$399,000 Active
146 Tramway Drive
Stateline, NV 89449
✓ STR Allowed — Permit Required
Douglas County NV STR permit required — the county allots only about 600 permits and availability is hit-and-miss, so expect a possible waitlist. Check HOA rules too — many communities in this area restrict short-term rentals.

About This Property

Discover an extraordinary opportunity to create a world-class mountain estate at 146 Tramway Drive—a rare 0.8-acre parcel in the desirable Summit Village community. Perfectly positioned above Lake Tahoe, this premier homesite offers sweeping vistas of Lake Tahoe, the Carson Valley, and the surrounding Sierra peaks, delivering an unmatched setting for a signature luxury retreat. Just moments from Heavenly Mountain Resort and the award-winning Edgewood Tahoe Golf Course, this location blends alpine adventure with refined Tahoe living. This turn-key Kingsbury Grade development opportunity includes proposed architectural plans for an exceptional 5,500 sq. ft. residence featuring 10 ensuite bedrooms, 10 bathrooms, and 5 dedicated parking spaces. A rare advantage in the Tahoe Basin, the proposed driveway and building envelope do not fall within TRPA jurisdiction, streamlining the path to construction and offering greater design flexibility. With panoramic views, year-round recreation at your doorstep, and luxurious conceptual plans already in motion, this is a singular chance to bring an iconic Tahoe vision to life.

Listed by Jean Merkelbach — Engel & Volkers Lake Tahoe

Listing Details

Status Active
MLS # 250058439
Days on Market 242

Property History

Nov 20, 2025
Listed for sale
$399,000
Property Overview
Lot Size 0.80 acres
Property Type Land
Subdivision Summit Village
County Douglas
STR Jurisdiction Douglas County
APN 1319-19-718-015
Exterior & Lot
View Mountain(s), Trees/Woods
Financial
Annual Tax $204
HOA Fee $790 / Annually
HOA / Community Summit Village HOA
Schools
Elementary School Zephyr Cove
Middle School Whittell High School - Grades 7 + 8
High School Whittell - Grades 9-12
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STR Investment Analysis

See projected rental revenue, occupancy rates, and investment scores.

STR Investment Analysis

Permitted Zone
STRUCTURAL SCORE Excellent
87
PROJECTED ANNUAL REVENUE
$142,500 ($118K – $167K range)
~$11,875 per month
Avg Nightly
$485
Occupancy
68%
Cap Rate
5.2%

Land Coverage (TRPA)

Tahoe Regional Planning Agency impervious-coverage budget for this parcel

Room to build
3,185 sq ft covered of 5,342 sq ft allowed
2,157 sq ft of coverage still available to add.
Parcel Size
17,807 sq ft
Allowed Coverage
5,342 sq ft · 30%
Existing Coverage
3,185 sq ft · 18%
Addable Coverage
2,157 sq ft
Existing Units
1

TRPA caps how much of each Tahoe Basin parcel can be covered by impervious surfaces — buildings, driveways, decks. Figures come from TRPA's public parcel data and are estimates; verify before relying on them for a build or purchase.

Verify on Tahoe Info ↗

Cost Segregation Tax Savings

Estimated first-year bonus depreciation savings

Estimated First-Year Tax Savings
$0
via bonus depreciation
Land Value
$0
Improvement Basis
$0
5-Year Property (18%)
$0
15-Year Property (10%)
$0
Estimates are for informational purposes only and do not constitute tax advice. Consult a qualified CPA or tax professional for your specific situation. Actual savings depend on individual tax circumstances.

Payment calculator

$0 per month
Principal & interest
$0
Property taxes
$0
HOA dues
$0
From MLS listing data.
Home insurance
$0
Insurance estimate only — Tahoe wildfire-zone rates vary; get a local broker quote for accuracy.
Down payment
20% ($79,800)
Home price
$399,000
Loan details
30-yr fixed, 6.5%
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