Top Rated
8/10
8/10Incline Elementary School
Incline Village
K-5420 Students16:1
Gated Lakefront Estate Enclave · East Shore · Incline Village NV
Uppaway Estates Homes For Sale
Nevada Real Estate Group — your Uppaway Estates specialists. Search ultra-luxury gated lakefront and lake-view estates in one of Lake Tahoe's rarest enclaves: roughly 29 homes on the historic Fleishman estate, $5M–$40M+, a private community pier, IVGID privileges, and Nevada's zero state income tax.
TROPHY-TIER VALUATION (ZIP 89451)
$10M+
RSAR / NNRMLS, ZIP 89451, June 2026
HOMES IN ENCLAVE
~29
community-data-north.json
COMMUNITY TYPE
Gated Lakefront Estates
community-data-north.json
PRIVATE AMENITIES
Pier · Park · Courts
Uppaway enclave / TRPA
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Uppaway Estates at a Glance?
Uppaway Estates is Incline Village's ultra-private gated lakefront enclave in ZIP 89451 — roughly 29 trophy estates on the historic 44-acre Fleishman property, priced $5M to $40M+ with a trophy-tier valuation near $10,000,000 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked corridor.
- Community type: Ultra-private gated lakefront estate enclave of roughly 29 homes on the historic Fleishman property near Glenbrook — among the rarest addresses on Lake Tahoe, with a private community pier and lakeside park.
- Price range (ZIP 89451): $5M to $40M+ depending on frontage and pier rights — an effective trophy-tier valuation near $10,000,000, with each of the roughly 29 homes essentially unique.
- Best for: Ultra-high-net-worth trophy-estate buyers, California tax relocators at the high end, multigenerational lake-legacy families, and buyers seeking gated privacy with shared private pier access on Lake Tahoe.
- Amenities and rights: A shared private community pier with boat mooring, a lakeside park, tennis and pickleball courts, protected open space, plus IVGID privileges — with pier and frontage rights governed by TRPA.
- Why people choose Uppaway: historic Fleishman heritage, gated lakefront seclusion, a private pier, Nevada's zero state income tax, and irreplaceable scarcity — only about 29 homes can ever exist behind the gate.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Uppaway Estates Homes for Sale?
Uppaway Estates carries very few active listings in ZIP 89451 — trophy lakefront and lake-view estates priced $5M to $40M+ per NNRMLS data, from an enclave of about 29 homes. According to Reno/Sparks Association of REALTORS, Incline Village lakefront inventory is among the tightest in Nevada, and Uppaway estates change hands rarely. Listings below refresh daily from live data.
PRICE DISTRIBUTION
How Are Uppaway Estates Homes Distributed Across Price Ranges?
The ZIP 89451 trophy-tier valuation for Uppaway Estates sits near $10M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. With only about 29 homes, true Uppaway inventory is rarely more than a listing or two, so the bands below reflect the broader Incline Village lakefront tier where Uppaway-class estates sit. Each opens a live search for that slice.
Browse Uppaway Estates & Incline Village Lakefront Listings
How Can You Find an Uppaway Estates Home by Type, Lifestyle & Price?
Uppaway Estates listings are exceptionally rare — the gate holds only about 29 homes — so the links below filter the broader Incline Village lakefront tier in ZIP 89451 where Uppaway-class estates sit. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Incline Village and Lake Tahoe Nevada Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, school district details, and what daily life looks like inside each Lake Tahoe Nevada neighborhood.
By Property Type
By Price Range
Updated daily · 14 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Uppaway Estates Listings First?
Custom alerts by price, beds, baths, and lakefront features — no spam, unsubscribe anytime. With Uppaway Estates holding only about 29 homes and years sometimes passing between sales, buyers notified the moment a trophy estate lists hold a decisive edge — especially when a lakefront property with strong pier rights appears.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
8/10
8/10
How Are the Schools Near Uppaway Estates?
Uppaway Estates falls within the Washoe County School District. Its three Incline Village schools are Incline Elementary, Incline Middle, and Incline High. Davidson Academy (gifted, UNR campus) and Coral Academy of Science are regional alternatives, and many trophy-tier families also consider private options. Cards below rank standouts by level using GreatSchools and Nevada Report Card data from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch, Reno
K-5640 Students18:1
8/10Hunsberger ES
Somersett, Reno
K-6720 Students19:1
8/10Jessie Beck ES
South Reno
K-5580 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Uppaway Estates Are the Best?
According to GreatSchools.org, top-rated schools near Uppaway Estates include Incline High School (9/10) and Incline Middle School (8/10) — both within Incline Village and serving ZIP 89451. Incline Elementary earns 8/10. Davidson Academy in Reno (10/10) is the qualifying gifted option. All are in the Washoe County School District, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus, Reno | $5,000,000+ |
| 2 | Incline High School | Public | 9-12 | 9/10 | Incline Village | $5,000,000+ |
| 3 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 4 | Incline Middle School | Public | 6-8 | 8/10 | Incline Village | $5,000,000+ |
| 5 | Incline Elementary School | Public | K-5 | 8/10 | Incline Village | $5,000,000+ |
SAFETY & CRIME
Is Uppaway Estates Safe?
Direct Answer
Uppaway Estates is one of the safest addresses in Northern Nevada — an ultra-private guard-gated lakefront enclave on the Nevada east shore. According to Washoe County Sheriff data, the Incline Village and Glenbrook areas report very low property and violent crime, and the Uppaway gate, the roughly 29-home scale, and protected open space limit through-traffic exposure.
- Crime rate (Incline / east shore)Washoe County Sheriff data 2026
- Access managementUltra-private gated enclave
- Neighborhood character~29 homes, protected open space
- Crime trendConsistent with gated-community norms
What Buyers Should Know
The Incline Village and Glenbrook east-shore areas, including Uppaway Estates, consistently report crime rates well below the Nevada and national averages per Washoe County Sheriff annual reports. Uppaway's character as a tiny, ultra-high-income gated enclave — with controlled access and a mix of full-time residents and legacy second-home owners — creates a naturally secure environment beyond what most communities can offer.
Uppaway's gate, the roughly 29-home scale, and the surrounding protected open space mean traffic behind the gate is limited to residents, guests, and service providers. The shared private pier, lakeside park, and courts are enclave amenities rather than public facilities, which keeps the entire community private and reduces the casual through-traffic that drives opportunistic crime elsewhere on the lake.
Buyers coming from urban environments will find Uppaway Estates — and the Nevada east shore generally — a marked contrast in day-to-day security. At the trophy tier, the primary property-security considerations are seasonal vacancy and protecting high-value contents during periods when an estate is unoccupied, which is a Lake Tahoe second-home norm rather than a community problem. Professional estate management and the enclave's gate mitigate this effectively.
Sources: Washoe County Sheriff (annual crime statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.
Living In
What's It Like Living in Uppaway Estates, Incline Village NV?
The Answer
Uppaway Estates delivers gated lakefront living at the trophy tier: roughly 29 custom estates from $5M to $40M+, a shared private pier and lakeside park, IVGID privileges, and Nevada's zero state income tax. Families are served by the Washoe County School District — Incline Elementary, Incline Middle, and Incline High — all within Incline Village.
What is Uppaway Estates known for?
Uppaway Estates is known as one of Lake Tahoe's rarest and most prestigious gated lakefront enclaves — roughly 29 trophy estates on the former 44-acre Fleishman property near Glenbrook, including the historic original residence. It is known for its shared private community pier with boat mooring, lakeside park, tennis and pickleball courts, abundant protected open space, and a level of privacy and scarcity that almost no other Lake Tahoe address can match, all on a Nevada tax shore.
Who should live in Uppaway Estates?
Uppaway Estates fits ultra-high-net-worth buyers who want a gated lakefront trophy estate with private pier access, California tax relocators at the high end seeking a Nevada address for zero state income and capital-gains tax savings, and multigenerational families building a Lake Tahoe legacy property. With only about 29 homes and a $5M–$40M+ range, Uppaway is for buyers who value irreplaceable scarcity, privacy, and heritage over a production-neighborhood price point.
What is daily life like in Uppaway Estates?
Daily life in Uppaway Estates centers on private lakefront living: mornings on the shared community pier or boating from a private buoy, afternoons on the lakeside park, courts, or at an IVGID private beach, and evenings in the gated quiet of protected open space. In summer, lake activities, hiking the Tahoe Rim Trail, and golf define the week; in winter, Diamond Peak skiing is a short drive. Carson City is about 30 minutes via Spooner Summit, and Reno-Tahoe Airport roughly 55 minutes.
Location
Where Is Uppaway Estates
Uppaway Estates sits on Lake Tahoe's Nevada shore near Glenbrook, served from the Incline Village area (ZIP 89451) on the former 44-acre Fleishman estate. It is 15 minutes from Incline Village via SR-28, 10 minutes from Glenbrook via US-50, 30 minutes from Carson City via Spooner Summit, and 55 minutes from Reno-Tahoe International Airport.
Glenbrook
10
Min
Incline Village
15
Min
Carson City
30
Min
Reno-Tahoe Airport
55
Min
Sand Harbor State Park
15
Min
Uppaway Estates
At a Glance$10,000,000+
Trophy-Tier Valuation (ZIP 89451)
~$2,000+
Price / Sq Ft (lakefront tier)
~29
Homes in Enclave
$5M–$40M+
Price Range (Uppaway Estates)
- Community Type
- Gated Lakefront Estate Enclave
- Price Range
- $5M–$40M+
- Developer
- Custom estates (no production builders)
- Guard-Gated
- Yes (ultra-private gate)
- Homes in Enclave
- ~29 (44-acre former Fleishman estate)
- Private Amenities
- Community pier, lakeside park, tennis & pickleball
- IVGID Amenities
- Privileges (annual assessment)
- ZIP Code
- 89451
- School District
- Washoe County School District
- To Glenbrook
- ~10 min via US-50
- To Incline Village
- ~15 min via SR-28
- To Reno-Tahoe Airport
- ~55 min via SR-28 / I-580
LIVABILITY REPORT CARD
How Does Uppaway Estates Score?
Uppaway Estates scores among the very top Nevada Lake Tahoe addresses for privacy, lakefront access, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, outdoor access, and commute — each sourced from ZIP 89451 data via Washoe County Sheriff, Washoe County School District, GreatSchools, and Reno/Sparks Association of REALTORS.
Grade A+: Safety
Ultra-private guard-gated enclave with very low crime consistent with Incline Village and Glenbrook east-shore areas per Washoe County law enforcement data.
Grade A-: Schools
Washoe County School District — Incline Elementary, Incline Middle, and Incline High serve the area. All are within Incline Village; confirm specific assignments for any address.
Grade B: Cost of Living
$5M–$40M+ trophy tier — a premium far above most markets, but Nevada's zero income and capital-gains tax and lower property-tax rate offer multimillion-dollar savings versus California lakefront.
Grade A+: Lakefront Access
A shared private community pier, lakeside park, and protected frontage on Lake Tahoe — water access that TRPA rules make essentially impossible to replicate elsewhere on the lake.
Grade A+: Outdoor Access
Private pier boating, IVGID beaches, Sand Harbor State Park minutes away, Tahoe Rim Trail, Diamond Peak skiing, and golf — the full Lake Tahoe amenity stack from a gated address.
Grade B+: Commute
30 minutes to Carson City via Spooner Summit, 55 minutes to Reno-Tahoe Airport — ideal for second-home and legacy buyers; seasonal road conditions are a winter factor.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Uppaway Estates a good place to own a trophy second home?
Uppaway Estates is one of the strongest trophy second-home propositions on the Nevada side of Tahoe. A gated lakefront enclave of roughly 29 estates, a shared private pier, IVGID privileges, and Fleishman-estate heritage combine into a level of scarcity the California shore cannot match. Nevada's zero state income tax and zero state capital-gains tax add hundreds of thousands to millions in savings over a long hold for ultra-high-net-worth buyers. The critical verification: confirm the specific property's pier and buoy rights, CC&R rebuild rules, and TRPA constraints before writing an offer.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Uppaway Estates?
According to the U.S. Census Bureau, the Incline Village-Crystal Bay CDP carries a median household income well above the Washoe County average — and Uppaway Estates sits at the apex of that profile, a gated enclave of ultra-high-net-worth owners, multigenerational lake-legacy families, and California tax relocators at the high end.
Uppaway Estates has appreciated as ultra-high-net-worth buyers recognized that a gated Nevada lakefront address with a private pier compares overwhelmingly favorably on a tax-adjusted basis to comparable California lakefront. With only about 29 homes, the enclave skews heavily toward owner-occupant second-home and legacy use and the highest educational and wealth attainment in the region — a profile distinct from even the broader high-income Incline Village market.
89451
Incline Village, NV
$110,000+
vs Washoe County $72,000
$10M+
vs Washoe County $520K
~65%
vs Washoe County 57%
~60%
vs Washoe County 36%
~20%
vs Washoe County 27%
~29 gated estates
Rarest tier on the lake
2.2
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Uppaway Estates Market Growing?
Uppaway Estates and the broader Incline Village lakefront market have appreciated strongly over the past decade, driven by ultra-high-net-worth California tax migration, structural TRPA supply constraints on shoreline development, and the sustained appeal of gated Lake Tahoe estates at Nevada tax rates. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for the lake's rarest trophy addresses.
+4%Estimated YoY trophy-tier price growth (ZIP 89451, 2026)
~29Total homes behind the Uppaway gate
55 minTo Reno-Tahoe Airport via SR-28 / I-580
Uppaway Estates / ZIP 89451 trophy-lakefront valuation trajectory, 2010–2026
Uppaway Estates has appreciated with the broader Incline Village lakefront market — driven by irreplaceable gated frontage, a private community pier under tight TRPA limits, Fleishman-estate heritage, and sustained ultra-high-net-worth California demand for Nevada tax addresses. With only about 29 homes that can ever exist behind the gate, structural scarcity keeps Uppaway among the most resilient trophy assets on Lake Tahoe even as broader markets fluctuate.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Valuation figures from NNRMLS active listings and limited trophy comparables; historical approximations. Last updated June 2026.
LIVABILITY SCORES
How Does Uppaway Estates Score for Livability?
Uppaway Estates posts outstanding scores across the six livability dimensions that matter most to trophy-estate and Lake Tahoe lakefront buyers — privacy, lakefront access, and Nevada tax advantage lead the composite. The rings below break each category, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 92A
Overall Livability
- 84A-
Schools
- 96A+
Safety
- 82A-
Cost of Living
- 98A+
Lakefront / Privacy
- 97A+
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Uppaway Estates Real Estate Market Trending?
Valuation, time on market, and active inventory for ZIP 89451 — the Incline Village ZIP covering Uppaway Estates and the surrounding lakefront tier — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. With only about 29 homes, Uppaway sales are rare and each essentially unique; the trophy-tier valuation sits near $10,000,000, up about 4% year-over-year. Updated monthly.
Trophy-Tier Valuation (ZIP 89451 Uppaway tier)
+4% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
160 → 180 days YoY — trophy lakefront moves at a measured, buyer-specific pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Uppaway / ZIP 89451 lakefront)
~1–3 at any time — supply constrained by the 29-home gate and TRPA limits
vs May 2025
Source: Las Vegas REALTORS
~29
HOMES IN THE ENCLAVE
$10M+
TROPHY-TIER VALUATION
$5M–$40M+
UPPAWAY ESTATES PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS EXTREMELY RARE
Get matched with an
Uppaway Estates specialist.
Market Competitiveness
How Competitive Is the Uppaway Estates Market Right Now?
Uppaway Estates is an ultra-low-inventory, buyer-specific trophy market. Typically one to three active listings appear in the ZIP 89451 lakefront tier, and trophy homes take many months to sell given the small buyer pool per NNRMLS data. When a correctly priced estate with strong pier rights appears, ultra-high-net-worth buyers move quickly, so serious buyers stay pre-positioned with funds.
30Buyer-Specific Trophy
- 180 daysMedian days on market (Uppaway / ZIP 89451 lakefront)
- $5M–$40M+Uppaway Estates price range
- ~$2,000+Estimated price per sq ft (lakefront tier)
- Gated Lakefront EstatesCommunity character
Is Uppaway Estates Right for You?
Who Should Buy a Home in Uppaway Estates?
Uppaway Estates spans $5M lake-view estates to $40M+ lakefront trophies — among the rarest addresses on Lake Tahoe. Six buyer profiles below match lifestyles to specific Uppaway options, followed by the honest pros and trade-offs our team walks every client through before they commit at this tier.
Which Uppaway Estates Profile Fits Your Buyer Type?
Ultra-High-Net-Worth Trophy Buyers
- Gated lakefront enclave of only ~29 homes
- Shared private community pier and park
- Lakefront trophies to $40M+ with pier rights
- Nevada zero income and capital-gains tax
High-End California Tax Relocators
- Six- to seven-figure annual state-tax savings
- Incline Village Nevada address vs CA lakefront
- Zero state capital-gains tax at sale
- 3% annual property-tax cap under NRS 361.471
Multigenerational Legacy Families
- Historic Fleishman-estate heritage
- Shared pier and lakeside park for the family
- Irreplaceable frontage under TRPA limits
- A Lake Tahoe legacy property to hold for decades
Boating & Lake-Lifestyle Owners
- Shared private pier with boat mooring
- Direct Lake Tahoe access from the gate
- Sand Harbor and IVGID beaches minutes away
- Year-round lake and mountain recreation
Privacy-First Estate Buyers
- Ultra-private guard-gated enclave
- Only ~29 homes and protected open space
- Among the safest addresses in Northern Nevada
- Discreet, low-traffic gated setting
Second-Home & Retirement Buyers
- Zero Nevada state income tax on retirement income
- Estate management handles upkeep
- IVGID amenities and private pier year-round
- 55 minutes to Reno-Tahoe Airport for travel
Best Fit For
- Ultra-high-net-worth trophy buyers — Gated lakefront seclusion, a shared private pier, and irreplaceable frontage at a $5M–$40M+ tier that almost no other Lake Tahoe address can match.
- High-end California tax relocators — Nevada zero state income tax and zero state capital-gains tax save six to seven figures per year at this income level — on top of a trophy Nevada lakefront the California shore cannot replicate.
- Multigenerational legacy families — Historic Fleishman heritage, a shared pier and lakeside park, and frontage protected by TRPA make Uppaway a Lake Tahoe legacy property to hold across generations.
- Boating and lake-lifestyle owners — A shared private community pier with boat mooring on Lake Tahoe, plus Sand Harbor and IVGID beaches minutes away — direct water access from a gated address.
- Privacy-first estate buyers — An ultra-private guard-gated enclave of roughly 29 homes amid protected open space — among the most secure and discreet addresses in Northern Nevada.
- Second-home and retirement buyers — Estate management for upkeep, IVGID amenities and a private pier year-round, and zero Nevada income tax on retirement distributions — at a trophy lakefront tier.
Ready to explore homes in Uppaway Estates? Our team knows the enclave, its pier and buoy rights, CC&Rs, and IVGID privileges, and the limited trophy comparables that set value at this tier.
Start Your Uppaway Estates SearchPros
- Gated lakefront enclave of only ~29 homes — irreplaceable scarcity on Lake Tahoe
- Shared private community pier with boat mooring — protected under TRPA shoreline rules
- Historic Fleishman-estate heritage with the original 1930s residence still standing
- Zero Nevada state income tax and zero state capital-gains tax — six- to seven-figure annual savings
- Incline High School rated 9/10 GreatSchools — among the best public high schools in Northern Nevada
- Very low crime — one of the safest, most private addresses in Washoe County
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- Trophy pricing of $5M–$40M+ limits the buyer pool and lengthens time on market
- Most Uppaway purchases are all-cash or jumbo/private-bank loans with 20–30% down and large reserves
- Short-term rentals are frequently restricted by CC&Rs — verify rental and rebuild rules before purchasing
- Pier and buoy rights vary by property and are governed by TRPA — confirm them in writing during escrow
- Extremely limited inventory — years can pass between Uppaway sales, requiring patience and pre-positioning
Neighborhood Comparison
How Does Uppaway Estates Compare to Glenbrook, Crystal Bay & Other Nevada Tahoe Communities?
A like-for-like comparison of the most-searched Nevada Lake Tahoe communities — valuation, days on market, character, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Pricing spans $900K for Tyrolian Village condos to $40M+ for Uppaway lakefront trophy estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Uppaway Estates | $10,000,000 | ~$2,000+ | 180 | 2 | Gated Lakefront · Private Pier · Trophy |
| Glenbrook | $5,000,000 | ~$1,200+ | 120 | 5 | Historic · Gated · Private Golf · East Shore |
| Crystal Bay | $2,100,000 | ~$850+ | 75 | 10 | Lakefront · North Shore · Luxury |
| Incline Village SFR | $2,800,000 | ~$900+ | 90 | 25 | Single-Family · Full Lots · Privacy |
| Tyrolian Village | $1,250,000 | ~$700+ | 80 | 15 | Ski Access · Condos · IVGID Amenities |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Valuations based on active listings and limited trophy comparables; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Nevada Lake Tahoe Community?
Submarket 1
Uppaway Estates
Ultra-private gated lakefront enclave of roughly 29 trophy estates on the historic Fleishman property — a shared private pier and lakeside park, IVGID privileges, and Nevada's zero state income tax at the lake's rarest tier.
Browse Uppaway Estates homes →$10MMedian Price
180Days on Market
2Active Listings
~$2,000+Price / Sq Ft
Submarket 2
Glenbrook
Nevada's historic private gated Lake Tahoe community on the east shore — private golf course, private beach, and ultra-luxury estate pricing from $4M to $20M+, the adjacent neighbor to Uppaway.
Browse Glenbrook homes →$5MMedian Price
120Days on Market
5Active Listings
~$1,200+Price / Sq Ft
Submarket 3
Crystal Bay
Intimate north-shore Lake Tahoe lakefront enclave near Incline Village — granite boulders, sandy coves, and most Incline Village amenity privileges at a $1.5M–$20M+ tier.
Browse Crystal Bay homes →$2.1MMedian Price
75Days on Market
10Active Listings
~$850+Price / Sq Ft
Submarket 4
Incline Village SFR
Incline Village's single-family market — larger lots, more privacy, and greater square footage than the condo tier, at a $1.5M–$10M+ range below the gated lakefront trophy tier.
Browse Incline Village SFR homes →$2.8MMedian Price
90Days on Market
25Active Listings
~$900+Price / Sq Ft
Submarket 5
Tyrolian Village
Incline Village's ski-access condo and townhome enclave at the base of Diamond Peak — the most attainable full-amenity Incline Village address with IVGID privileges.
Browse Tyrolian Village homes →$1.25MMedian Price
80Days on Market
15Active Listings
~$700+Price / Sq Ft
Submarket 6
Uppaway Estates — The Lake Tahoe Trophy Tier
The rarest tier of Lake Tahoe ownership on the Nevada shore — a gated enclave of roughly 29 estates on the historic 44-acre Fleishman property, with a shared private community pier, lakeside park, and tennis and pickleball courts. Lakefront trophies with pier rights reach $40M+, while elevated lake-view estates start around $5M. The only Incline Village tier that pairs an ultra-private gate, irreplaceable TRPA-protected frontage, and Fleishman heritage with Nevada's zero income and capital-gains tax.
Browse Uppaway Estates — The Lake Tahoe Trophy Tier homes →~29Gated Estates
Private PierShared Lake Access
$5M–$40M+Trophy Range
55 minTo Reno Airport
Where Is Uppaway Estates on the Map?
Uppaway Estates sits on Lake Tahoe's Nevada east shore near Glenbrook, served from the Incline Village area (ZIP 89451), on the former 44-acre Fleishman estate — approximately 10 minutes from Glenbrook via US-50, 15 minutes from Incline Village via SR-28, 15 minutes from Sand Harbor State Park, 30 minutes from Carson City via Spooner Summit, and about 55 minutes from Reno-Tahoe International Airport.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Lake Tahoe Nevada
enclave fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89451?
ZIP 89451 covers Incline Village and Crystal Bay on the Nevada shore of Lake Tahoe, with Uppaway Estates among its gated lakefront enclaves. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — valuation, price per square foot, days on market, active inventory, and year-over-year growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89451 | Incline Village · Uppaway Estates · Crystal Bay | $1.25M+ | ~$900 | 90 | 40 | +5.0% |
| 89402 | Crystal Bay · North Shore Lake Tahoe | $2.1M | ~$850 | 75 | 10 | +4.5% |
| 89705 | Glenbrook · East Shore Lake Tahoe | $3.5M | ~$1,100 | 110 | 8 | +3.2% |
| 89521 | South Reno · Damonte Ranch | $680K | ~$320 | 32 | 220 | +2.4% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define Uppaway Estates Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, Washoe County Assessor, and IVGID records — pin down this enclave's fundamentals. Uppaway holds roughly 29 homes, prices run $5M–$40M+, and the trophy-tier valuation sits near $10M.
~29
Total homes behind the Uppaway Estates gate on the former 44-acre Fleishman estate.
community-data-north.json / Washoe County Assessor
$10M+
Effective trophy-tier valuation for Uppaway Estates in ZIP 89451, June 2026.
Reno/Sparks Association of REALTORS
+4%
Estimated year-over-year price growth in the Incline Village ZIP 89451 lakefront tier, May 2025 to May 2026.
Northern Nevada Regional MLS
$5M–$40M+
Full price range for Uppaway Estates lakefront and lake-view trophy estates.
Northern Nevada Regional MLS
On Site
Shared private community pier with boat mooring — direct Lake Tahoe access reserved for Uppaway residents.
Uppaway enclave / TRPA
44 Acres
Original Fleishman estate acreage on which the roughly 29-home Uppaway enclave was assembled in the early 1930s.
Washoe County Assessor
0%
Nevada state income tax rate — saving high-income Uppaway buyers six to seven figures annually versus California.
Nevada Department of Taxation
55 min
Drive time from Uppaway Estates to Reno-Tahoe International Airport via SR-28 and I-580.
City of Reno
WHY UPPAWAY ESTATES
Why Does Uppaway Estates Stand Out Among Lake Tahoe Nevada Enclaves?
From gated lakefront positioning to a private community pier to Fleishman-estate heritage to a $5M–$40M+ trophy range, Uppaway Estates delivers a level of scarcity and privacy almost no Lake Tahoe address can match. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- Northern Nevada Regional MLS
Gated lakefront enclave of only ~29 homes
Uppaway sits behind a private gate on the former 44-acre Fleishman estate — roughly 29 homes total, making it one of the most supply-constrained addresses on Lake Tahoe.
- Tahoe Regional Planning Agency
Shared private community pier and park
Residents share a private pier with boat mooring, a lakeside park, and tennis and pickleball courts — trophy water-access amenities that TRPA rules make essentially impossible to replicate.
- Washoe County Assessor
Historic Fleishman-estate heritage
The enclave occupies the early-1930s lakefront estate of Major Max C. Fleishman, with the original residence still standing — a rare piece of Lake Tahoe history as well as a trophy address.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax and no state capital-gains tax — six-figure to seven-figure annual savings versus California for the ultra-high-net-worth buyers who target this tier.
- NRS 361.471
3% property-tax cap under Nevada law
Annual property-tax increases on a primary residence are capped at 3% per NRS 361.471 — predictable carrying costs even at the eight-figure trophy tier.
WHY BUY IN UPPAWAY ESTATES
What Are the Top Reasons to Buy a Home in Uppaway Estates?
Uppaway Estates' case rests on scarcity, privacy, lakefront access, and tax advantage: a gated enclave of roughly 29 estates, a shared private pier, IVGID privileges, zero Nevada state income tax, and a trophy-tier valuation near $10M per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Irreplaceable gated lakefront scarcity
Only about 29 homes can ever exist behind the Uppaway gate on the 44-acre Fleishman estate — structural scarcity no production neighborhood can match.
Northern Nevada Regional MLS
Shared private pier and lakeside park
A private community pier with boat mooring, a lakeside park, and tennis and pickleball courts — water access governed and protected by TRPA shoreline rules.
Tahoe Regional Planning Agency
Historic Fleishman heritage
The early-1930s Fleishman lakefront estate, with the original residence still among the enclave's homes — heritage and provenance that add lasting trophy value.
Washoe County Assessor
Zero Nevada state income and capital-gains tax
No personal income tax and no state capital-gains tax — saving high-income buyers six to seven figures per year versus California.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs even on an eight-figure estate.
NRS 361.471
TRPA supply constraint protects value
Tahoe Regional Planning Agency restrictions on shoreline development mean Uppaway's frontage and pier rights cannot be recreated — structural scarcity supports long-run pricing.
Tahoe Regional Planning Agency
IVGID amenity privileges
Access to IVGID private beaches, golf, Diamond Peak ski discounts, and the rec center extends Uppaway's own pier and park with the full Incline Village amenity stack.
Incline Village General Improvement District
Incline High School (9/10 GreatSchools)
The assigned high school earns 9/10 on GreatSchools — among the top public high schools in Northern Nevada, a genuine advantage for legacy families.
GreatSchools.org 2026
Ultra-private guard-gated security
A controlled gate and roughly 29-home scale deliver privacy and security at a level very few Lake Tahoe addresses can offer.
Washoe County Sheriff
55 minutes to Reno-Tahoe Airport
Reno-Tahoe International Airport is about 55 minutes via SR-28 and I-580 — commercial and private-jet access for trophy second-home owners.
City of Reno
Estate Tier & Enclave Guide
What Estate Tiers Make Up Uppaway Estates?
Uppaway Estates is a custom-estate enclave — no production builders, and each of the roughly 29 homes is unique. The tiers below describe how Uppaway-class property breaks out, from lakefront trophy estates with pier rights to elevated lake-view estates, alongside nearby Incline Village communities buyers often compare. Verify pier and buoy rights, CC&Rs, and TRPA constraints before any offer.
Private Frontage · Pier Rights
Lakefront Trophy Estates
Direct Lake Tahoe frontage; pier/buoy rights drive value
Elevated · Panoramic Views
Lake-View Gated Estates
Elevated estates with shared pier/park access
Heritage · 1930s Original
Historic Fleishman Estate
Rare heritage property within the enclave
Gated · Private Golf · East Shore
Glenbrook (adjacent)
Historic gated neighbor with private golf and beach
Lakefront · North Shore
Crystal Bay & Lakeshore
North-shore lakefront alternative to the east-shore gate
Outdoor Recreation
What Outdoor Amenities Does Uppaway Estates Offer?
Uppaway Estates residents live at the intersection of private lakefront and the full Lake Tahoe outdoor stack — a shared private pier on the doorstep, Sand Harbor State Park minutes north, and IVGID amenities a short drive away. The Incline Village General Improvement District manages the broader amenity program that complements the enclave's own pier, park, and courts.
ON SITE
Uppaway Private Community Pier
Shared pier + boat mooringBoating · Mooring · Lake AccessUppaway residents
The enclave's defining amenity — a shared private pier with boat mooring on Lake Tahoe, reserved for Uppaway residents. Under TRPA shoreline rules, existing pier and buoy rights like these are essentially irreplaceable and are a major driver of Uppaway value.
ON SITE
Uppaway Lakeside Park & Courts
Park + tennis/pickleballRecreation · Tennis · PickleballUppaway residents
A private lakeside park with tennis and pickleball courts set among protected open space — exclusive enclave recreation steps from the gated estates.
15 MIN
Sand Harbor State Park
55 acresBeaches · Snorkeling · Concert venueState park fee
A Nevada state park with some of the clearest water and finest sand on Lake Tahoe — also home to the annual Lake Tahoe Shakespeare Festival each summer, a short drive north on SR-28.
15 MIN
Incline Beach (IVGID)
Private sand beachSwimming · Sunbathing · KayakingIVGID privileges
One of Lake Tahoe's finest private sand beaches — accessible via IVGID amenity privileges. Boat rentals, paddleboard launch, and lifeguarded swimming.
15–20 MIN
Diamond Peak Golf & Ski (IVGID)
18 holes / 655 ski acresGolf · SkiingIVGID resident rates
IVGID championship golf and the Diamond Peak ski resort — resident-discounted rates extend Uppaway's lakefront lifestyle into year-round mountain recreation.
15 MIN
Tahoe Rim Trail
165-mile loopHiking · Mountain BikingFree
The iconic 165-mile ridgeline trail circling Lake Tahoe — accessible from trailheads near the east shore, with panoramic lake and Sierra Nevada views.
ON SITE
Lake Tahoe (direct access)
191 sq miBoating · Beaches · Water SportsPrivate pier / IVGID beaches
North America's largest alpine lake — Uppaway's shared pier provides direct boating access, with IVGID private beaches and Sand Harbor State Park nearby for additional shoreline.
10 MIN
Spooner Lake & Backcountry
State parkHiking · Biking · SnowshoeingState park fee
Spooner Lake and the surrounding Lake Tahoe Nevada State Park backcountry sit just up US-50 at Spooner Summit — a quieter outdoor alternative minutes from the gate.
The Uppaway Estates Lifestyle
What Does a Weekend in Uppaway Estates Look Like?
A Saturday in Uppaway Estates: morning boating from the shared community pier, midday at Sand Harbor or an IVGID beach minutes away per the Incline Village General Improvement District, afternoon tennis on the private courts, and evening dining in Incline Village or Glenbrook. Gated privacy, a private pier on Lake Tahoe, and zero Nevada income tax.
300+Days of Sun
On SitePrivate Pier
15 minTo Sand Harbor
55 minTo Reno Airport
PRIVATE SHOWINGS
Can You Tour Uppaway Estates This Weekend?
Uppaway Estates trophy estates show by private appointment only — public open houses are not held in this ultra-private gated enclave. Contact Nevada Real Estate Group at (775) 277-2120 to arrange a confidential showing or request a video walkthrough. Set up instant alerts to be notified the moment an Uppaway or Incline Village lakefront estate in your range becomes available.
Quick Answer
What do HOA dues cover in Uppaway Estates?
HOA dues in Uppaway Estates fund the gate, the shared private community pier and boat mooring, the lakeside park, the tennis and pickleball courts, and maintenance of the enclave's protected open space. Because Uppaway is a tiny custom-estate community rather than a condo association, dues are structured around these shared trophy amenities and vary year to year. The IVGID annual assessment — covering private beaches, golf, Diamond Peak discounts, and the rec center — is separate. Always request the full HOA financials, reserve study, and any pending special-assessment disclosures during escrow, and confirm how pier and park costs are allocated.
Moving to Uppaway Estates
Should I Move to Uppaway Estates?
High-net-worth California buyers choose Uppaway Estates for gated lakefront living and Nevada's zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — on a $3,000,000 income that gap saves $399,000 annually, a figure that compounds into the millions over a long hold at this trophy tier.
Why California Buyers Are Choosing Uppaway Estates
The tax math is decisive at this tier: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $3,000,000 saves roughly $399,000 per year in state income taxes alone, and Nevada levies no state capital-gains tax on the eventual sale. Uppaway adds a second, irreplaceable layer: a gated lakefront enclave of roughly 29 estates on the historic Fleishman property, a private community pier and park, and frontage that TRPA rules make essentially impossible to recreate anywhere on the lake.
At a $10,000,000 budget, buyers on the California shore face property taxes near 1.1% and a 13.3% state income-tax exposure on top. That same budget on the Nevada side at Uppaway secures a gated trophy estate with shared private pier rights, IVGID amenity access, and a Nevada tax address — zero state income tax, no state capital-gains tax, and a 3% annual property-tax growth cap under NRS 361.471.
According to Reno/Sparks Association of REALTORS, Incline Village ZIP 89451 trophy lakefront pricing runs into the eight figures for estates of the Uppaway tier — on a tax-adjusted basis, the Nevada shore consistently outperforms comparable California lakefront once income- and capital-gains-tax savings are factored in. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA near historic-low unemployment, anchored by healthcare, technology, and logistics employers reachable via the Mount Rose Highway and US-50.
Uppaway Estates residents are about 30 minutes from Carson City via Spooner Summit and roughly 55 minutes from Reno-Tahoe International Airport via SR-28 and I-580. Ultra-high-net-worth buyers who want gated lakefront seclusion with private-jet and commercial air access through Reno-Tahoe find Uppaway an optimal Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), technology (Switch, Tesla Gigafactory), and a growing high-income remote and second-home base — all accessible without crossing to the California shore.
Cost of Living Snapshot — Uppaway Estates (Incline Village, NV) vs. Lakefront South Lake Tahoe, CA
Day-to-day and long-run costs run dramatically lower on the Nevada side of Tahoe for high-income earners. Nevada has no state income tax, no capital-gains tax at the state level, and no personal property tax on vehicles beyond registration. A trophy estate at Uppaway carries an effective property-tax rate roughly half of a comparable California lakefront address — a multimillion-dollar difference over a long hold at this tier.
| Metric | Uppaway Estates, NV | Lakefront South Lake Tahoe, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| State Capital-Gains Tax | None | Up to 13.3% |
| Trophy Lakefront Price Range | ~$5M–$40M+ | ~$5M–$30M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| Private Community Pier | Yes (shared, gated enclave) | Rare / property-specific |
| IVGID Private Beach Access | Yes (amenity privileges) | No (public beaches only) |
| Reno Airport Access | ~55 min via SR-28 / I-580 | 90+ min via US-50 / I-80 |
Figures are approximate, for illustration. Contact our team for current market data.
Uppaway Estates Rental Market — Hold vs. Own
Ultra-private gated enclaves like Uppaway frequently restrict or prohibit short-term rentals through CC&Rs to protect privacy and security — most owners hold for personal use and long-term appreciation rather than nightly income. Where any rental is contemplated, county ordinance, TRPA, and the enclave's CC&Rs all govern permit availability, and each must be verified before purchase. Long-term lakefront rentals at this tier are rare and command bespoke pricing per Reno/Sparks Association of REALTORS regional data. For buyers planning a multi-year hold, ownership builds equity while Nevada's zero state income tax and zero state capital-gains tax apply to appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to Uppaway Estates? Our team specializes in Nevada-side Lake Tahoe trophy-estate transactions — discreet private showings, pier and buoy rights review, CC&R and IVGID document analysis, and confidential closing coordination for buyers transitioning from California's coast or ski country.
Start Your Uppaway Estates SearchRELOCATION TIMELINE
How to Relocate to Uppaway Estates in 8 Steps
From first research to keys-in-hand, here's the timeline most Uppaway Estates buyers follow at the trophy tier. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack. Winter moves should account for SR-28 and US-50 seasonal conditions over Spooner Summit.
Define your estate criteria
Clarify lakefront versus lake-view, required pier and buoy rights, privacy needs, and architectural preferences. With only about 29 homes in Uppaway, knowing your non-negotiables lets you act decisively when a rare listing appears.
Arrange financing or proof of funds
Uppaway purchases are typically all-cash or jumbo/private-bank loans with 20–30% down and substantial reserves. Line up proof of funds or a private-banking pre-approval early — it strengthens your position in a market with one or two listings.
Hire a Lake Tahoe trophy-estate specialist
Pier and buoy rights review, CC&R and TRPA analysis, IVGID assessment verification, and trophy comparables all move serious money. Work with an agent who has closed Nevada-shore lakefront estate transactions.
Tour privately
Uppaway shows by appointment only. Evaluate frontage, pier access, views, privacy, and the condition of any heritage structure. Our team coordinates discreet showings and video walkthroughs for out-of-state buyers.
Write and negotiate the offer
At the trophy tier, terms beyond price matter — pier/buoy rights confirmation, contingencies, and closing timeline. We structure offers to protect you on the rights and disclosures that drive Uppaway value.
Pier rights, CC&R, and IVGID due diligence
Request the full enclave document package: CC&Rs, bylaws, meeting minutes, reserve study, operating budget, pending assessments, and written confirmation of pier and buoy rights plus TRPA rebuild constraints. Confirm the IVGID assessment.
Clear conditions & fund
Nevada closes through escrow companies — expect 30–45 days from acceptance to funding for financed purchases, or 7–14 days for cash, with extra time for trophy-estate title and rights review.
Close, move, and register
Transfer utilities and estate services, coordinate IVGID amenity credentials and enclave gate access, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Uppaway Estates?
Uppaway Estates residents are about 30 minutes from Carson City via Spooner Summit and 55 minutes from Reno-Tahoe International Airport via SR-28 and I-580. According to the U.S. Bureau of Labor Statistics, Reno-Sparks MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch. Most Uppaway owners are second-home or legacy holders rather than commuters.
$110,000+Median household income (Incline Village CDP)U.S. Census ACS estimate
Second-HomePredominant Uppaway ownership profileTrophy / legacy estate owners
30 minTo Carson City via Spooner SummitVia US-50
55 minTo Reno-Tahoe International AirportVia SR-28 / I-580
Top Employers Accessible from Uppaway Estates
- Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~55 min via SR-28 / I-580)
- University of Nevada, RenoR1 research university, ~55 minutes via SR-28 — the region's largest higher education employer
- State of Nevada / Carson CityState government and services in the capital, about 30 minutes via Spooner Summit on US-50
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~75 min via US-50 / I-580)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~75 min)
- Hospitality & Tourism SectorYear-round and seasonal resort employment across the Lake Tahoe east shore and Incline Village
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Uppaway Estates Compare to Glenbrook, Crystal Bay & Tyrolian Village?
Choosing between Nevada Lake Tahoe communities? This table compares Uppaway Estates gated lakefront ($10M+, trophy), Glenbrook gated east-shore ($5M+, golf), Crystal Bay lakefront ($2.1M, north-shore), and Tyrolian Village ($1.25M, ski-access condos). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Uppaway Estates | Glenbrook | Crystal Bay | Tyrolian Village |
|---|---|---|---|---|
| Valuation / Median Price | $10M+ | $5M+ | $2.1M | $1.25M |
| Price / Sq Ft | ~$2,000+ | ~$1,200 | ~$850 | ~$700 |
| Days on Market | 180 | 120 | 75 | 80 |
| Homes / Scale | ~29 estates | Larger gated | ~200 lakefront | Condo enclave |
| Private Pier | Yes (shared) | Yes (community) | Property-specific | No |
| Property Type | Lakefront Estate | SFR / Estate | SFR / Lakefront | Condo / Townhome |
| Guard-Gated | Yes | Yes | No | No |
| IVGID Amenities | Privileges | No (separate HOA) | Yes (most) | Yes |
| Best For | Trophy Lakefront · Privacy | Ultra-Luxury · Golf | Lakefront Luxury | Attainable Entry · Ski |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will an Uppaway Estates Home Cost You Each Month?
A $10,000,000 Uppaway estate runs roughly $58,000–$65,000 monthly if financed with 20% down at 7% per Freddie Mac's rate survey — principal, interest, Washoe County taxes, premium lakefront insurance, HOA dues, and IVGID assessment included. Many Uppaway purchases are all-cash, removing the financing line entirely. The tabs below let you model your own payment and budget enclave dues.
Payment Estimator
Estimate Your Uppaway Estates Payment
$58,658
Estimated Monthly Payment
- Principal & Interest$53,224
- Property Tax$5,083
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Uppaway Estates right now?
At the trophy tier the ownership case is driven by scarcity and tax: Uppaway's roughly 29-home supply is fixed, and Nevada's zero state income and capital-gains tax dramatically improve the math for California relocators versus staying on the CA lakefront shore.
OWN (20% DOWN, 7%)
$62,424 / mo
- Principal & Interest (20% down)
- $53,224
- Property Tax (~0.6%)
- $5,000
- Lakefront Homeowners Insurance
- $2,500
- HOA (gate, pier, park, courts)
- $1,500
- IVGID Assessment (prorated)
- $200
5-year net cost:~$2,100,000
Equity built:~$1,400,000
RENT (LAKEFRONT LONG-TERM)
$25,000 / mo
- Lakefront Long-Term Rental (Incline Village trophy)
- $25,000
- Renters Insurance
- $150
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$1,650,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $10M Uppaway estate for five years produces roughly $1,400,000 in equity at modeled appreciation while a renter builds none — and the Nevada income- and capital-gains-tax savings (zero vs California's up to 13.3%) can represent millions in additional savings over five years for ultra-high-net-worth buyers. Appreciation above the modeled 3% on an irreplaceable, supply-fixed asset widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $1,500/mo HOA. Many Uppaway purchases are all-cash.
HOA Fees by Community
HOA & Amenity Dues by Uppaway Estate Tier
Uppaway HOA dues fund the gate and shared trophy amenities — the private pier, lakeside park, tennis and pickleball courts, and protected open space. Dues are structured for a tiny custom-estate enclave rather than a condo building. Always request the full enclave financials and reserve study before committing.
Lake-View Gated Estates
Enclave dues · varies
Elevated lake-view estates
Varies
Includes:
Gate, shared community pier and park, tennis and pickleball courts, protected open-space maintenance
Lakefront Trophy Estates
Enclave dues + frontage costs · varies
Lakefront estates with pier rights
Varies
Includes:
Gate, shared pier and park, courts, open space, plus property-specific frontage/pier maintenance and TRPA-governed shoreline obligations
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Uppaway Estates?
From Uppaway Estates, Glenbrook is 10 minutes via US-50, Incline Village 15 minutes via SR-28, Carson City 30 minutes over Spooner Summit, and Reno-Tahoe Airport about 55 minutes. The Nevada east shore has no transit, so residents drive; most owners are second-home or legacy holders per U.S. Census ACS data — SR-28 and US-50 are the lifelines out.
Drive Times from Uppaway Estates
- 10 minGlenbrookVia US-50
- 15 minIncline VillageVia SR-28
- 15 minSand Harbor State ParkVia SR-28 north
- 10 minSpooner Summit (US-50)Via US-50 east
- 30 minCarson CityVia Spooner Summit / US-50
- 50 minRenoVia SR-28 / I-580
- 55 minReno-Tahoe Intl AirportVia SR-28 / I-580
- 35 minSouth Lake TahoeVia US-50 south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Uppaway Estates?
Most Uppaway Estates purchases close in 30–45 days; cash offers can close in 7–14 days, though trophy-estate title and pier-rights review add time. Financed purchases use jumbo or private-bank underwriting — every Uppaway estate exceeds the conforming limit many times over — so expect 35–45 days to funding. Allow time to confirm pier and buoy rights, CC&Rs, and TRPA limits.
Quick Answer
What does it take financially to buy in Uppaway Estates?
Uppaway Estates sits deep into jumbo and private-bank territory — every estate exceeds the 2026 conforming limit of $766,550 many times over. Buyers who finance typically use jumbo or portfolio loans requiring 20–30% down, a 720+ credit score, and substantial cash reserves, often arranged through private-banking relationships for ultra-high-net-worth clients. Many Uppaway purchases are all-cash, which strengthens an offer in a market with only one or two listings. Cash buyers face no credit requirement but should budget 1–2% of the purchase price for closing costs, plus trophy-estate insurance and pier-rights diligence.
Uppaway Estates FAQ — 18 Answers
What Do Uppaway Estates Buyers Most Frequently Ask?
Most AskedWhat is the price range in Uppaway Estates?
Uppaway Estates is among the most prestigious addresses on Lake Tahoe, with trophy lakefront and lake-view estates trading from roughly $5,000,000 to $40,000,000 depending on frontage and pier rights, per Northern Nevada Regional MLS for ZIP 89451. The effective median runs near $10,000,000 per Reno/Sparks Association of REALTORS; with only 29 homes, sales are rare and each unique.
What makes Uppaway Estates different from other Incline Village neighborhoods?
Uppaway Estates is an ultra-private gated enclave of just 29 homes on the former 44-acre estate of Major Max C. Fleishman, assembled in the early 1930s on the Nevada shore near Glenbrook. Most Incline Village neighborhoods hold hundreds of homes; Uppaway holds roughly 29, including the historic original Fleishman residence. Residents share a private community pier, a lakeside park, and tennis and pickleball courts among protected open space — a trophy water-access amenity stack that no condo tier or production subdivision on the lake can replicate.
What types of properties are in Uppaway Estates?
Uppaway Estates is a custom-estate enclave — there are no production builders and no two homes are alike. Properties range from lakefront trophy estates with private frontage and pier rights to elevated lake-view estates set among protected open space behind the gate. Square footage, architecture, and lot size vary widely across the roughly 29 homes, from the historic 1930s Fleishman residence to fully modern rebuilds. Every Uppaway property is a one-off, which is part of why each transaction commands individual valuation rather than comparable-driven pricing.
Is Uppaway Estates a gated community?
Yes — Uppaway Estates is a small, ultra-private guard-controlled gated enclave on Lake Tahoe's Nevada shore, adjacent to the main Glenbrook gates on the east side of the lake. With only about 29 homes behind the gate and abundant protected open space, Uppaway offers a level of privacy and security that very few Lake Tahoe addresses can match. Buyers who want full guard-gated seclusion at a trophy lakefront tier consistently rank Uppaway and neighboring Glenbrook among the most exclusive options on the entire lake.
What are HOA fees like in Uppaway Estates?
HOA dues in Uppaway Estates fund the gate, the shared private pier and boat mooring, the lakeside park, the tennis and pickleball courts, and maintenance of the enclave's protected open space. Because Uppaway is a tiny custom-estate community rather than a condo association, dues are structured around these shared trophy amenities and vary year to year. Contact Nevada Real Estate Group at (775) 277-2120 for current HOA dues, reserve health, and any pending special assessments on a specific Uppaway listing — all of which should be verified during escrow.
Does Uppaway Estates include IVGID amenities?
Properties served from the Incline Village area, including Uppaway Estates, can access the Incline Village General Improvement District (IVGID) amenity program for its private resources: two private sand beaches on Lake Tahoe (Incline Beach and Burnt Cedar), two championship golf courses, Diamond Peak Ski Resort with resident-discounted lift tickets, tennis courts, the Recreation Center, and Parasol Park. IVGID privileges are separate from Uppaway's own private pier and park — confirm the exact IVGID assessment and access status for any specific Uppaway parcel before making an offer.
What schools serve Uppaway Estates?
Per district boundaries in the Incline Village area, Uppaway Estates is served by the Washoe County School District, which covers the Nevada shore of Lake Tahoe. Incline Elementary School, Incline Middle School, and Incline High School are the primary assigned schools — all located within Incline Village and drawing from the area's high-income resident base. Many Uppaway households also consider Davidson Academy in Reno (gifted) or private options. Confirm current school-zone assignment for any specific address with WCSD or the Washoe County Assessor before purchasing.
What is the history of Uppaway Estates?
Uppaway Estates occupies the early-1930s lakefront estate of Major Max C. Fleishman, who assembled roughly 44 acres on the Nevada shore. The name is Tahoe lore: when Fleishman asked his wife Sarah whether she wanted to build on the lakeshore, she replied, "No, I want it up a way" — and the elevated estate, and the gated enclave that grew around it, took the name Uppaway. The historic original Fleishman residence still stands among the enclave's roughly 29 homes, making Uppaway a rare piece of Lake Tahoe heritage as well as a trophy address.
What are property taxes like in Uppaway Estates?
Property taxes in Uppaway Estates fall under Washoe County jurisdiction. Nevada's effective property-tax rate runs roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $10,000,000 Uppaway estate, the annual tax bill typically runs approximately $50,000–$70,000 per Washoe County Assessor data — dramatically below comparable California lakefront properties taxed at 1.0–1.2%. At this price tier, the gap versus the California shore can exceed several hundred thousand dollars over a long hold, before counting Nevada's zero state income tax.
Can I rent out an Uppaway Estates home short-term?
Short-term vacation rentals on the Nevada shore are governed by county ordinance, TRPA, and the enclave's own CC&Rs — and ultra-private gated communities like Uppaway frequently restrict or prohibit nightly rentals to protect privacy and security. Before purchasing an Uppaway estate with any rental expectation, verify the enclave's CC&Rs, current county short-term rental permit availability for the parcel, and any HOA restrictions. At the trophy tier, most Uppaway owners hold for personal use and long-term appreciation rather than rental income; treat any STR plan as conditional until fully verified.
How competitive is the Uppaway Estates real estate market?
Uppaway Estates is one of the most supply-constrained markets on Lake Tahoe — with only about 29 homes behind the gate, years can pass between sales, and a single active listing can represent the entire available inventory. Per NNRMLS data for ZIP 89451, trophy estates at this tier typically take many months to sell given the small qualified buyer pool, though a correctly priced lakefront estate with pier rights can attract competing ultra-high-net-worth buyers quickly. When an Uppaway property comes to market, serious buyers should be pre-positioned with proof of funds and an agent who can move within 180 days.
What is the investment case for Uppaway Estates?
Uppaway Estates pairs irreplaceable scarcity with Nevada tax advantage — roughly 29 homes on a historic 44-acre lakefront estate, a private pier and park, and frontage that TRPA rules make essentially impossible to replicate. The Tahoe Regional Planning Agency restricts new shoreline development, so existing pier, buoy, and rebuild rights are exceptionally valuable. Nevada's zero state income tax, no state capital-gains tax, and 3% property-tax cap under NRS 361.471 strengthen the carrying and exit math. Buyers planning a long hold benefit from both trophy-asset appreciation and a tax structure the California shore cannot match.
How does Uppaway Estates compare to other Lake Tahoe Nevada enclaves?
Uppaway Estates sits at the very top of the Nevada Lake Tahoe market alongside Glenbrook — both are historic, gated, ultra-luxury east-shore communities. Uppaway is smaller and more private at roughly 29 homes versus Glenbrook's larger gated community with private golf. Lakefront enclaves like Crystal Bay and the broader Incline Village lakeshore offer trophy property at a similar or slightly lower tier, while Tyrolian Village is the attainable condo entry point. Uppaway's combination of scale, history, private pier, and gate places it among the lake's most exclusive addresses.
What should I budget for monthly costs in Uppaway Estates?
At a $10,000,000 Uppaway estate, even buyers who finance typically use jumbo or private-bank lending; at 20% down and 7% interest, principal and interest alone runs roughly $53,000/month. Add Washoe County property tax of approximately $4,200–$5,800/month, premium homeowners and lakefront/pier insurance, HOA dues funding the gate and shared amenities, and the IVGID annual assessment. Many Uppaway purchases are all-cash, which removes the financing line entirely. Nevada's zero state income tax materially offsets carrying costs for the high-income buyers who target this enclave.
What do Uppaway Estates buyers need to know about the HOA and pier rights?
Before writing an offer on any Uppaway estate, request the full HOA and enclave document package: CC&Rs, bylaws, recent meeting minutes, the reserve study, the operating budget, and any pending or recent special assessments tied to the gate, pier, park, or courts. Critically, verify the property's specific water-access rights — the shared community pier, any private pier or buoy entitlements, and how TRPA rules govern rebuild and shoreline modification. At the trophy lakefront tier, pier and frontage rights are often the single largest driver of value, so confirm them in writing during escrow.
How are Uppaway Estates purchases typically financed?
Uppaway Estates sits well into jumbo and private-bank territory — every estate exceeds the 2026 conforming limit of $766,550 many times over. Buyers who finance generally use jumbo or portfolio loans requiring 20–30% down, a 720+ credit score, and substantial cash reserves, often through private-banking relationships built for ultra-high-net-worth clients. Many Uppaway transactions are all-cash, which strengthens an offer in a market with only about 29 homes. Budget 1–2% for closing costs on top of the down payment, and engage a lender experienced with Lake Tahoe lakefront estates. Call Nevada Real Estate Group at (775) 277-2120 to coordinate financing for an Uppaway purchase.
Is Uppaway Estates a good place for a trophy second home?
Uppaway Estates is one of the strongest trophy second-home propositions on the Nevada side of Tahoe — a historic, gated lakefront enclave of roughly 29 homes with a private community pier, lakeside park, IVGID amenity privileges, and Nevada's zero state income tax. Scarcity is the core of the case: TRPA rules make new shoreline development essentially impossible, so existing frontage and pier rights are irreplaceable. The critical step before buying is verifying the specific property's pier and buoy rights, CC&R restrictions on rentals and rebuilds, and the IVGID assessment — all of which materially affect value at this tier.
Can Nevada Real Estate Group help me buy or sell in Uppaway Estates?
Yes — Nevada Real Estate Group represents buyers and sellers across the Nevada side of Lake Tahoe, including the gated east-shore enclaves of Uppaway and Glenbrook. Our agents prepare a custom valuation using NNRMLS data and the limited comparable trophy sales specific to Incline Village's lakefront tier, and we have the discreet buyer network to reach qualified ultra-high-net-worth buyers who target the Nevada shore for its tax advantage. Call (775) 277-2120 or submit the form below for a confidential, no-obligation consultation.
Updated June 2026
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What Else Do People Ask About Uppaway Estates?
Beyond the main FAQ, these are the questions Uppaway Estates buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, enclave details from Washoe County records, IVGID assessment details from ivgid.org, and GreatSchools 2026 school ratings.
Is Uppaway Estates a good investment?
Uppaway Estates is among the most supply-constrained trophy assets on Lake Tahoe — roughly 29 homes on the historic Fleishman estate with irreplaceable TRPA-protected frontage and a shared private pier. Scarcity, Nevada's zero state income and capital-gains tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Buyers planning long holds have historically seen strong, resilient appreciation in the ZIP 89451 lakefront tier even as broader markets fluctuate.
What is Uppaway Estates in Incline Village?
Uppaway Estates is an ultra-private gated lakefront enclave on Lake Tahoe's Nevada shore near Glenbrook, served from the Incline Village area (ZIP 89451). It occupies the former 44-acre estate of Major Max C. Fleishman, assembled in the early 1930s, and today holds roughly 29 trophy estates — including the historic original residence — with a shared private community pier, lakeside park, and tennis and pickleball courts.
How did Uppaway Estates get its name?
The name comes from Tahoe lore: when Major Max C. Fleishman asked his wife Sarah whether she wanted to build directly on the lakeshore, she replied, "No, I want it up a way" — preferring an elevated setting. The estate, and the gated enclave that grew around it, took the name Uppaway. The historic original Fleishman residence still stands among the enclave's roughly 29 homes.
Can I do a short-term rental in Uppaway Estates?
Short-term rentals in ultra-private gated enclaves like Uppaway are frequently restricted or prohibited by CC&Rs to protect privacy and security, and any rental is also subject to county ordinance and TRPA rules. Both layers must be verified before purchasing with any rental expectation. Most Uppaway owners hold for personal use and long-term appreciation; treat any STR plan as conditional until the enclave CC&Rs and county permit availability are confirmed in writing.
What amenities does Uppaway Estates have?
Uppaway residents share a private community pier with boat mooring, a lakeside park, and tennis and pickleball courts, set among abundant protected open space behind the gate. These enclave amenities are complemented by IVGID privileges — two private Lake Tahoe beaches, two championship golf courses, Diamond Peak ski discounts, and the Recreation Center — making Uppaway one of the most amenity-rich trophy addresses on the lake.
How does Uppaway Estates compare to Glenbrook?
Uppaway Estates and Glenbrook are the two premier gated, historic, ultra-luxury communities on Lake Tahoe's Nevada east shore. Uppaway is smaller and more private at roughly 29 homes with a shared community pier and park; Glenbrook is a larger gated community with a private golf course and beach, priced from about $4M to $20M+. They sit roughly 10 minutes apart via US-50, and buyers at this tier frequently consider both.
What are pier and buoy rights, and why do they matter at Uppaway?
Pier and buoy rights are entitlements to maintain a pier or moor a boat on Lake Tahoe, governed by Tahoe Regional Planning Agency rules that make new shoreline structures essentially impossible to permit. At Uppaway, the shared community pier plus any property-specific frontage or buoy rights are often the single largest driver of value — which is why confirming exactly what water-access rights convey with a given estate is the most important step in trophy-tier due diligence.
Is the Nevada east shore worth the premium over the Reno valley?
For buyers who want gated lakefront living, a private pier, and a Nevada trophy address, Uppaway Estates and the east shore are uniquely positioned — TRPA prevents replication of this frontage anywhere on the lake. For buyers who don't prioritize lakefront, South Reno master-planned communities offer strong value at $600K–$850K versus $5M–$40M+ at Uppaway. The two markets serve entirely different buyers.
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Deep knowledge of Lake Tahoe trophy estates — pier and buoy rights, gated-enclave CC&Rs, IVGID assessments, and TRPA constraints — plus 150+ licensed agents and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada, representing buyers and sellers across the Nevada-shore lakefront tier including Uppaway Estates and Glenbrook.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada and the Lake Tahoe shore — we know Uppaway Estates, its pier and buoy rights, enclave CC&Rs, and IVGID privileges firsthand. Call (775) 277-2120 or tell us what you're looking for and we'll find your estate.
NEARBY COMMUNITIES
Which Communities Are Near Uppaway Estates?
Compare Uppaway Estates with neighboring Lake Tahoe Nevada enclaves and Incline Village options. Each card pairs the drive time to Uppaway with the community's price positioning, so you can judge whether an adjacent community buys you a meaningfully different lifestyle at this tier.
More Incline Village communities
A–Z INDEX
Which Incline Village and Lake Tahoe Nevada Communities Can You Explore?
Key Nevada-side Lake Tahoe and Incline Village communities — from Uppaway Estates gated lakefront trophies to Glenbrook's historic private golf enclave to Tyrolian Village ski-access condos. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and HOA details for that specific community.
R
KEEP LEARNING
What Else Should You Read About Uppaway Estates and Lake Tahoe Nevada?
These guides extend the research most Uppaway Estates buyers do next — exploring the adjacent Glenbrook gated community, the broader Incline Village lakefront market, and Nevada Lake Tahoe community comparisons — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Glenbrook Community Guide
Nevada's historic private gated Lake Tahoe community on the east shore — private golf, private beach, and ultra-luxury estates from $4M to $20M+, the adjacent neighbor to Uppaway.
Read →GUIDE
Incline Village Real Estate Guide
Single-family homes, lakefront estates, and the full Incline Village market from $1.5M to $40M+ — the broader market around the Uppaway gate.
Read →MARKET REPORT
Reno & Lake Tahoe Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page in one place.
Read →Sources & Methodology
Where Does This Uppaway Estates Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89451 (Incline Village / Uppaway Estates). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Uppaway Estates and the Incline Village lakefront tier. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Incline Village-Crystal Bay CDP and ZIP 89451. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Washoe County and the Reno-Sparks MSA. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, parcel data, and historic estate records for Incline Village and Uppaway Estates (ZIP 89451). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for Incline Village schools (Incline Elementary, Incline Middle, Incline High). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Uppaway Estates. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- Incline Village General Improvement District (IVGID) — Amenity program details, annual assessment amounts, and beach/recreation facility information for Incline Village property owners. ivgid.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Washoe County Sheriff — Annual crime statistics for Incline Village and surrounding Washoe County east-shore areas used in the safety section. washoecounty.gov/sheriff
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026