Get the Real Estate Tahoe app
556 of the 1,116 homes for sale around Lake Tahoe and Truckee sit where a buyer can still get a new short-term rental permit, and no HOA rule we have on record says no. Live MLS inventory, updated hourly.
Why this list is shorter than the portals'. A portal's "vacation rental" filter matches words in a listing's remarks; it doesn't check whether the town is still issuing permits. No Tahoe jurisdiction lets a permit pass to a buyer: every one issues permits to the owner, so the buyer applies for a new one after closing. A home is on this page only when its own listing page says STR allowed: the town or county is still issuing new permits where it sits (in Douglas County, its neighborhood has permits left), and no HOA rule we have on record, and nothing in the listing, says no.
Each card shows the same answer as the home's page, which also carries the STR revenue projection, TRPA land coverage and an insurance estimate.
| Jurisdiction | The rule today | Homes for sale | STR allowed |
|---|---|---|---|
| Washoe CountyIncline Village, Crystal Bay | No permit cap | 199 | 166 |
| Placer CountyNorth and West Shore, Olympic Valley, Northstar, Martis Valley | Capped at 3,900 county-wide, still issuing: 501 left (September 26, 2026) | 340 | 311 |
| Douglas CountyStateline, Zephyr Cove, Glenbrook | Capped neighborhood by neighborhood | 120 | 60 |
| City of South Lake TahoeInside the city limits | New permits waitlisted; Tourist Core exempt from the cap | 137 | 15 |
| El Dorado CountyMeyers, Meeks Bay, the South Shore outside the city | Cap reached, waitlist full | 129 | 0 |
| Town of TruckeeTruckee inside the town limits | Cap reached | 187 | 0 |
| Nevada CountyTruckee area outside the town limits | No cap | 4 | 4 |
Washoe County, Nevada · median asking $1.7M · Incline Village 157, Crystal Bay 9
Washoe County has no cap on short-term rental permits. The buyer applies for their own permit, and a condo also needs an HOA that allows it. Washoe County short-term rental rules →
Placer County, California · median asking $1.2M · Truckee 81, Olympic Valley 49, Tahoe City 44, Kings Beach 43, Carnelian Bay 35, Tahoe Vista 23, Homewood 13, Alpine Meadows 9, Tahoma 7, Northstar 5, Agate Bay 1, Brockway 1
Placer County caps short-term rental permits at 3,900 county-wide and issues new ones until the cap is reached. Its registry listed 3,399 active permits on September 26, 2026, leaving 501. Placer County short-term rental rules →
Douglas County, Nevada · median asking $1.3M · Stateline 41, Zephyr Cove 13, Glenbrook 6
Douglas County caps vacation-rental permits neighborhood by neighborhood. These homes sit in neighborhoods with permits left; each card says how many. Douglas County short-term rental rules →
City of South Lake Tahoe, California · median asking $1.3M · South Lake Tahoe 15
The Tourist Core (TRPA's Tourist Core Area Plan, along US 50 by Heavenly Village and Ski Run Boulevard) is exempt from the city's 900-permit residential cap. A city vacation home rental permit still applies, and the city has waitlisted new applications since August 21, 2026, so confirm with the city before counting on rental income. South Lake Tahoe short-term rental rules →
Nevada County, California · median asking $2.5M · Truckee 4
Unincorporated Nevada County has no cap on short-term rentals. Nevada County short-term rental rules →
556 of the 1,116 homes for sale around Lake Tahoe and Truckee on September 27, 2026: 166 in Incline Village and Crystal Bay, 311 in Placer County, 60 in Douglas County neighborhoods with permits left, 15 in South Lake Tahoe's Tourist Core and 4 in unincorporated Nevada County. The other 560 sit where the town or county isn't issuing new permits, where the neighborhood is at its cap, or where the HOA or the listing says no.
No. Every jurisdiction around Lake Tahoe issues short-term rental permits to the owner, not the house, so a permit never transfers with a sale. The buyer applies for a new one after closing, under whatever cap or waitlist applies then. That is why this list is built from where new permits are still issued, not from which homes were rented before.
Only in the Tourist Core, and confirm with the city first. The City of South Lake Tahoe caps residential vacation home rental permits at 900 and has waitlisted every new application since August 21, 2026. The Tourist Core, along US 50 by Heavenly Village and Ski Run Boulevard, is exempt from that cap; 15 of the homes for sale sit in it. The city's other 122 aren't on this list, and neither are El Dorado County's 129 outside the city, where the cap is reached and the waitlist is full.
Yes. Washoe County has no cap on short-term rental permits; the buyer applies for their own. A condo or townhome also needs an HOA that allows it: we check every Incline Village and Crystal Bay complex we have on record, and a home whose HOA bans short-term rentals, or whose HOA's rules we have no record of, is left off this list. 166 Incline Village and Crystal Bay homes for sale qualify.
Yes. Placer County caps permits at 3,900 county-wide and issues new ones until it reaches the cap. Its registry listed 3,399 active permits on September 26, 2026, leaving 501. The permit goes to the owner, so a buyer applies after closing. Martis Camp and Lahontan are in Placer County, but their HOAs rent a month or longer only, so their homes aren't on this list. 311 Placer County homes for sale qualify.
Not inside the Town of Truckee, whose permit cap is reached (187 homes for sale). Truckee addresses outside the town limits follow other rules: Northstar and Martis Valley are Placer County, which is still issuing permits, and some are unincorporated Nevada County, which has no cap. Martis Camp's and Lahontan's HOAs allow rentals of a month or longer only.
Douglas County caps vacation-rental permits neighborhood by neighborhood around Stateline, Zephyr Cove and Glenbrook, and publishes how many each has left. 60 homes for sale sit in neighborhoods with permits left; 60 are in neighborhoods at their cap, with no permits, or open to member-to-member rentals only. Each listing page names its neighborhood.
The same answer the home's own listing page shows: the town or county is still issuing new short-term rental permits where the home sits, and no HOA rule we have on record, and nothing in the listing, says no. It isn't a permit. We check HOA rules for Incline Village and Crystal Bay complexes and for Martis Camp and Lahontan; anywhere else, read the HOA's CC&Rs before you count on rental income.
Before you buy: what these homes gross and where the numbers are strongest is in our guide to Lake Tahoe investment property; the rules town by town are on the Lake Tahoe STR rules page, and which jurisdictions are issuing permits month to month is on the STR permit tracker. Want a second opinion on one of these homes? Murat Gocmen runs 45 Tahoe vacation rentals; ask him about it.
Sources: listings from the four Tahoe MLSs; permit caps from each jurisdiction; Douglas County's neighborhood permit counts; Placer County's permit registry; our table of Incline Village and Crystal Bay HOA rules. Rules change: confirm with the jurisdiction and read the HOA's CC&Rs before you count on rental income. Checked September 27, 2026.
