Round Hill Village Homes For Sale

KEY TAKEAWAYS

What Should You Know About Round Hill Village at a Glance?

Round Hill Village is a wooded east-shore Lake Tahoe neighborhood in ZIP 89448, with homes priced from $700K to $3M and a median list price near $1,200,000 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: Wooded neighborhood of roughly 325 single-family homes, townhomes, and condos between Stateline and Zephyr Cove — an attainable entry point into an east-shore Lake Tahoe address with private beach access.
• Median list price (ZIP 89448): $1,200,000 (June 2026) — ranging from roughly $700K for townhomes and condos to $3M+ for larger single-family and lake-access properties.
• Best for: Second-home buyers, California tax relocators, families wanting Douglas County schools, remote workers, and investors seeking vacation-rental income with private beach access near Heavenly and the casinos.
• HOA and beach access: Condo and townhome dues run $400–$900/month covering exteriors, snow removal, and the private beach amenity; single-family beach-access fees are lower. Round Hill Pines Beach and Nevada Beach are minutes away.
• Why people choose Round Hill Village: private beach access, the Round Hill Shopping Center within the community, National Forest trails out the back gate, Nevada's zero state income tax, and a $700K–$3M band no lakefront enclave can match.

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

PRICE DISTRIBUTION

How Many Round Hill Village Homes Are Listed in Each Price Range?

The ZIP 89448 median list price for Round Hill Village homes sits near $1.2M 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 single-family and view properties. Each card shows current listing counts for Round Hill Village and surrounding ZIP 89448.

Counts reflect active NNRMLS listings in Round Hill Village / ZIP 89448 (Stateline / Zephyr Cove NV) · June 2026 · Updated daily.

SAFETY & CRIME

Is Round Hill Village Safe?

• LowCrime rate (Tahoe Township)Douglas County Sheriff data 2026
• HOA governedAccess managementCondo / townhome associations
• QuietNeighborhood characterLow through-traffic wooded streets
• StableCrime trendConsistent with lake-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 Round Hill Village Score?

Round Hill Village scores among the more livable Nevada Lake Tahoe addresses for beach access, outdoor lifestyle, everyday convenience, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, outdoor access, and commute — each sourced from ZIP 89448 data via Douglas County and Reno/Sparks Association of REALTORS.

• A

  Grade A: Safety

  Quiet, wooded, low-traffic neighborhood with low crime rates consistent with the Tahoe Township area per Douglas County Sheriff data.

• A-

  Grade A-: Schools

  Douglas County School District — Zephyr Cove Elementary and George Whittell High serve the Lake Tahoe Nevada attendance area. Confirm specific assignments for any address.

• A-

  Grade A-: Cost of Living

  $700K–$3M for east-shore homes — attainable for a Tahoe address, and Nevada's zero income tax and lower property-tax rate offer meaningful savings versus California.

• A

  Grade A: Beach & Lake Access

  Private HOA beach access plus Round Hill Pines Beach and Nevada Beach minutes away — among the sunniest swimmable shorelines on the east shore.

• A+

  Grade A+: Outdoor Access

  National Forest trails out the back gate, Tahoe Rim Trail stretches nearby, Heavenly skiing 15 minutes away, and a meadow path down to Nevada Beach.

• B+

  Grade B+: Commute

  7 minutes to Stateline, 35 minutes to Carson City over Spooner Summit, 70 minutes to Reno-Tahoe Airport — 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.

GROWTH & APPRECIATION

How Fast Is the Round Hill Village Market Growing?

Round Hill Village and the broader Zephyr Cove east-shore market have appreciated strongly over the past decade, driven by California high-income tax migration, structural TRPA supply constraints, and the sustained appeal of beach-access Lake Tahoe property at Nevada prices. The Nevada State Demographer projects continued Douglas County growth through 2030, supporting sustained demand for east-shore Tahoe 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 Round Hill Village Score for Livability?

Round Hill Village posts strong scores across the six livability dimensions that matter most to east-shore and Lake Tahoe second-home buyers — outdoor access, beach rights, 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

• 83A-

  Schools

• 90A

  Safety

• 87A-

  Cost of Living

• 92A

  Beach / Recreation

• 96A+

  Outdoor Access

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Round Hill Village Real Estate Market Trending?

Median list price, days on market, and active inventory for ZIP 89448 — the Stateline and Zephyr Cove ZIP covering Round Hill Village — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. The current median for the Round Hill Village mixed-type market sits near $1,200,000, up roughly 5% year-over-year, with a median 70 days on market.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Round Hill Village Market Right Now?

Round Hill Village is a low-inventory, measured-pace east-shore market. Typically 10–20 active listings appear in ZIP 89448 covering Round Hill Village and surrounding Zephyr Cove homes, and homes take a median 70 days on market per NNRMLS data. Well-priced townhomes and condos in the $700K–$1.2M 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 Round Hill Village Compare to Marla Bay, Zephyr Cove & Other Nevada Tahoe Communities?

A like-for-like comparison of the most-searched Nevada east-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 $1.2M for Round Hill Village homes to $10M+ for Glenbrook 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 Lake Tahoe Community?

BY ZIP CODE

What Does the Market Look Like in ZIP 89448?

ZIP 89448 covers Stateline, Zephyr Cove, and Round Hill Village on the south and east shore of Lake Tahoe, Nevada. 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 ROUND HILL VILLAGE

Why Does Round Hill Village Stand Out Among East-Shore Tahoe Neighborhoods?

From private beach access to the Round Hill Shopping Center inside the community to a $700K–$3M price range, Round Hill Village delivers an attainable full-lifestyle east-shore Tahoe address. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Douglas County records.

1. 1

   Private beach access on Lake Tahoe

   Round Hill residents enjoy private HOA beach access plus a short walk or drive to Round Hill Pines Beach and Nevada Beach — among the sunniest swimmable shores on the east shore.

   Round Hill Pines Beach & Marina
2. 2

   Round Hill Shopping Center inside the community

   Groceries, dining, and everyday services sit within the neighborhood — a convenience few east-shore Tahoe enclaves can match.

   Round Hill Shopping Center
3. 3

   Attainable east-shore entry point

   At $700K–$3M, Round Hill Village homes are an entry tier into the Nevada east shore — well below the $1.5M+ lakefront enclaves of Marla Bay, Skyland, and Zephyr Cove.

   Northern Nevada Regional MLS
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 east-shore 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 ROUND HILL VILLAGE

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

Round Hill Village's case rests on beach access, everyday convenience, tax savings, and attainable east-shore pricing: private beach rights, the Round Hill Shopping Center, minutes to Heavenly and the casinos, zero Nevada state income tax, and a median list price near $1.2M per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.

1. 1

   Private beach access on Lake Tahoe

   Round Hill residents enjoy private HOA beach access plus Round Hill Pines Beach and Nevada Beach minutes away — sunny, swimmable east-shore shoreline.

   Round Hill Pines Beach & Marina

2. 2

   Round Hill Shopping Center within the community

   Groceries, dining, and services inside the neighborhood put everyday convenience within walking distance of many homes.

   Round Hill Shopping Center

3. 3

   Attainable east-shore entry point

   $700K–$3M mixed-type homes versus $1.5M+ lakefront — buy into a Nevada east-shore Tahoe address at a lower price floor than the lakefront enclaves nearby.

   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

   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 east shore's home inventory can't meaningfully expand — structural scarcity supports long-run pricing.

   Tahoe Regional Planning Agency

7. 7

   George Whittell High School (8/10 GreatSchools)

   The assigned Lake Tahoe Nevada high school earns 8/10 on GreatSchools with a small 14:1 ratio — a genuine advantage for families on the east shore.

   GreatSchools.org 2026

8. 8

   Forest and trail access out the back gate

   National Forest land connects to hiking and biking trails, including stretches of the Tahoe Rim Trail, with a meadow path down toward Nevada Beach.

   U.S. Forest Service

9. 9

   Strong vacation-rental demand (permit permitting)

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

   Douglas County VHR Program

10. 10

    Minutes to Heavenly and the Stateline casinos

    Heavenly Mountain Resort is 15 minutes via US-50 and the Stateline casinos are 7 minutes — ski, dining, and entertainment without living in the high-density core.

    Heavenly Mountain Resort

THIS WEEKEND'S OPEN HOUSES

Can You Tour Round Hill Village Homes This Weekend?

Round Hill Village homes show by appointment — weekend open houses are uncommon in the east-shore Tahoe 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 Round Hill Village in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Round Hill 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 Spooner Summit seasonal conditions.

1. 01

   Research the property tiers

   Compare Round Hill Village property types — townhomes, condos, single-family, and lake-view homes each carry different HOA structures, beach-access rights, reserve fund health, and CC&R rules on short-term rentals. Know which tier fits your lifestyle and budget before your first showing.

2. 02

   Get pre-approved for financing

   Entry townhomes near $700K may finance within conforming limits, while single-family and view homes above $1M require jumbo financing with 700+ credit and 20% down. Line up a lender experienced with Tahoe-area condo and townhome buildings — not all complexes are warrantable.

3. 03

   Hire an east-shore specialist

   HOA document review, beach-access rights verification, Douglas County VHR permit research, and condo warrantability analysis all move real money. Work with an agent who has closed Round Hill Village and Zephyr Cove transactions.

4. 04

   Tour in person or virtually

   Tour homes at multiple times of day and season if possible. Evaluate tree cover, snow access, beach proximity, and views across tiers. 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; east-shore sellers have some flexibility at 70 median DOM, particularly in the winter off-season.

6. 06

   HOA, beach-access, and VHR due diligence

   Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, beach-access rights, and any pending special assessments. Confirm Douglas County VHR permit eligibility if you plan to rent.

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 beach-access credentials with the association, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Economy Near Round Hill Village?

Round Hill Village residents are 35 minutes from Carson City via Spooner Summit 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 Carson Tahoe Health, Nevada state government, Renown Health, and the Tahoe-Reno tech corridor. Heavenly, the Stateline casinos, and Edgewood Tahoe are the primary local employers on the south shore.

Top Employers Accessible from Round Hill Village

• Stateline Casinos & ResortsPrimary south-shore employer — gaming, hospitality, dining, and entertainment minutes from Round Hill Village via US-50
• Heavenly Mountain ResortMajor ski resort straddling the Nevada-California line above Stateline (~15 min via US-50)
• Edgewood TahoeLakefront resort, championship golf course, and conference venue at Stateline (~10 min)
• Carson Tahoe HealthRegional healthcare system in Carson City (~35 min over Spooner Summit)
• Nevada State GovernmentState capital employment base in Carson City, 35 minutes via US-50
• Tesla Gigafactory / SwitchBattery, EV manufacturing, and hyperscale data centers at Tahoe-Reno Industrial Center (~80 min via US-50 / I-580)

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

COMMUNITY COMPARISON

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

Choosing between Nevada Lake Tahoe communities? This table compares Round Hill Village homes ($1.2M, wooded mixed-type), Marla Bay lakefront ($3M, sandy bay), Zephyr Cove ($2.2M, prestige cove), and Glenbrook ($5M+, gated east-shore). 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 Round Hill Village?

From Round Hill Village, the Stateline casinos are 7 minutes via US-50, Heavenly 15 minutes, Carson City 35 minutes over Spooner Summit, and the airport 70 minutes. Residents drive — the south shore has limited transit. Most owners are remote workers, full-time residents, or second-home visitors per U.S. Census ACS data — US-50 is the lifeline to Carson City and Reno.

Drive Times from Round Hill Village

• 3 minRound Hill Pines BeachVia US-50
• 5 minZephyr CoveVia US-50 north
• 7 minStateline CasinosVia US-50 south
• 15 minHeavenly Mountain ResortVia US-50
• 35 minCarson CityVia Spooner Summit / US-50
• 12 minSouth Lake Tahoe, CAVia US-50 south
• 60 minRenoVia US-50 / I-580
• 70 minReno-Tahoe Intl AirportVia US-50 / I-580

Transportation Options

• Driving

  The primary transportation mode on the Nevada south shore. US-50 is the main route to Carson City, Reno, and the airport over Spooner Summit. Plan for chain controls and potential closures during heavy winter storms — carry chains or have an AWD/4WD vehicle.

• Walk to Shopping & Beach

  Round Hill Village's defining convenience — the Round Hill Shopping Center sits inside the community and a meadow path leads down toward Nevada Beach, making groceries and beach trips a short walk for many homes.

• Tahoe Transportation District

  Seasonal and year-round transit serves the south-shore corridor between Stateline, South Lake Tahoe, and Zephyr Cove — reducing car dependence for some trips during peak 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 Round Hill 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 Round Hill Village home?

It depends on the property tier. Entry townhomes and condos near $700K may finance within or just above the 2026 conforming limit of $766,550 with strong credit and standard down payments. Single-family and view homes above $1M typically require jumbo financing — a 700+ credit score and 20% down. For purchases above $1.5M, lenders often want 720+ credit and 12 months of cash reserves in addition to the down payment. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs. Confirm any condo or townhome complex's warrantability with your lender before making an offer.

PEOPLE ALSO ASK

What Else Do People Ask About Round Hill Village?

Beyond the main FAQ, these are the questions Round Hill 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 association records, beach-access details from the community associations, 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 east-shore property tiers — HOA structures, beach-access rights, Douglas County VHR 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 Round Hill Village tier from entry townhomes to lake-view single-family homes.

NEARBY COMMUNITIES

Which Communities Are Near Round Hill Village?

Compare Round Hill Village with neighboring east-shore areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Round Hill 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 Round Hill Village wooded east-shore homes to Marla Bay sandy-bay lakefront to Glenbrook's historic private golf 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 Round Hill 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 89448 (Stateline / Zephyr Cove / Round Hill Village). rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Round Hill Village and the Nevada east shore. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Zephyr Cove-Round Hill Village CDP and ZIP 89448. data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for Douglas County and the Lake Tahoe area. census.gov/quickfacts
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA and 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, Zephyr Cove, and Round Hill Village (ZIP 89448). douglascountynv.gov/assessor
7. Douglas County School District — School assignments, enrollment, and district performance data for the Lake Tahoe Nevada attendance area (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 Round Hill Village. greatschools.org
9. Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
10. U.S. Forest Service — Lake Tahoe Basin — National Forest land, trail access, and recreation details for the forest land surrounding Round Hill Village. fs.usda.gov/ltbmu
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
12. Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
13. Douglas County Sheriff — Annual crime statistics for the Tahoe Township 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