Kingsbury Homes For Sale

KEY TAKEAWAYS

What Should You Know About Kingsbury at a Glance?

Kingsbury is the forested mountain-home area above Stateline in ZIP 89449, with homes priced from $700K to $3M and a median list price near $1,250,000 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 Douglas County corridor.

• Community type: Forested single-family mountain-home area along Kingsbury Grade above Stateline — A-frames, chalets, and custom estates, mostly HOA-free, with quick Heavenly ski access.
• Median list price (ZIP 89449): $1,250,000 (June 2026) — ranging from roughly $700K for entry cabins and chalets to $3M+ for custom homes with panoramic Lake Tahoe views.
• Best for: Ski-lifestyle second-home buyers, California tax relocators, high-income remote workers, view-seekers, and investors who can verify Douglas County vacation-rental permit eligibility.
• HOA and services: Most homes carry no HOA dues; the Kingsbury General Improvement District (KGID) handles water and sewer. Some lower-grade condo pockets do have HOAs covering exteriors and snow removal.
• Why people choose Kingsbury: Heavenly ski access two to four miles up the grade, sweeping Lake Tahoe and Carson Valley views, Nevada's zero state income tax, and a $700K–$3M price band below the lakefront tiers.

Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer

PRICE DISTRIBUTION

How Many Kingsbury Homes Are Listed in Each Price Range?

The ZIP 89449 median list price for Kingsbury homes sits near $1.25M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $700K–$2M range, with a smaller upper tier above $2M for larger custom homes with panoramic Lake Tahoe views. Each card shows current listing counts for Kingsbury and surrounding ZIP 89449.

Counts reflect active NNRMLS listings in Kingsbury / ZIP 89449 (Stateline NV) · June 2026 · Updated daily.

SAFETY & CRIME

Is Kingsbury Safe?

• LowCrime rate (Stateline area)Douglas County Sheriff data 2026
• Low-densityAccess characterMountain residential layout
• QuietNeighborhood characterLow through-traffic on side roads
• StableCrime trendConsistent with resort-area norms

Sources: Douglas County Sheriff (annual crime statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.

LIVABILITY REPORT CARD

How Does Kingsbury Score?

Kingsbury scores among the top Nevada Lake Tahoe addresses for ski access, outdoor lifestyle, views, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, ski access, outdoor access, and commute — each sourced from ZIP 89449 data via Douglas County Sheriff, Douglas County School District, GreatSchools, and Reno/Sparks Association of REALTORS.

• A

  Grade A: Safety

  Low-traffic forested mountain neighborhood with low crime rates consistent with Stateline-area residential zones per Douglas County law enforcement data.

• B+

  Grade B+: Schools

  Douglas County School District — Zephyr Cove Elementary and Whittell High serve the Tahoe Township. Confirm specific assignments for any address.

• B+

  Grade B+: Cost of Living

  $700K–$3M for mountain homes — a premium tier, but Nevada's zero income tax, lower property-tax rate, and mostly HOA-free ownership offer meaningful savings versus the California shore.

• A+

  Grade A+: Ski Access

  Heavenly's Stagecoach and Boulder lodges are two to four miles up Kingsbury Grade — among the quickest ski access of any Nevada-side Tahoe neighborhood.

• A+

  Grade A+: Outdoor Access

  Heavenly skiing, U.S. Forest Service trails out the back door, Nevada Beach, Round Hill Pines, and the Tahoe Rim Trail — the full Nevada south-shore outdoor stack.

• B

  Grade B: Commute

  25 minutes to Carson City via SR-207, 75 minutes to Reno-Tahoe Airport — ideal for remote workers; Kingsbury Grade winter conditions are a 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.

GROWTH & APPRECIATION

How Fast Is the Kingsbury Market Growing?

Kingsbury and the broader Stateline market have appreciated strongly over the past decade, driven by California high-income tax migration, structural TRPA supply constraints, and the sustained appeal of ski-access Lake Tahoe property at Nevada prices. The Nevada State Demographer projects continued Douglas County growth through 2030, supporting sustained demand for Nevada south-shore mountain-home addresses.

Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.

LIVABILITY SCORES

How Does Kingsbury Score for Livability?

Kingsbury posts outstanding scores across the six livability dimensions that matter most to ski-lifestyle and Lake Tahoe second-home buyers — outdoor access, ski proximity, views, and Nevada tax advantage lead the composite. The rings below break each category, benchmarked against Nevada State Demographer and Douglas County Assessor data.

• 88A-

  Overall Livability

• 80B+

  Schools

• 90A

  Safety

• 84A-

  Cost of Living

• 95A+

  Ski / Recreation

• 96A+

  Outdoor Access

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

MARKET TRENDS · LAST 12 MONTHS

How Is the Kingsbury Real Estate Market Trending?

Median list price, days on market, and active inventory for ZIP 89449 — the Stateline ZIP covering Kingsbury and surrounding areas — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for the Kingsbury mountain-home tier sits near $1,250,000, up approximately 5% year-over-year, with a median 85 days on market. Updated monthly.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Kingsbury Market Right Now?

Kingsbury is a low-inventory, measured-pace mountain-home market. Typically 10–20 active listings appear in ZIP 89449 covering Kingsbury and surrounding Stateline-area homes, and homes take a median 85 days on market per NNRMLS data. Well-priced homes in the $700K–$1.5M entry range move faster as the buyer pool at that tier is broader.

Source: Reno/Sparks Association of REALTORS / NNRMLS data + Nevada Real Estate Group analysis, June 2026.

Neighborhood Comparison

How Does Kingsbury Compare to Lake Village, Round Hill & Other Nevada Tahoe Communities?

A like-for-like comparison of the most-searched Nevada south-shore communities — median price, days on market, ownership structure, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS data. Prices span $400K for Lake Village condos and townhomes up to $1.5M and beyond for Zephyr Cove lakefront and lake-view estates nearby.

Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.

Neighborhood Deep Dive

What's Inside Each Nevada South-Shore Community?

BY ZIP CODE

What Does the Market Look Like in ZIP 89449?

ZIP 89449 covers Stateline and Kingsbury on the Nevada south shore of Lake Tahoe, in Douglas County. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.

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 Douglas County GIS.

WHY KINGSBURY

Why Does Kingsbury Stand Out Among Stateline Neighborhoods?

From quick Heavenly ski access to sweeping Lake Tahoe and Carson Valley views to mostly HOA-free $700K–$3M mountain homes, Kingsbury delivers one of the most attainable full-lifestyle addresses on Nevada's south shore. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Douglas County records.

1. 1

   Heavenly ski access minutes up the grade

   Heavenly's Stagecoach and Boulder lodges sit roughly two to four miles up Kingsbury Grade — among the quickest ski access of any Nevada-side Tahoe neighborhood.

   Heavenly Mountain Resort
2. 2

   Sweeping Lake Tahoe and valley views

   Elevated Kingsbury lots frame panoramic blue-water and Carson Valley views that off-mountain neighborhoods cannot match — a major resale value driver.

   Northern Nevada Regional MLS
3. 3

   Mostly HOA-free, lower carrying costs

   Most Kingsbury homes carry no HOA dues; the Kingsbury General Improvement District handles water and sewer, keeping monthly ownership costs predictable.

   Kingsbury General Improvement District
4. 4

   Nevada zero state income tax

   No personal income tax — five-figure to six-figure annual savings versus California for high-income second-home buyers, on top of the mountain-home value advantage.

   Nevada Department of Taxation
5. 5

   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 as values rise.

   NRS 361.471

WHY BUY IN KINGSBURY

What Are the Top Reasons to Buy a Home in Kingsbury?

Kingsbury's case rests on ski access, views, tax savings, and attainable mountain-home pricing: Heavenly minutes up the grade, sweeping Lake Tahoe and Carson Valley panoramas, zero Nevada state income tax, mostly HOA-free ownership, and a median list price near $1.25M per Reno/Sparks Association of REALTORS. The ten reasons below each carry a named, verifiable source.

1. 1

   Heavenly skiing minutes away

   Stagecoach and Boulder lodges are roughly two to four miles up Kingsbury Grade — among the quickest ski access of any Nevada-side Tahoe neighborhood.

   Heavenly Mountain Resort

2. 2

   Sweeping Lake Tahoe and Carson Valley views

   Elevated lots frame panoramic blue-water and high-desert views — a view premium that historically holds and often accelerates in appreciation.

   Northern Nevada Regional MLS

3. 3

   Attainable Nevada south-shore entry point

   $700K–$3M mountain-home tier versus $1.5M+ lakefront — buy into a Nevada Tahoe address at a lower price floor than the waterfront enclaves down the grade.

   Northern Nevada Regional MLS

4. 4

   Zero Nevada state income tax

   No personal income tax — saves $30,000–$130,000+ per year for most high-income California second-home buyers.

   Nevada Department of Taxation

5. 5

   Mostly HOA-free ownership

   Most single-family homes carry no HOA dues; KGID handles water and sewer — predictable monthly carrying costs versus HOA-governed condo tiers.

   Kingsbury General Improvement District

6. 6

   3% property-tax cap

   Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs as values appreciate.

   NRS 361.471

7. 7

   TRPA supply constraint supports value

   Tahoe Regional Planning Agency restrictions on new development mean the Stateline-area housing stock can't meaningfully expand — structural scarcity supports long-run pricing.

   Tahoe Regional Planning Agency

8. 8

   Forest-bordered privacy

   Much of Kingsbury backs to U.S. Forest Service land — trail access, wildlife, and a buffer of permanent open space behind many homes.

   U.S. Forest Service

9. 9

   Strong vacation-rental demand (permit permitting)

   Ski-season and summer Tahoe visitor demand from California is structurally strong — verify Douglas County vacation-rental permit eligibility before purchasing as investment.

   Douglas County VHR Program

10. 10

    25 minutes to Carson City

    Kingsbury Grade (SR-207) reaches Carson City government, healthcare, and shopping in 25 minutes — and Reno-Tahoe Airport in roughly 75 minutes via US-50.

    Nevada Department of Transportation

THIS WEEKEND'S OPEN HOUSES

Can You Tour Kingsbury Homes This Weekend?

Kingsbury mountain homes show by appointment — weekend open houses are uncommon in the Stateline-area resort market. Contact Nevada Real Estate Group at (775) 277-2120 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a home in your price range becomes available.

RELOCATION TIMELINE

How to Relocate to Kingsbury in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Kingsbury buyers follow. 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 Kingsbury Grade seasonal conditions.

1. 01

   Research the slopes and views

   Compare Kingsbury homes by elevation, lot orientation, and view quality — these drive value far more than square footage alone. Know which slope and price tier fit your lifestyle and investment goals before your first showing.

2. 02

   Get pre-approved for financing

   Many Kingsbury purchases above $900K exceed the 2026 conforming loan limit of $766,550, requiring jumbo financing with 700+ credit and 20% down. Entry cabins nearer $700K may qualify for high-balance conforming loans — line up a lender early.

3. 03

   Hire a Stateline-area specialist

   TRPA coverage review, KGID charge verification, Douglas County vacation-rental permit research, and wildfire-zone insurance analysis all move real money. Work with an agent who has closed Stateline-area mountain-home transactions.

4. 04

   Tour in person or virtually

   Tour homes at multiple times of day and season if possible. Evaluate views, snow access, driveway grade, and proximity to Heavenly. Our team offers video walkthroughs for out-of-state buyers.

5. 05

   Write and negotiate the offer

   Pair list-price strategy with requests for seller-paid repairs or closing costs; Stateline-area sellers have some flexibility at 85 median DOM, particularly in the shoulder seasons.

6. 06

   TRPA and inspection due diligence

   Confirm the parcel's TRPA land-coverage status and any existing violations, order a full inspection (roof, snow load, defensible space, septic where applicable), and verify KGID water and sewer connections.

7. 07

   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.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, KGID, internet), set up defensible-space maintenance, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Economy Near Kingsbury?

Kingsbury residents are 25 minutes from Carson City via SR-207 and 75 minutes from Reno-Tahoe International Airport via US-50. According to the U.S. Bureau of Labor Statistics, regional unemployment runs near historic lows — driven by Douglas County and Carson City government, healthcare, and tourism. Heavenly and the Stateline casinos are the primary local employers near the lake.

Top Employers Accessible from Kingsbury

• Heavenly Mountain ResortPrimary near-lake employer — ski operations, gondola, mountain services, and seasonal hospitality up Kingsbury Grade
• Stateline Casino CorridorHotels, gaming, dining, and entertainment at Stateline — year-round and seasonal employment 10 minutes down the grade
• Carson City Government & HealthcareState capital government offices and Carson Tahoe Health, 25 minutes via SR-207 — the nearest major job base
• Douglas CountyCounty government, schools, and services across the Tahoe Township and Carson Valley
• Edgewood Tahoe ResortLakefront resort, golf, and hospitality at Stateline — seasonal and year-round employment near the lake
• Tourism & Hospitality SectorSeasonal and year-round resort employment across the Lake Tahoe Nevada south shore

Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.

COMMUNITY COMPARISON

How Does Kingsbury Compare to Lake Village, Round Hill & Zephyr Cove?

Choosing between Nevada south-shore communities? This table compares Kingsbury mountain homes ($1.25M, ski-access), Lake Village condos ($650K, PUD), Round Hill Village ($1.1M, east-shore beach access), and Zephyr Cove ($2.2M, lakefront). Metrics from RSAR, the U.S. Census, and BLS Nevada.

Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Kingsbury?

From Kingsbury, Carson City is 25 minutes via SR-207, the Stateline casinos 10 minutes, and Heavenly two to four miles up the grade. Residents drive — the area has limited transit. Most owners are remote workers or second-home visitors per U.S. Census ACS data — SR-207 and US-50 are the lifelines to Carson City and the airport.

Drive Times from Kingsbury

• 5 minHeavenly (Stagecoach Lodge)Via Kingsbury Grade
• 10 minStateline CasinosVia Kingsbury Grade / US-50
• 12 minNevada BeachVia US-50
• 12 minEdgewood TahoeVia US-50
• 25 minCarson CityVia SR-207 Kingsbury Grade
• 15 minSouth Lake Tahoe, CAVia US-50 west
• 75 minReno-Tahoe Intl AirportVia US-50 / I-580
• 30 minMinden / GardnervilleVia SR-207 to US-395

Transportation Options

• Driving

  The primary transportation mode in the Stateline area. SR-207 (Kingsbury Grade) is the main route to Carson City and the Carson Valley; US-50 runs the lakeshore. Plan for chain controls and potential closures on the grade during heavy winter storms — carry chains or have an AWD/4WD vehicle.

• Ski to Heavenly

  Kingsbury's defining transportation advantage — Heavenly's Stagecoach and Boulder lodges are two to four miles up the grade, putting the lifts within a five-to-ten-minute drive and making ski days a genuine daily option in season.

• Regional Transit

  BlueGO and seasonal Tahoe Transportation District services run along the US-50 south-shore corridor to Stateline and South Lake Tahoe, reducing car dependence for trips to the casino corridor and lakeshore during peak seasons.

• Air Travel

  Reno-Tahoe International Airport is 75 minutes via US-50 and I-580 — direct flights to Seattle, Los Angeles, Denver, Phoenix, and San Francisco. The practical airport for Stateline-area second-home buyers from California.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.

Quick Answer

What credit score do you need to buy a Kingsbury home?

Many Kingsbury purchases require jumbo financing — the 2026 conforming limit of $766,550 is exceeded by most listings above $900K. Jumbo loans typically require a 700+ credit score and 20% down payment. For purchases above $1.5M, lenders often want 720+ credit and 12 months of cash reserves in addition to the down payment. Entry cabins nearer $700K may qualify for high-balance conforming loans with lower thresholds. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs.

PEOPLE ALSO ASK

What Else Do People Ask About Kingsbury?

Beyond the main FAQ, these are the questions Kingsbury buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, ski access from Heavenly resort data, TRPA coverage details from the agency, and GreatSchools 2026 school ratings.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Deep knowledge of the Stateline-area mountain-home market — TRPA coverage rules, KGID charges, Douglas County vacation-rental permits, and wildfire-zone insurance — 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, covering every Kingsbury tier from entry cabins to custom lake-view estates.

NEARBY COMMUNITIES

Which Communities Are Near Kingsbury?

Compare Kingsbury with neighboring Stateline areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Kingsbury with the community's price positioning, so you can judge whether an adjacent community buys you a meaningfully different lifestyle.

A–Z INDEX

Which Stateline and Lake Tahoe Nevada Communities Can You Explore?

Key Nevada-side Lake Tahoe and Stateline communities — from Kingsbury mountain homes to Zephyr Cove lakefront estates to Carson Valley foothill towns. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and community details for that specific area.

Sources & Methodology

Where Does This Kingsbury 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.

1. Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89449 (Stateline / Kingsbury). rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Kingsbury and the Stateline area. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Kingsbury area and ZIP 89449. data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for Douglas County and the Tahoe Township. census.gov/quickfacts
5. U.S. Bureau of Labor Statistics — Regional unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/nevada
6. Douglas County Assessor — Property tax rates, assessed values, and parcel data for Stateline and Kingsbury (ZIP 89449). douglascountynv.gov/assessor
7. Douglas County School District — School assignments, enrollment, and district performance data for Tahoe Township schools (Zephyr Cove Elementary, George Whittell High). dcsd.k12.nv.us
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Kingsbury. greatschools.org
9. Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
10. Tahoe Regional Planning Agency (TRPA) — Land-coverage rules, building and rebuild regulations, and lake-clarity standards governing Kingsbury property. trpa.gov
11. Kingsbury General Improvement District (KGID) — Water and sewer service details and charges for the Kingsbury area. kgid.org
12. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
13. Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
14. Douglas County Sheriff — Annual crime statistics for Stateline and the Tahoe Township used in the safety section. douglascountynv.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