🔑 STR-eligible🌊 Lakefront👀 Lake view⛳ Golf🏂 Ski viewCA sideNV side
Permit caps apply: Douglas County ~600 (hit-and-miss), South Lake Tahoe ~900, Placer County ~3,900. Eligible ≠ guaranteed permit.
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✨ New this week🏷 Price cut🎥 Virtual tour🐴 Horse property
Investing
Yr-1 write-off is the bonus-depreciation-eligible share of the price (5- and 15-year property), from the county assessor’s land/improvement split. Estimate, not tax advice.
Homes with no county assessor split are hidden while this is on — the count shows above the results. Sorting by Yr-1 write-off hides nothing.
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Tahoe lifestyle
🔑 STR-eligible🌊 Lakefront👀 Lake view⛳ Golf community🏂 Ski viewCA sideNV side
STR-eligible means renting is allowed by right or with a permit (per-listing zone + HOA data); golf uses the community boundaries from our neighborhood guides.
Permit caps apply: Douglas County ~600 (hit-and-miss), South Lake Tahoe ~900, Placer County ~3,900. Eligible ≠ guaranteed permit — verify availability before counting on rental income.
More
✨ New this week🏷 Price cut🎥 Virtual tour🐴 Horse property
Investing
Yr-1 write-off is the bonus-depreciation-eligible share of the price (5- and 15-year property), from the county assessor’s land/improvement split. Estimate, not tax advice.
Homes with no county assessor split are hidden while this is on — the count shows above the results. Sorting by Yr-1 write-off hides nothing.
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How to Find Tahoe Homes for Sale
Most sites hand you a search box and a list of listings. That’s not enough here.
Lake Tahoe spans two states, seven separate short-term-rental jurisdictions, and TRPA
land-coverage limits that can kill a renovation before it starts. Search the way everyone
else does and you’ll miss the details that decide whether a property works for you.
The Real Estate Tahoe app gives you the full Lake Tahoe MLS, plus the local data that
actually matters:
Full MLS access, delivered in minutes
New listings and price drops hit your phone the moment they hit the market. No refreshing, no missing the good ones.
Map-based search, built for how Tahoe actually works
Draw your own search area instead of picking from a dropdown of towns. Incline Village, Crystal Bay, Tahoe City, South Lake Tahoe, Truckee: 19 communities, one map.
STR eligibility and zoning, on every listing
Permits rarely transfer with a sale, and caps are tightening across the basin. The app shows STR eligibility and county/town zoning overlays parcel by parcel, so you know what you’re buying before you write an offer, not after.
TRPA land-coverage data, upfront
Lake Tahoe’s environmental regulations limit how much of a parcel you can build on. The app surfaces TRPA coverage data directly on eligible homes so you’re not finding out about a coverage problem during escrow.
Revenue projections and cost-segregation snapshots
If you’re underwriting a property as an investment, the app runs revenue projections and cost-seg snapshots against real operating data, not listing-flyer optimism.
Wildfire insurance projections
Homes in wildfire-zone areas come with insurance risk that can change your numbers fast. See it before you’re under contract.
Search by area, save your criteria, and get alerted the second something matching
your parcel-level requirements hits the market. It’s free on iPhone and Android.
Lake Tahoe Homes & Properties for Sale — Search Once, See Everything
This is every Lake Tahoe property for sale — homes, condos, land, and
lakefront — both states, the whole basin, in one map. I’m Murat Gocmen, broker at
Real Estate Tahoe, a brokerage licensed in California and Nevada that actually works this lake, and I
built this search to do something the big single-board sites can’t: pull live listings from all
four Tahoe MLSs at once, from $400K Incline Village condos to lakefront estates north of $20M. Most
Tahoe sites pull from a single board, so a listing can sit active for weeks and never show up if
you’re searching the wrong feed. Tahoe buyers come from everywhere — Bay Area families
wanting a North Shore cabin, remote workers chasing Nevada’s zero state income tax in Incline
Village, and investors underwriting a short-term rental in Truckee or South Lake. The catch is that
“Lake Tahoe” isn’t one market: it crosses two states, five counties, and a dozen
distinct communities, each with its own pricing, lake access, and STR-permit reality. Use the map and
filters above to narrow by town, price, beds, and property type — or read on for the live market
numbers, where to buy, and what the state line actually means for your purchase.
What Makes This Property Search Different
Most Tahoe sites show you one board’s listings and stop at the state line. We unify the entire basin.
Four MLS feeds, one map
Incline Village board, South Tahoe Association (STAR), Tahoe Sierra MLS, and Northern Nevada Regional MLS. A listing in Truckee and a listing in Zephyr Cove show up in the same map, at the same time — you don’t need to know which board covers which town.
Licensed in California and Nevada
Real Estate Tahoe holds brokerage licenses through the California DRE and the Nevada Real Estate Division. Most agents only work one side of the lake; you get the same team and the same process whether the property sits in Incline Village or South Lake Tahoe.
Built for rental investors
Where it applies, listings link to short-term-rental data — permit eligibility, occupancy trends, and revenue projections — so you’re looking at real numbers before you write an offer.
Updated hourly, not weekly
Results are refreshed from the connected MLS feeds throughout the day. If a home is still active, it shows; if it goes under contract, it’s flagged. No stale “sold last month” listings.
Every property type, not just houses
Single-family homes, condos and townhomes, vacant land, fractional ownership, and lakefront estates all live in the same map. Filter down to a move-in-ready home, a buildable lot, or a share in a lakefront property.
No state line splitting your results
Buyers shop the lake, the town, and the price — not the state a parcel happens to sit in. So this search doesn’t split by state either. Nevada’s zero state income tax is one more filter, not a separate website.
Lake Tahoe Property Market Right Now
5,755Active listings
$580KMedian list price
$50K–$125MActive price range
53Median days on market
Live from all four connected MLS feeds across the Tahoe basin and Truckee — active inventory plus median days-on-market from the last six months of closed sales. Data as of . These numbers move week to week, so treat this as a live snapshot rather than a fixed figure.
Lakefront and ski-adjacent inventory typically sees fewer days on market and holds price closer to
asking than inland properties further from the water, since buyer demand concentrates on a small number
of parcels. Median list price also swings by county: Nevada-side communities like Incline Village tend
to run higher per square foot than much of the California side, largely because lakefront supply on
the Nevada side is tighter. Everything from smaller inland cabins to multi-million-dollar lakefront
estates falls under one number, so the range matters more than the median alone.
Featured Lake Tahoe Properties
Here’s what’s active across the categories buyers ask about most — lakefront
estates, classic houses, ski access, turnkey rentals, and build-ready land. Each one below opens the
live filtered search; the full inventory is on the map above or in the
complete listing index.
Closed transactions our team represented across the basin, pulled straight from the MLS
record with the final sale price and closing date. Each card opens the home’s page.
A Lake Tahoe lakefront property is the tightest inventory segment on the entire lake,
especially on the Nevada side, where new lakefront parcels rarely become available. These
listings sit directly on the water or carry deeded lake access, and pricing reflects that
scarcity more than square footage. Expect faster-moving listings and less room to negotiate
than almost anywhere else on the lake.
For buyers searching Lake Tahoe houses in the traditional sense, single-family homes make
up the bulk of listings across both states — from smaller cabins in older neighborhoods
to newer builds further from the water. These tend to offer more negotiating room than
lakefront or ski-adjacent inventory, and many come with larger lots, a rarity in the denser
lakeside developments.
Ski-In, Ski-Out & Ski-Adjacent Homes
Homes with direct or near-direct access to Palisades Tahoe,
Northstar, or Diamond Peak in Incline
Village carry a premium tied to convenience as much as location, and they hold value
because that access can’t be replicated on a different lot. Many double as strong
short-term-rental performers in ski season.
Homes and condos already set up to rent — existing furnishings, an established booking
history, and a known permit status (most Tahoe jurisdictions make the new owner re-apply, so
verify before you count on it). Buying turnkey skips the setup phase and gives you real
occupancy data before you close, which makes underwriting far more straightforward than a
property with no rental history.
For buyers who want a property built to their own spec: vacant, build-ready parcels alongside
newly completed construction. Land here comes with more variables — well and septic in
some areas, TRPA land-coverage limits, and county-specific permitting — so expect more
upfront due diligence than a resale, in exchange for the most control over the finished
result.
Browse Lake Tahoe Properties by Town, Type & Price
By town
Each town below opens its own hub with filtered active listings, from a quiet corner of the North Shore to the busier south end.
The tightest, most expensive corner of the lake. No state income tax, ~0.6% property tax, IVGID amenities, and a limited supply of resale lakefront keep prices firm even when the broader market softens. Condos from the $400Ks; single-family medians in the millions.
More variety than the north shore: casino-adjacent condos at Stateline, lake-access living in Zephyr Cove, and Glenbrook’s gated lakefront estates. A common entry point for buyers who want the Nevada side without Incline Village price floors.
Closer to Palisades Tahoe and Northstar than the Nevada communities, with more year-round housing stock and the widest price spread of any cluster. Where most buyers land when they want ski proximity plus classic lake-access living.
Buyers here prioritize ski access over lakefront views. HOA structures vary widely — minimal dues in older Truckee neighborhoods, resort-level dues in newer Northstar and Martis Camp developments — so check them before comparing prices across listings.
The only incorporated city on the lake and the largest concentration of year-round housing — condos, cabins, and STR-permitted neighborhoods that give buyers more inventory than any other cluster. Often where first-time Tahoe buyers land.
Buying a Lake Tahoe Property as a Rental Investment
If you’re buying for rental income, short-term-rental rules should be the first thing you
check — not an afterthought after closing. Permit status can change block by block, so confirm
eligibility on the exact parcel, not just the general zone.
Permit caps by jurisdiction
Several jurisdictions are capped or waitlisted: Truckee (waitlist), El Dorado County (900), and
Douglas County (600). Placer County still has capacity under its 3,900 cap, and Washoe County
(Incline Village) has no cap at all. Where a cap is in place, a waitlist is often the only path in.
Waitlists and transferability
In most Tahoe jurisdictions a permit does not transfer with the sale — the
new owner re-applies. That’s the single most common underwriting mistake we see, so verify
the rule for the specific county before you write.
Confirm STR eligibility before you offer
Rules can differ from one parcel to the next inside the same neighborhood, so eligibility has
to be confirmed for the address you’re considering, not assumed from a nearby listing or an
area’s reputation.
Is a Lake Tahoe investment property worth it?
It depends on the numbers behind the specific property. A home with an active permit and real
occupancy history is a fundamentally different purchase from one with “rental
potential” and no track record. Pull occupancy, seasonal demand, and nightly-rate trends
before you write an offer, not after you own it.
The state line changes more than which flag flies over your closing table. Nevada carries no state
income tax — meaningful if you’re generating rental income or may make Tahoe your primary
residence down the line — and no state capital-gains tax when you eventually sell, while
California taxes gains as ordinary income on top of federal. Nevada-side property tax runs around
0.6% of assessed value versus roughly 1.1% on the California side. For higher-income buyers and
investors that gap compounds into real money over a holding period.
Neither side is universally the better buy. Buyers focused purely on price tend to find more room to
negotiate on the California side; buyers focused on long-term tax efficiency often lean Nevada. A
dual-state search lets you compare both with the same brokerage. The full breakdown is in our
California vs. Nevada property-tax guide, and for
where prices head next see the Lake Tahoe real estate
forecast.
Why Buy Your Lake Tahoe Property With Us
Real Estate Tahoe is a two-broker team built around direct experience, not just licensing. I’ve
underwritten Tahoe homes from both sides of the deal — as a broker and as a short-term-rental
operator — so I read a listing the way an owner does: lake access, STR-permit status, HOA rules,
and the real carrying cost, not just the headline price. Our brokerage is licensed in California and
Nevada and covers every community in the basin plus Truckee, with live inventory — 5,755 active listings right now
across all four Tahoe MLSs.
Murat Gocmen, Founder & Broker
Built Real Estate Tahoe from the ground up after moving to the lake, learning the market by
operating in it daily rather than inheriting a franchise playbook. The point of contact on every
deal — not a name on a listing page handed off once you sign.
Kristina Mattson, Broker / Manager
Licensed in both Nevada and California, Kristina runs the operational backbone of every
transaction — contract deadlines, disclosures, and compliance — so nothing slips between
an accepted offer and a closed deal.
Dual licensing, one process
Brokerage credentials through the California DRE and the Nevada Real Estate Division mean you
never switch teams or start over because a property sits on the other side of the state line.
Direct short-term-rental experience
Our team operates 40+ Tahoe short-term rentals directly, so permit guidance and revenue
projections come from people who’ve filed the paperwork and watched the bookings come in
— not from someone else’s comps.
✓ Licensed CA & NV brokerage✓ Firm CA DRE #02235314✓ NV B.1003327.LLC✓ 917 Tahoe Blvd #100, Unit A, Incline Village, NV 89451✓ (530) 317-0373
There are about 5,755 active
Lake Tahoe homes for sale right now across the California and Nevada sides of the basin and
Truckee, from sub-$500K condos to lakefront estates over $20M. Use the map and filters
above to see current listings by area, price, and home type.
What does a Lake Tahoe home cost?
The current median list price across active Lake
Tahoe listings is about $580K, with for-sale
homes ranging from $50K–$125M. Price varies sharply by
community, proximity to the lake, and short-term-rental permit status.
Should I buy on the California or Nevada side of Lake Tahoe?
The Nevada side (Incline Village, Crystal Bay, Stateline, Zephyr Cove, Glenbrook) has no state
income tax, no state capital-gains tax, and a property-tax rate near 0.6% versus roughly 1.1% on
the California side — a gap that compounds for higher-income buyers and investors. The
California side offers deeper inventory and the North and West Shore lifestyle. As a dual-licensed
CA and NV brokerage we let you compare both sides in one search.
Can I short-term rent a Lake Tahoe home?
Sometimes — it depends on the jurisdiction. Washoe County (Incline Village) has no permit
cap; Placer County still has capacity; Truckee, El Dorado, and Douglas counties are capped or
waitlisted. Permits generally do not transfer when a property sells, so always verify availability
before making an offer.
Are Lake Tahoe condos a good investment?
It depends more on short-term-rental eligibility and HOA rules than on location alone. Some Tahoe
condo developments allow STR use and have strong occupancy history; others prohibit rentals outright
or sit in a capped jurisdiction. Confirm the permit status and the HOA’s rental rules for the
specific unit before assuming rental income.
Can I buy a lakefront property at Lake Tahoe?
Yes, though lakefront is the tightest inventory segment on the lake, especially on the Nevada side
where new lakefront parcels rarely come available. Lakefront listings tend to move faster and hold
value better than almost any other Tahoe property type. Use the
Lakefront filter to see every active lakefront and lake-access
listing across both states.
What counties is Lake Tahoe property located in?
Five counties touch the lake: Washoe County and Douglas County on the Nevada side, and El Dorado
County, Placer County, and Nevada County (Truckee) on the California side. Each county carries its
own property-tax structure and short-term-rental permit rules.
How do I search every Lake Tahoe MLS at once?
Right here. Our map pulls live listings from all four Tahoe-basin MLSs — the Incline
Village board, the South Tahoe Association (STAR), Tahoe Sierra MLS, and Northern Nevada Regional
MLS — so you see every active home across both states in one place instead of a
single-board feed.
Who offers the best Tahoe home search experience?
Judge it on whether the search can answer a Tahoe question. Zillow and Redfin carry more
photos and a slicker national interface, and neither can tell you whether a home is eligible
for a short-term rental permit, how much of the parcel TRPA lets you build on, or what
wildfire insurance will cost. Real Estate Tahoe pulls all four Tahoe-basin MLSs into one map
with no split at the state line, and the free
iPhone and Android app adds draw-your-own-search-area, new-listing alerts
within minutes, walkthrough videos, and STR eligibility, revenue projections, TRPA land
coverage and insurance estimates on every eligible home.
