Quick Summary: Washoe County (Incline Village & Crystal Bay) STR Rules
- Permit Required: Yes — 3-Tier STR Permit ($1,253 first year, Tier 1)
- Permit Cap: No cap; HOA restrictions (145+ HOAs) are the practical limit on supply
- Minimum Stay: No minimum stay requirement (stays of 28+ days are long-term rentals, outside the STR ordinance entirely)
- Tax Rate: 13% Transient Lodging Tax (TLT); no Nevada state income tax
- Noise Monitoring: Decibel monitors become mandatory after two confirmed noise violations within 12 months; three confirmed violations in a year can bring suspension or revocation
- Transferable on Sale: No
- Real Estate Tahoe’s take — best for: Nevada tax advantage seekers targeting the luxury Incline Village market.
This guide is maintained by Real Estate Tahoe, the Incline Village–based brokerage serving both the California and Nevada sides of Lake Tahoe — we verify STR eligibility and permit status on every listing we show. Last updated: September 2026. Contact broker Murat Gocmen for current permit availability.
Overview
Washoe County governs short-term rentals in Incline Village and Crystal Bay on the north shore of Lake Tahoe under Article 319, which establishes a 3-tier STR permit system. Tiers are set by occupancy: Tier 1 (up to 10 occupants) is allowed in residential zones, Tier 2 (11–20) needs an Administrative Review Permit in the same residential zones, and Tier 3 (21 or more) needs a Special Use Permit. All tiers require compliance with occupancy, noise, and parking regulations.
One of the unique aspects of this area is the heavy influence of HOA rules. Incline Village has over 145 HOAs, and many of them impose their own STR restrictions that can be more limiting than the county rules. Some HOAs ban STRs entirely, while others allow them with specific conditions.
Washoe County uses a 3-strike enforcement system: three substantiated violations within 12 months can result in permit revocation. The county also benefits from Nevada's lack of state income tax, making it an attractive market for STR investors despite the regulatory requirements.
Key communities covered:
Incline Village and Crystal Bay.
How to Get an STR Permit in Washoe County
The permit process in Washoe County requires HOA verification as a critical first step. Here are the steps to legally operate a short-term rental in Incline Village or Crystal Bay:
Verify HOA Compliance
Check your HOA's CC&Rs for STR restrictions. Over 145 HOAs in Incline Village have varying rules, and some ban STRs entirely. The county doesn't enforce CC&Rs, so this check is on you.
Get a Lodging Tax Number First
Get a Transient Lodging Tax license number from the Reno-Sparks Convention and Visitors Authority before you apply; the county requires it with the application. The tax is 13% in Incline Village and Crystal Bay.
Apply for the STR Permit
Apply on OneNV.us with a notarized owner affidavit, site plan, floor plan, proof of current-quarter property tax payment, your lodging tax number, and a local contact who answers 24/7 by phone within 30 minutes and can be on site within 1 hour. No HOA approval letter is required.
Pay the County's Invoice
The county reviews the application and invoices you. Tier 1 (up to 10 guests) is $1,253.20 the first year ($1,170 with a licensed property manager) and $803.92–$1,019.20 to renew. Tier 2 (11–20 guests) adds a one-time $1,335 review; Tier 3 (over 20) needs a Special Use Permit.
Inspections (after you pay)
After payment, the county Building Division schedules a life-safety inspection (smoke and CO alarms, extinguishers, egress). A fire-district inspection is needed only where the district requires it (a sprinklered home, a fire alarm system, or an Extreme or High fire-risk rating); if you were charged a fire fee, book North Lake Tahoe Fire at nltfpd.org/inspections.
Permit Issued, Then Advertise
The permit is issued once review, inspections and payment are done, and lasts 12 months. Don't advertise before then; every ad shows the permit number and the lodging tax number.
Rules at a Glance
These are the key operating rules for short-term rentals in Washoe County (Incline Village & Crystal Bay):
| Rule | Details |
|---|---|
| Maximum Occupancy | 2 occupants per legally permitted bedroom + 1 per 200 sq ft of remaining habitable space. Tier 1: up to 10 occupants, Tier 2: 11–20, Tier 3: 21+. No children exemption — all persons count regardless of age. (Washoe County Code Chapter 110, updated 2024) |
| Noise Hours | Quiet hours 10:00 PM to 7:00 AM in the Tahoe area (Incline Village, Crystal Bay); guests must keep outdoor activity down during those hours, and proven violations are fined to the owner. |
| Parking | One on-site parking space per four occupants, on paved surfaces. If parking is short, the allowed occupancy is reduced. |
| Trash | Bear-resistant containers required. IVGID provides bear boxes. Trash must be stored properly at all times. |
| Events & Parties | No events, parties or weddings are allowed. |
| Local Contact | 24/7 local contact required, must respond by phone within 30 minutes and physically arrive within 1 hour of complaint. Contact info posted at property and on file with county. |
| Advertising | Permit number must appear on all online listings, advertisements, and booking platforms. |
How Children Count Toward Occupancy Limits
Washoe County is the strictest jurisdiction in the Lake Tahoe region when it comes to children and occupancy — there is no exemption of any kind.
| Rule | Details |
|---|---|
| Occupancy Formula | 2 occupants per legally permitted bedroom + 1 per 200 sq ft of remaining habitable space. Tier 1: up to 10 occupants, Tier 2: 11–20, Tier 3: 21+. |
| Children Exemption | None — all persons count toward occupancy regardless of age. Infants, toddlers, and children are all counted as full occupants. |
| Reference | Washoe County Code Chapter 110 (updated 2024) |
Regulations are subject to change. Last updated: September 2026. Contact Washoe County's STR office directly for the most current rules.
Zoning & Areas
Under Article 319, Washoe County uses a 3-tier system to regulate STRs based on occupancy:
- Tier 1: Up to 10 occupants. Allowed in residential zones.
- Tier 2: 11–20 occupants. Requires an Administrative Review Permit, in the same residential zones as Tier 1.
- Tier 3: 21 or more occupants. Requires a Special Use Permit.
The TRPA (Tahoe Regional Planning Agency) overlay applies to properties within the Tahoe Basin, adding environmental considerations like impervious surface limits and tree removal restrictions for any remodeling.
HOA restrictions are the primary limiting factor in this market. Of the 145+ HOAs in Incline Village, policies range from full prohibition to allowing STRs with registration. Always verify HOA rules before purchasing for STR investment.
Taxes & Fees
Here is a breakdown of the taxes and fees associated with operating an STR in Washoe County:
Enforcement & Penalties
3-Strike Enforcement System
1st violation: $750 fine
2nd violation: $1,500 fine
3rd violation: $3,000 fine and possible permit revocation
Fines are half if paid within 14 days. Three separate confirmed violations in a year can lead to suspension or revocation once administrative remedies are exhausted (several violations found in one investigation count as one). A decibel-monitoring device with reporting capability is not required upfront — it becomes mandatory, with a noise management plan, after two confirmed noise violations within 12 months, and its records must be kept for 60 days.
Complaint hotline: Washoe County Code Enforcement — (775) 328-6106
Recent Changes
- 2026 No major ordinance changes as of September 2026 — the Article 319 three-tier permit system, tiered fees, and 3-strike enforcement continue unchanged. HOA restrictions (145+ HOAs in Incline Village) remain the practical limit on supply.
- 2024 Amendments: one STR per parcel in the Tahoe planning area, no new STRs in ADUs in the Tahoe area, a new permit with every ownership change, a 30-day renewal grace period, no notary for renewals, and occupancy of 2 per legally permitted bedroom plus 1 per 200 sq ft of the rest of the home. The combined lodging tax rate is 13% (RSCVA District B).
- 2021 Article 319 adopted: three permit tiers by occupancy, occupancy of 1 per 200 sq ft of habitable space, and automatic revocation after three separate violations in a year.
Frequently Asked Questions
Can I rent my Incline Village home on Airbnb?
What is the occupancy limit for STRs in Incline Village?
How much tax do I pay on STR income in Washoe County?
What happens if my guests are too noisy?
Do I need a bear box in Incline Village?
Is there a cap on STR permits in Incline Village?
Lake Tahoe STR questions, answered
- Which Lake Tahoe properties can legally be an Airbnb
- How much an Airbnb makes in Lake Tahoe, by market
- Incline Village Airbnb permit: the Washoe County STR rules
- Tahoe Airbnb: California or Nevada side?
- Risks of buying a Lake Tahoe Airbnb, ranked by cost
- Cost segregation for a Lake Tahoe Airbnb
- Airbnb's Guest Favorite badge and Tahoe rental revenue
- Lake Tahoe property management companies, compared
- What Lake Tahoe property management roundups get wrong
- Which Lake Tahoe Jurisdictions Still Issue Short-Term Rental Permits?
Official Sources
Washoe County Article 319 — STR Regulations (Sept 2024) ↗ Washoe County Master Fee Sheet ↗ RSCVA Transient Lodging Tax Regulations ↗ IVGID (Incline Village General Improvement District) ↗Why Incline Village & Crystal Bay Are Unique for STR Investors
Incline Village and Crystal Bay occupy a distinctive position in the Lake Tahoe real estate market. As unincorporated communities, they fall under Washoe County's jurisdiction rather than any city government. This means STR regulations are set at the county level through Washoe County's Development Code Article 319, but the Tahoe Regional Planning Agency (TRPA) also exercises land-use authority over the area, adding an additional layer of oversight that investors must understand before purchasing.
One of the most significant draws for STR investors is Nevada's lack of a state income tax. Property owners who establish Nevada residency or operate their rental business through a Nevada entity can potentially retain more of their STR revenue compared to owners on the California side of the lake. Combined with strong rental demand driven by proximity to Diamond Peak Ski Resort, Lake Tahoe beaches, and world-class outdoor recreation, Incline Village properties can generate substantial short-term rental income.
However, high demand comes with strict enforcement. Washoe County does not cap STR permits, but it actively monitors compliance through its Community Services Department. Property values in Incline Village are among the highest around the lake, so while revenue potential is significant, investors need to carefully evaluate HOA rules and regulatory requirements before committing to a purchase.
Incline Village and Crystal Bay homes for sale whose HOA we have on record doesn't ban short-term rentals: Lake Tahoe homes for sale you can rent short-term.
Washoe County STR Permit Transfer Rules
When you purchase a property in Washoe County that already has an active STR permit, the permit does not transfer to the new owner. The buyer must submit a new STR permit application to Washoe County's Community Services Department, including proof of ownership, a completed application form, and all required fees. The previous owner's permit becomes void upon the sale of the property, so there is a gap period during which the home cannot legally operate as a short-term rental.
The timeline for obtaining a new permit after purchase can vary, but applicants should generally plan for several weeks to process the application, complete any required inspections, and receive approval. During this period, the property cannot accept short-term rental guests. Buyers should factor this downtime into their financial projections, especially if they are counting on immediate rental income to cover mortgage payments or other carrying costs.
For new investors hoping to enter the Incline Village STR market, Washoe County does not cap the number of STR permits, so a buyer can apply for a new permit without waiting for one to open up. Since 2024, the county allows one STR per parcel in the Tahoe planning area, allows no new STRs in ADUs there, and requires a new permit with every ownership change.
Tax Advantages of Owning an STR in Nevada vs California
One of the most compelling reasons investors choose Incline Village over California-side Lake Tahoe communities is Nevada's favorable tax structure. Nevada has no state income tax, which means STR rental income earned on the Nevada side is not subject to the California state income tax rate that can reach over 13% for high earners. For a property generating significant annual rental revenue, this difference alone can represent tens of thousands of dollars in savings each year compared to owning a similar property in South Lake Tahoe, Tahoe City, or other California jurisdictions. On the revenue side, the 3-bedroom Incline Village homes MG Vacation Rentals operated grossed about $107,000 each from June 2025 through May 2026, at 65 percent occupancy.
Washoe County does levy a transient lodging tax (room tax) on short-term rentals, which is collected by the Reno-Sparks Convention and Visitors Authority (RSCVA). STR operators are required to register with the RSCVA and remit this tax on all stays of fewer than 28 consecutive days. Property taxes in Washoe County are also generally competitive, and Nevada law caps annual property tax increases, providing more predictable long-term costs for investors. By contrast, California-side properties face both higher state income tax obligations and, in some jurisdictions, additional local transient occupancy taxes that can exceed 10%.
For a typical high-value Incline Village property, the combined tax advantages of operating on the Nevada side can be substantial. Investors should consult with a tax professional familiar with both Nevada and California real estate to fully understand the implications, especially if they maintain residency in California. However, the general consensus among Tahoe-area investors is that Nevada's tax environment is one of the strongest incentives for purchasing STR properties in Incline Village and Crystal Bay rather than comparable California locations around the lake.