Imagine stepping into your Incline Village retreat with zero surprises and a plan for every detail. You want lake access, flexible use, and a smooth close that respects Tahoe’s unique rules and rhythms. This checklist gives you a clear path from first idea to keys in hand, including financing, taxes, IVGID, short‑term rentals, TRPA, insurance, and closing. Let’s dive in.

Set your vision and use plan

Define how you will use the home

• Personal use only: a private family retreat with no renting.
• Hybrid: personal use plus occasional rentals during peak seasons.
• Full short‑term rental: operate as a permitted STR under Washoe County rules. If renting for fewer than 28 days, you need a county STR permit and must meet safety and local‑responsible‑party requirements. Review the county’s program on the official Washoe County STR page.

Right‑size your budget for this market

• Typical Incline Village home values sit roughly in the 1.3–1.5 million dollar range. Many properties price above conforming loan limits, which affects lending.
• This is a seasonal, resort market, so timing and inventory can shift with winter and summer peaks. Plan for potential longer market times than urban areas.

Get financing aligned early

Know second‑home vs. investment rules

• Mortgage investors classify second homes differently than primary or investment properties. Second homes must be for your exclusive use and occupied part of the year. Investment properties follow different pricing and underwriting.
• Review how occupancy and data are captured with Fannie Mae’s guidance. Ask your lender how this applies to your scenario.

Expect a jumbo‑loan reality

• With many homes above conforming limits, jumbo financing is common. Lenders often require stronger credit, more reserves, and larger down payments than for a primary residence.
• Get pre‑approved with a lender experienced in second‑home and resort jumbo loans before you shop. Ask how they treat any planned rental income and additional financed properties.

Model true carrying costs

Understand Washoe County property taxes

• Nevada calculates assessed value at 35 percent of taxable value, then applies rates. Year‑to‑year tax bill increases are capped, but caps differ by use.
• Primary residences generally fall under a 3 percent cap, while most other properties can rise up to 8 percent. If this will not be your primary residence or you plan to rent, model the higher exposure. See the Washoe County Assessor FAQ.

Confirm IVGID fees and owner access

• Parcels inside the Incline Village General Improvement District (IVGID) boundary pay Recreation and Beach Facility Fees on the tax bill. These fees support amenities and influence eligibility for owner recreation cards.
• Verify whether the parcel is inside IVGID and how passes transfer after closing. Start with the IVGID Facility Fee FAQ.

Price insurance in a wildfire‑prone basin

• Obtain quotes for homeowners, wildfire, flood, and earthquake before removing contingencies. Carrier appetite and premiums can vary by street and mitigation status.
• The North Lake Tahoe Fire Protection District updated fire and WUI codes in 2026, which can affect construction, retrofits, and defensible space. Review the WUI code update and discuss mitigation with your insurer.

Confirm rental potential the right way

Short‑term rental permit requirements

• Washoe County requires a permit to rent for fewer than 28 days in Incline Village and Crystal Bay. Permits are tiered by occupancy and require inspections, a local responsible party, and annual renewal.
• Review eligibility, timelines, and documentation on the Washoe County STR page.

Fire and life‑safety compliance

• STRs must meet specific safety standards. Expect smoke and CO alarms, emergency information, and restrictions on certain fuel‑burning appliances.
• Read the North Lake Tahoe Fire Protection District’s STR safety guidance and budget for any required upgrades.

Transient lodging tax and licensing

• STR operators must register for transient lodging tax and comply with regional collection rules. Short‑term lodging in the Tahoe area has historically been collected at roughly 13 percent or more, with allocations that can change.
• Confirm the exact current rate and platform remittance rules with local authorities. Start with the county’s STR permits and licensing page.

Plan for remodels, ADUs, or site work

TRPA rules apply in the Tahoe Basin

• Many remodels, new construction, and ADUs within the basin require Tahoe Regional Planning Agency review. TRPA manages development rights and residential allocations.
• Projects that seem routine elsewhere can need TRPA permits, BMPs for stormwater, and sometimes the purchase of development rights. Learn more about TRPA development rights.

Due diligence checklist during escrow

Inspect the property for mountain living

• Order a general home inspection plus pest, roof, and snow‑load checks. Evaluate heating systems, insulation, and whether the home has air conditioning.
• Confirm sewer connection versus septic. If septic, inspect and obtain records. IVGID’s Public Works resources are a helpful starting point for utilities and services on the IVGID residents page.

Review HOA or condo documents

• Request the full resale packet: CC&Rs, bylaws, rules, operating budget, reserve study, financials, meeting minutes, insurance declarations, management agreements, litigation disclosures, and any special assessment notices.
• Confirm rental rules, STR policies, guest parking limits, architectural review procedures, and any required club memberships. Red flags include underfunded reserves, frequent special assessments, major capital projects without clear funding, or rules that conflict with your plans.

Verify title, easements, and access

• Order a preliminary title report and review all exceptions. Confirm any recorded easements for utilities, beach access, or parking, and verify shore rights where applicable.
• Ask your title officer to flag TRPA‑related encumbrances or IVGID liens. For tax and roll details, consult the Washoe County Assessor FAQ.

Check utilities and resilience projects

• NV Energy continues reliability and wildfire‑mitigation work in the region, which can involve planned outages and occasional traffic impacts during construction.
• Review recent updates and project notices, such as work near Spooner and Glenbrook reported by the Tahoe Daily Tribune. Ask the utility about any planned work that affects your parcel.

Write a smarter offer

Include targeted contingencies

• HOA document review contingency to analyze CC&Rs, reserves, minutes, insurance, and litigation.
• IVGID verification contingency to confirm facility fees, amenity access, and pass transfer. Reference the IVGID Facility Fee FAQ.
• STR eligibility and permit contingency tied to Washoe County STR rules and transient lodging licensing.
• Insurance quote contingency for acceptable wildfire, flood, and earthquake coverage aligned with the WUI code update.

Pre‑close and post‑close tasks

Before closing

• Confirm IVGID assessments are paid or escrowed and complete ownership registration for passes.
• If planning STR operations, calendar permit applications and safety inspections. Bind required insurance and designate your local responsible party or property manager.

After closing

• For STRs, obtain or renew the Washoe County STR permit, complete transient lodging tax registration, and schedule any required NLTFPD inspections. Align house rules and emergency info with local standards.
• Set up snow removal, seasonal maintenance, and monitoring systems so the home is guest‑ready and protected year‑round.

Where a local advisor adds value

A trusted local agent connects the dots across IVGID boundaries, TRPA rules, STR permitting, title nuances, and insurance realities so you do not lose time or certainty. Your team should coordinate lenders who understand second homes and jumbo loans, title officers familiar with Tahoe encumbrances, and insurers who price wildfire and flood correctly. If you plan to rent, a local property manager helps estimate net income, meet permit obligations, and serve as your 24‑7 local responsible party.

Ready to map your next steps or pressure‑test a specific property? Reach out to Jamie & Kirk Baines for a tailored Incline Village second‑home plan, lender and insurer introductions, and a concierge path from search to keys.

FAQs

Can I run a short‑term rental in Incline Village?

• Yes, if the property is in the permitted area and you obtain a Washoe County STR permit with required inspections, a local responsible party, and annual renewal. Review the county STR program.

Do second‑home buyers receive IVGID beach and rec access?

• If the parcel is inside IVGID and facility fees appear on the tax bill, owners can register for recreation passes after closing. Verify transfer steps and any unpaid assessments using the IVGID Facility Fee FAQ.

How do Washoe property‑tax caps work for a second home?

• The 3 percent annual cap generally applies to primary residences. Most other properties can increase up to 8 percent, so model the higher cap for a second home. See the Assessor FAQ.

Will wildfire risk block my insurance?

• Not necessarily, but premiums and eligibility vary. Get quotes early, follow local defensible‑space standards, and understand the updated WUI code requirements.

Do I need TRPA approval to remodel or add an ADU in Incline Village?

• Many projects inside the Tahoe Basin require TRPA review, development rights, and BMP compliance. Check requirements before writing offers by reviewing TRPA development rights.

What taxes and licenses apply if I rent my home short‑term?

• You must secure a Washoe County STR permit, register for transient lodging tax, and follow regional remittance rules. Confirm current rates and steps on the county’s STR permits page.