and Round Hill (Roundhill Village plus the Roundridge, Villager and Castle Rock townhomes). Skyland, Cave Rock, Lincoln Park and Lakeridge also have Zephyr Cove addresses but are covered in the Glenbrook guide.
Douglas County records show about 760 single-family homes, 208 townhomes and 21 vacant residential lots in the six neighborhoods, not counting timeshares. The median home was built in 1974, and only 49 were built in 2010 or later. About 31 homes and townhomes sell each year.
Everyone can use the public beaches at Zephyr Cove Resort, Round Hill Pines and Nevada Beach, for a fee. Private beach rights belong to certain neighborhoods: Elk Point owners have a private beach and marina, Marla Bay owners a gated homeowners’ beach and buoy field, and Pinewild owners a private beach and dock. Zephyr Heights, Round Hill and most village homes rely on the public beaches; confirm the rights for any address before you offer.
Nevada has no state income tax. Zephyr Cove’s 2025–26 property tax rates run from $2.84 to $3.40 per $100 of assessed value, depending on the district, and assessed value is 35% of the county’s taxable value, which is usually well below market value. Annual increases are capped at 3% for a primary residence and up to 8% for other homes. Incline Village’s rate, for comparison, is $3.5211.
Only with a Douglas County vacation home rental permit, and not everywhere. The county caps permits at 600 in the Lake Tahoe Township and limits each neighborhood’s share. In October 2026, three of the area’s eight county rental neighborhoods were full: Zephyr Heights/Knolls, Pinewild and Elk Point. Zephyr Cove, Marla Bay, Roundhill Village, Roundridge and Castle Rock had room. HOAs can ban rentals, and fines for operating without a permit can reach $20,000. Read the Lake Tahoe short-term rental guide.
Zephyr Cove Elementary and George Whittell High School, which also teaches the middle grades, both in the Douglas County School District and both on Warrior Way in Zephyr Cove. Confirm school assignments for a specific address with the district.
The Stateline casinos are about 4.3 miles from Zephyr Cove Resort, 9 minutes without traffic. Heavenly’s Stagecoach Lodge on Kingsbury Grade is about 19 minutes. Reno-Tahoe International Airport is about 51 miles, roughly 70 to 80 minutes, and San Francisco about 195 miles via Highway 50.
The lakefront estate at 525 Highway 50, on about 210 acres, sold for $80,000,000 on December 23, 2025, according to Douglas County records. It was the highest home sale in Douglas County’s Lake Tahoe districts since 2023, and it never appeared in the MLS. The top MLS sales were 450 Reno Avenue in Elk Point at $11,200,000 (April 2023) and 654 Lake Shore Boulevard in Marla Bay at $9,600,000 (September 2024).
Both are unincorporated Nevada lake communities with no state income tax, but Zephyr Cove is in Douglas County and much smaller and quieter. It has no IVGID-style recreation district or shared beaches; lake access comes from public beaches or a neighborhood’s private beach. Property tax rates are lower, and Douglas County caps vacation rentals while Washoe County does not. Zephyr Cove’s 2026 single-family median of $1.74 million is well below Incline Village’s $2.51 million. Compare the Incline Village guide.
They sit in a row on the Nevada East Shore. Glenbrook, to the north, is a historic, mostly gated lakeside community with large estates; Stateline, to the south, has the casinos, Heavenly, Edgewood Tahoe and most of the area’s condos. Zephyr Cove sits between them, with smaller lakeside enclaves and hillside neighborhoods. Glenbrook guide · Stateline guide.
Yes, though less than higher ground. Homes sit between about 6,240 and 6,660 feet, close to the lake’s 6,225 feet, so Zephyr Cove gets real winters but lighter snow than Kingsbury or Incline’s upper neighborhoods. Plan for snow removal, all-wheel drive and occasional chain controls on Highway 50.
Demand is up: 30 sales through October 23, against 18 in the same period of 2025, and the average price per square foot reached $1,054, the highest since 2023. With about 5.5 months of supply, buyers have choices, so the launch price matters. Request a free home valuation from Cole.
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Each neighborhood guide has its own market data, homes for sale, lake access 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, especially in small neighborhoods. 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 the Nevada shore. Cole listed and sold 733 Lakeview Drive in Zephyr Knolls in December 2025: $1,550,000 in 32 days. Ask Cole for a private tour, a neighborhood-by-neighborhood price analysis, a beach-access, tax and rental-permit 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 · 110 Country Club Dr., #1, Incline Village, NV 89451
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.
