What draws people to Incline Village is simple: private lake access, a locals’ ski mountain, and real financial advantages for Nevada residents. If you want a year-round base on Tahoe’s North Shore with a calmer pace and practical perks, this guide is for you. You will learn how IVGID beach and recreation access works, what Diamond Peak offers, which Nevada tax benefits matter, and the costs and rules to plan for. Let’s dive in.
Incline Village snapshot
Incline Village sits on Lake Tahoe’s North Shore in unincorporated Washoe County, Nevada. The community is known for luxury property and a tight link between homeownership and amenities. Zillow’s latest index shows a typical home value near about $1.42 million, which places most submarkets in the luxury tier and varies widely by lakefront, view, and setting. You fly into Reno–Tahoe International and reach Incline by car in roughly an hour in normal conditions.
- Zillow’s market snapshot: typical home value near $1.42M
IVGID perks made simple
IVGID, the Incline Village General Improvement District, owns and operates the core amenities most residents use. The annual Recreation Facility Fee on your Washoe County tax bill funds amenity privileges tied to each assessed parcel. Eligible properties receive a mix of IVGID Recreation Passes and Recreation Punch Cards; renters may receive temporary access when sponsored by a property owner, subject to district rules. For current pass and card details, see IVGID’s overview of passes and punch cards.
IVGID beaches
Incline has four IVGID-managed, restricted-access beaches: Burnt Cedar Beach, Incline Beach, Ski Beach, and Hermit Beach. Passholders enjoy entry and can host guests who pay daily fees; rules and services vary by season. Ski Beach includes boat and launch facilities. These are not public, free beaches, which is a major lifestyle difference compared with many lake towns. Learn more on IVGID’s page for beach access and amenities.
Diamond Peak skiing
Diamond Peak rises right above the village and is community owned through IVGID. It is intentionally scaled, family friendly, and focused on local access rather than a large corporate resort feel. Mountain stats include a summit around 8,540 feet, base near 6,700 feet, about 1,840 feet of vertical, roughly 655 acres, around 30 runs, and 6 lifts. For quick morning laps or kids’ lessons, it is hard to beat. Explore the resort’s identity on Diamond Peak’s about page.
Golf, Rec Center and programs
IVGID also operates two golf courses, tennis and pickleball facilities, and a full-service Recreation Center with pools, fitness, and youth programming. Many year-round households use these as part of regular life. Reduced resident rates and eligibility track to your IVGID pass status.
Nevada perks that matter
No personal state income tax
Nevada does not tax personal income. For many high earners and business owners, that is a headline advantage when establishing Nevada residency. See the overview from the Nevada Department of Taxation on income tax in Nevada.
No state estate or inheritance tax
Nevada has no state-level estate or inheritance tax. Federal estate tax can still apply based on your estate. Confirm your plan with an estate attorney; learn more about Nevada’s framework for estate and inheritance taxes.
Trust and asset-protection tools
Nevada law supports Domestic Asset Protection Trusts under NRS Chapter 166, which many high-net-worth households use within broader plans. Outcomes depend on proper setup and cross-jurisdiction issues, so work with qualified counsel. For a legal overview, see this summary of Nevada DAPT features.
Business tax note
“No personal income tax” does not mean no business taxes. Nevada imposes certain employer and business taxes, which you should include in total cost planning with your advisors.
Establishing Nevada residency
Common steps include getting a Nevada driver’s license, registering vehicles and to vote in Nevada, updating banking and professional ties to a Nevada address, and showing a pattern of intent and presence. Because audits are fact specific, consult a tax attorney or CPA before and after your move.
Costs, rules and risks to plan for
Property taxes and IVGID fee
Nevada’s average effective property tax rate on owner-occupied housing is comparatively modest at about 0.49 percent statewide, yet local levies and special assessments can add to your Washoe County bill. In Incline Village, the IVGID Recreation Facility Fee appears on the county bill and funds the amenity system that delivers passes and punch cards. Review your APN for exact amounts and budget alongside HOA dues, utilities, and insurance. See the Tax Foundation’s overview of Nevada property tax.
Short-term rentals and lodging tax
Short-term rental operation in Washoe County requires permitting and compliance with safety, occupancy, parking, and local-agent rules. Room tax is actively administered in the region, and hosts must collect and remit transient lodging tax. Start with the Reno–Sparks Convention & Visitors Authority’s page for room tax and filings, then coordinate with Washoe County on permits before you list.
Wildfire risk and insurance
Wildfire exposure is a real factor at Tahoe. Expect insurers to price risk into premiums and underwriting, and plan for defensible-space obligations and periodic inspections. Regional mitigation work is ongoing through multi-agency efforts. For context on current initiatives, see TRPA’s update on wildfire preparedness at Tahoe.
Everyday lifestyle
Dining and social spots
Incline offers a compact, high-quality dining scene that shifts seasonally. The former Lone Eagle Grille at the Hyatt announced its closure in February 2025, which changed the lakefront lineup. You will still find scenic options like Big Water Grille, relaxed spots, and craft beer at Alibi Ale Works. Check current listings for the latest openings and hours.
- Local news context: coverage of the Lone Eagle closure announcement
Schools and healthcare
Public K–12 is served by the Washoe County School District, including Incline Elementary, Incline Middle, and Incline High. Lake Tahoe School offers a private PK–8 option. Healthcare includes the Incline Village Community Hospital with 24/7 emergency services, with higher-level specialty care available in Truckee or Reno.
Privacy and pace of life
The North Shore tends to feel quieter than South Lake and Stateline, though summer weekends and holiday ski periods bring heavier traffic. Many owners value the close-knit feel and access to resident-focused amenities. If you want maximum privacy or easier winter access, compare lakefront, forest, and condo neighborhoods block by block before you buy.
Is Incline Village right for you?
If you want daily lake access, an easy local ski option, and the advantages of Nevada residency, Incline Village offers a rare blend. Align your search with how you actually live: school runs, winter driving, guest hosting at the beaches, and whether you plan to rent part-time. Pair that with a clear view of carrying costs, insurance, and any tax or trust planning you intend to pursue.
When you are ready, you deserve an advisor who lives the details. Our team blends neighborhood-level insight, legal and land-use fluency, and discreet, concierge handling for luxury buyers and sellers. For tailored guidance, private listings, or a value strategy for your current home, connect with Team Blair Tahoe. Request a Private Market Valuation.
FAQs
How do IVGID beach passes work for owners, second-home owners, and renters?
- IVGID ties amenity privileges to each assessed parcel through Recreation Passes and Punch Cards, with guest fees at the gates and limited renter privileges when sponsored; see the district’s current rules for passes and punch cards.
Are Incline Village beaches public?
- No, the four core beaches are IVGID-managed with controlled access for passholders and their guests, and services vary seasonally; details are on IVGID’s page for beach access and amenities.
What is the local ski experience like at Diamond Peak?
- Diamond Peak is a community-owned mountain focused on locals, lessons, and a calmer on-mountain vibe, with about 655 acres, roughly 30 runs, and 6 lifts; read more on the resort’s about page.
What are the key Nevada tax advantages for residents?
- Nevada has no personal state income tax and no state estate or inheritance tax, though federal estate tax may apply; confirm with your advisors using the state’s overview of income tax and this summary of estate and inheritance taxes.
Do I need a permit and to collect room tax for a short-term rental?
- Yes, plan for Washoe County permitting and active transient lodging tax collection; start with the RSCVA’s guidance on room tax and filings.
What should I budget for property taxes in Nevada?
- Effective rates average about 0.49 percent statewide, but your Washoe County bill can include local levies and IVGID’s Recreation Facility Fee; see the Tax Foundation’s overview of Nevada property tax.
How does wildfire risk affect ownership and insurance?
- Expect insurers to price wildfire exposure into premiums and to require defensible space; regional agencies are funding fuels reduction and preparedness, as outlined in TRPA’s update on wildfire readiness.
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