Lake Village Homes For Sale

KEY TAKEAWAYS

What Should You Know About Lake Village at a Glance?

Lake Village is Stateline's resort-style townhome and condo PUD in ZIP 89449, with homes priced from $450K to $1.5M and a median list price near $750,000 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: Established roughly 52-acre wooded townhome and condo PUD of about 330 units off US-50 near Stateline — one of the most accessible ways to own on Lake Tahoe's Nevada south shore, with private beach access.
• Median list price (ZIP 89449): $750,000 (June 2026) — ranging from roughly $450K for one-bedroom units to $1.5M+ for the largest four-bedroom floor plans.
• Best for: South-shore second-home buyers, California tax relocators, remote workers, investors seeking vacation-rental income, and buyers who want private Lake Tahoe beach access and resort amenities at a condo price point.
• HOA and amenities: HOA dues run $400–$900/month covering building exterior, snow removal, and a resort package — heated pool, hot tub, spa, sauna, tennis and pickleball courts, and private Lake Village beach access.
• Why people choose Lake Village: private Lake Tahoe beach access, resort amenities, walk-to-casino and Heavenly convenience, Nevada's zero state income tax, and a $450K–$1.5M price band no south-shore detached listing can match.

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

PRICE DISTRIBUTION

How Many Lake Village Homes Are Listed in Each Price Range?

The ZIP 89449 median list price for Lake Village townhomes sits near $750K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $450K–$1M range, with a smaller upper tier above $1M for larger four-bedroom units. Each card shows current listing counts for Lake Village and surrounding ZIP 89449.

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

SAFETY & CRIME

Is Lake Village Safe?

• LowCrime rate (Stateline area)Douglas County Sheriff data 2026
• HOA governedAccess managementTownhome community structure
• QuietNeighborhood characterLow through-traffic, forested PUD
• StableCrime trendConsistent with resort-community norms

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

LIVABILITY REPORT CARD

How Does Lake Village Score?

Lake Village scores among the top accessible Nevada Lake Tahoe addresses for private beach access, outdoor lifestyle, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, 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 PUD with low crime rates consistent with Stateline-area residential neighborhoods per Douglas County law enforcement data.

• B+

  Grade B+: Schools

  Douglas County School District — Zephyr Cove Elementary and George Whittell High serve the south shore. All are in the Tahoe basin; confirm specific assignments for any address.

• A-

  Grade A-: Cost of Living

  $450K–$1.5M for resort-style townhomes — accessible for a Tahoe address, and Nevada's zero income tax and lower property-tax rate add meaningful savings versus the California side.

• A

  Grade A: Amenities

  Heated pool, hot tub, spa, sauna, four tennis/pickleball courts, and private Lake Village beach access — a resort package rare at this price point.

• A+

  Grade A+: Outdoor Access

  Private Lake Village beach, Nevada Beach a 15-min walk, Heavenly skiing 15 minutes, Edgewood Tahoe golf, and Lake Tahoe water sports within a mile.

• B

  Grade B: Commute

  30 minutes to Carson City via Kingsbury Grade, 70 minutes to Reno-Tahoe Airport — ideal for remote workers and second-home buyers; seasonal mountain road conditions are a factor in winter.

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 Lake Village Market Growing?

Lake Village and the broader Stateline south-shore market have appreciated steadily over the past decade, driven by California tax migration, structural TRPA supply constraints, and the sustained appeal of accessible Lake Tahoe property at Nevada prices. The Nevada State Demographer projects continued Douglas County growth through 2030, supporting sustained demand for south-shore 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 Lake Village Score for Livability?

Lake Village posts strong scores across the six livability dimensions that matter most to south-shore and Lake Tahoe second-home buyers — outdoor access, amenities, 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

• 88A-

  Cost of Living

• 93A

  Amenities

• 96A+

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Lake Village Real Estate Market Trending?

Median list price, days on market, and active inventory for ZIP 89449 — the Stateline ZIP covering Lake Village and surrounding south-shore areas — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for the Lake Village townhome tier sits near $750,000, up approximately 4% year-over-year, with a median 75 days on market. Updated monthly.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Lake Village Market Right Now?

Lake Village is a low-inventory, measured-pace south-shore townhome market. Typically 10–20 active listings appear in ZIP 89449 covering Lake Village and surrounding Stateline condos, and homes take a median 75 days on market per NNRMLS data. Well-priced units in the $450K–$800K 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 Lake Village Compare to Round Hill Village, Zephyr Cove & Other Nevada Tahoe Communities?

A like-for-like comparison of the most-searched Nevada south-shore Lake Tahoe communities — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $750K for Lake Village townhomes to $5M+ for Zephyr Cove lakefront estates.

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 the south shore of Lake Tahoe, Nevada. The table below puts this ZIP in context against neighboring 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 LAKE VILLAGE

Why Does Lake Village Stand Out Among Stateline Neighborhoods?

From private Lake Tahoe beach access to a full resort-amenity package to a $450K–$1.5M price range, Lake Village delivers one of the most accessible full-amenity south-shore addresses. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Douglas County records.

1. 1

   Private Lake Village beach on Lake Tahoe

   Ownership includes access to the private Lake Village beach — a rare amenity at this price point on the Nevada south shore, with Nevada Beach a 15-minute walk away.

   Lake Village HOA
2. 2

   Resort-amenity package included

   A heated pool, year-round hot tub, spa, sauna, four tennis/pickleball courts, and an indoor game room come with HOA membership — a resort feel uncommon for the price.

   Lake Village HOA
3. 3

   Most accessible south-shore entry point

   At $450K–$1.5M, Lake Village townhomes and condos are an entry tier into Nevada south-shore ownership — well below the lakefront estate market that climbs past $5M.

   Northern Nevada Regional MLS
4. 4

   Nevada zero state income tax

   No personal income tax — meaningful annual savings versus California for second-home buyers and relocators, on top of the resort-townhome 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 LAKE VILLAGE

What Are the Top Reasons to Buy a Home in Lake Village?

Lake Village's case rests on private beach access, resort amenities, tax savings, and accessible south-shore pricing: a private Lake Tahoe beach, a heated pool and tennis, zero Nevada state income tax, and a median list price near $750K per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.

1. 1

   Private Lake Tahoe beach access

   Ownership includes access to the private Lake Village beach on Lake Tahoe — with Nevada Beach a 15-minute walk through a meadow across US-50.

   Lake Village HOA

2. 2

   Resort-amenity package

   A heated seasonal pool, year-round hot tub, spa, sauna, four tennis and pickleball courts, a basketball hoop, and an indoor game room — all included in HOA membership.

   Lake Village HOA

3. 3

   Most accessible south-shore entry point

   $450K–$1.5M townhome tier — buy into a full-amenity Nevada Tahoe address at a lower price floor than the south-shore detached and lakefront markets.

   Northern Nevada Regional MLS

4. 4

   Zero Nevada state income tax

   No personal income tax — saves $20,000–$60,000+ per year for many relocating high-income California buyers.

   Nevada Department of Taxation

5. 5

   3% property-tax cap

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

   NRS 361.471

6. 6

   TRPA supply constraint supports value

   Tahoe Regional Planning Agency restrictions on new development mean the south shore's condo inventory can't meaningfully expand — structural scarcity supports long-run pricing.

   Tahoe Regional Planning Agency

7. 7

   Walk to Stateline casinos and dining

   The casino corridor, dining, and entertainment sit less than a mile from Lake Village — a walkable convenience no detached south-shore neighborhood matches.

   Town of Stateline

8. 8

   Heavenly Mountain Resort 15 minutes away

   Heavenly is roughly 15 minutes via US-50 — four-season ski and summer access from one of the most central south-shore addresses.

   Heavenly Mountain Resort

9. 9

   Strong vacation-rental demand (permit permitting)

   Ski-season and summer Tahoe visitor demand from California is structurally strong — verify Douglas County STR permit and HOA CC&R compliance before purchasing as investment.

   Douglas County STR Program

10. 10

    30 minutes to Carson City — services and access

    Carson City is 30 minutes via Kingsbury Grade for major shopping, healthcare, and services — and Reno-Tahoe Airport is 70 minutes via US-50 and I-580.

    Carson City

THIS WEEKEND'S OPEN HOUSES

Can You Tour Lake Village Homes This Weekend?

Lake Village townhomes and condos show by appointment — weekend open houses are uncommon in the Stateline 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 unit in your price range becomes available.

RELOCATION TIMELINE

How to Relocate to Lake Village in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Lake Village 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 US-50 and Kingsbury Grade seasonal conditions.

1. 01

   Research the buildings

   Compare Lake Village buildings — each carries different HOA dues, reserve fund health, CC&R rules on short-term rentals, and position within the 52-acre PUD. Know which building fits your lifestyle and investment goals before your first showing.

2. 02

   Get pre-approved

   Many Lake Village units fall within the 2026 conforming loan limit of $766,550 — conventional financing with 5–20% down can work on entry and mid-tier units. Larger four-bedroom units move into jumbo territory. Line up a lender experienced with Tahoe condo buildings — not all are warrantable.

3. 03

   Hire a south-shore specialist

   HOA document review, amenity and reserve verification, Douglas County STR permit research, and condo building warrantability analysis all move real money. Work with an agent who has closed Stateline-area condo transactions.

4. 04

   Tour in person or virtually

   Tour units at multiple times of day and season if possible. Evaluate beach and amenity proximity, snow access, parking, and views within the PUD. Our team offers video walkthroughs for out-of-state buyers.

5. 05

   Write and negotiate the offer

   Pair list-price strategy with a request for seller-paid HOA credits or closing costs; Stateline condo sellers have some flexibility at 75 median DOM, particularly in the winter off-season.

6. 06

   HOA and amenity due diligence

   Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, and any pending special assessments. Confirm beach access rules and any transfer fees.

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, internet, building services), confirm HOA amenity and beach-access credentials, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Economy Near Lake Village?

Lake Village residents are 30 minutes from Carson City via Kingsbury Grade and 70 minutes from Reno-Tahoe International Airport. According to the U.S. Bureau of Labor Statistics, regional unemployment runs near historic lows — driven by tourism, healthcare, and government. The Stateline casinos and Heavenly are the primary local employers on the south shore.

Top Employers Accessible from Lake Village

• Stateline Casino ResortsPrimary south-shore employers — hospitality, gaming, dining, and entertainment less than a mile from Lake Village
• Heavenly Mountain ResortSki and summer resort operations roughly 15 minutes south via US-50
• Carson Tahoe HealthRegional healthcare system in Carson City (~30 min via Kingsbury Grade)
• Douglas County / State of NevadaCounty and state government employment in the Carson Valley and Carson City (~30–40 min)
• Renown HealthNorthern Nevada's largest healthcare system, Reno (~70 min via US-50 / I-580)
• Hospitality & Tourism SectorSeasonal and year-round resort employment across the Lake Tahoe south shore

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

COMMUNITY COMPARISON

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

Choosing between Nevada south-shore communities? This table compares Lake Village townhomes ($750K, private beach), Round Hill Village ($950K, gated), Marla Bay ($1.4M, lake-view), and Zephyr Cove ($2.2M, lakefront). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Lake Village?

From Lake Village, the Stateline casinos are less than a mile, Heavenly 15 minutes, Carson City 30 minutes via Kingsbury Grade, and Reno-Tahoe Airport 70 minutes. Residents drive — the south shore has limited transit. Most owners are full-time residents or second-home visitors per U.S. Census ACS data — US-50 and Kingsbury Grade are the lifelines to services and the airport.

Drive Times from Lake Village

• 5 minStateline CasinosVia US-50
• 15 minHeavenly Mountain ResortVia US-50
• 5 minRound Hill VillageVia US-50 north
• 15 min walkNevada BeachAcross US-50
• 5 minEdgewood Tahoe GolfVia US-50
• 30 minCarson CityVia Kingsbury Grade / SR-207
• 70 minReno-Tahoe Intl AirportVia US-50 / I-580
• 10 minSouth Lake Tahoe, CAVia US-50 west

Transportation Options

• Driving

  The primary transportation mode on the south shore. US-50 connects the casinos, beaches, and South Lake Tahoe; Kingsbury Grade (SR-207) is the route to Carson City and the valley. Plan for chain controls and potential closures during heavy winter storms — carry chains or have an AWD/4WD vehicle.

• Walk to Beach & Casinos

  Lake Village's defining advantage — the Stateline casinos are less than a mile and Nevada Beach is a 15-minute walk through a meadow, making car-free trips to dining, entertainment, and the beach a genuine daily option.

• Seasonal Transit & Shuttles

  South-shore resort shuttles and seasonal Tahoe Transportation District routes serve the casino corridor and ski areas — reducing car dependence for residents during peak summer and ski seasons.

• Air Travel

  Reno-Tahoe International Airport is 70 minutes via US-50 and I-580 — direct flights to Seattle, Los Angeles, Denver, Phoenix, and San Francisco. The practical airport for Lake Village 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 Lake Village home?

Financing requirements depend on price. Entry and mid-tier Lake Village units within the 2026 conforming limit of $766,550 can use conventional loans with credit scores from roughly 620, though better rates start near 700. Larger four-bedroom units above the limit move into jumbo territory, typically requiring 700+ credit and 20% down. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs. Confirm the specific building's warrantability with your lender before making an offer.

PEOPLE ALSO ASK

What Else Do People Ask About Lake Village?

Beyond the main FAQ, these are the questions Lake Village buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from building records, amenity details from HOA documents, 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 Stateline-area condo and townhome buildings — HOA structures, amenity programs, Douglas County STR permits, and warrantability — 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 Lake Village tier from entry condos to four-bedroom townhomes.

NEARBY COMMUNITIES

Which Communities Are Near Lake Village?

Compare Lake Village with neighboring Stateline-area communities and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Lake Village 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 Lake Village resort townhomes to Round Hill Village's gated beach access to Zephyr Cove's lakefront enclave. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and HOA details for that specific community.

Sources & Methodology

Where Does This Lake Village 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 / Lake Village). rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Lake Village and the Stateline area. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Stateline CDP and ZIP 89449. data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for Douglas County and the Lake Tahoe south shore. census.gov/quickfacts
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA 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 Lake Village (ZIP 89449). douglascountynv.gov/assessor
7. Douglas County School District — School assignments, enrollment, and district performance data for south-shore 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 Lake Village. greatschools.org
9. Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
10. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
11. Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
12. Douglas County Sheriff — Annual crime statistics for Stateline and surrounding Douglas County areas 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