Thinking about making Incline Village your primary home instead of a getaway you visit a few times a year? You are not alone. Many buyers love the lake lifestyle but want a clear picture of what day-to-day life looks like once the crowds thin and winter sets in. In this guide, you will learn how the seasons shape routines, how services work, what to know about schools and healthcare, and how costs and rules may influence a full-time move versus keeping a second home. Let’s dive in.
Year-round vibe and community
Incline Village and adjacent Crystal Bay are small, high-elevation communities on Lake Tahoe’s Nevada side. You will meet year-round residents, remote workers, retirees, local service pros, and a sizable group of second-home owners who fill the area on summer weekends and holidays. Expect a small-town pace with resort amenities rather than big-city convenience.
Homes range from cozy cabins to luxury lakefront estates, with many properties used as vacation homes. Inventory can be tight and prices trend high for Nevada, shaped by tourism and relocations from higher-cost metros. If you want a quieter lifestyle with quick access to the lake, trails, and a community ski hill, this setting will likely fit.
Weather and seasons at elevation
Incline Village sits around 6,000 to 6,400 feet, so the sun is strong, the air is thinner, and winter brings more snow than lower elevations. That elevation shapes your daily plan.
- Winter: Snow is part of life. Storm cycles can be intense in some years, which affects commute times, school schedules, and errands. Plan for winter-capable vehicles, traction gear, and reliable heat.
- Summer: Days are generally mild to warm and dry, ideal for boating, hiking, and long evenings outside. Lake activities typically peak from late May or June through September.
- Spring and fall: Shoulder seasons swing between sunshine and early or lingering snow. The pace slows after summer and before ski season ramps up.
If you live here full time, budget for snow removal and seasonal maintenance, including roof clearing and pipe freeze protection. In some summers, wildfire smoke can also be a factor to monitor.
Getting around and commuting
Reno is the closest regional hub and airport, typically a 40 to 60 minute drive in fair weather. In winter, your travel time depends on road conditions. Access relies on Mount Rose Highway, SR-28, and connections to US-395. Chain controls and occasional closures can slow a commute or a school drop-off.
Local and regional bus services operate on the north shore, but routes and frequency are limited compared with urban transit. Most full-time residents rely on a car. If you expect to commute to Reno, factor in seasonal conditions and plan backup options.
Schools and education options
Public education is provided by the Washoe County School District. Incline Village has local elementary and middle school options, while high school placement and specialized programs should be confirmed directly with the district. Class sizes can feel smaller than in large cities, though staffing and program availability may vary in a small community.
Private or alternative options exist in the broader region, and local families often build routines around mountain sports, ski teams, Nordic programs, and outdoor learning. If schools are a key factor for your move, verify attendance boundaries, transportation, and extracurricular offerings with the district before you buy.
Healthcare and access to specialists
In-town primary and urgent care options are available on a smaller scale than in larger cities. For specialists and major hospital services, many residents travel to Reno or Truckee depending on the need and insurance. If you or a family member expects frequent visits to specialists, weigh travel time, winter road conditions, and telehealth availability as part of your decision.
Amenities and IVGID explained
A unique part of living here is the Incline Village General Improvement District, often called IVGID. IVGID manages key community amenities such as beaches, parks, recreation centers, golf, tennis and pickleball, and the local ski area.
- Diamond Peak Ski Resort: A community-oriented mountain with family-friendly access, lessons, and events.
- Beaches and parks: IVGID-managed beaches and seasonal programming offer a core summer lifestyle for property owners and residents who pay assessments.
- Recreation: Golf, fitness, tennis, and community events create a year-round calendar.
If access to beaches and IVGID programs matters to you, review current fee schedules, assessments, and any planned capital projects during due diligence.
Daily life, dining, and events
Incline’s commercial core is compact, with grocery stores, cafes, restaurants, and hardware and building supply options. Many businesses expand hours in summer. Nightlife is low-key, centered on resort and community events. For broader cultural venues, you will drive to Reno or Truckee.
Expect a steady calendar of farmers markets, summer concerts, Fourth of July festivities, ski-season events, and holiday celebrations. Timing varies year to year, so most residents follow local calendars and newsletters to plan.
Costs, taxes, and Nevada residency
Nevada’s lack of state personal income tax is a major draw if you are relocating from California. That said, establishing Nevada domicile requires more than buying a home. You will need to shift your primary ties, like voter registration, vehicle registration, and time spent, and you should consult a CPA or tax attorney who understands California and Nevada rules.
Property taxes are administered by Washoe County and differ from California’s system. On higher-value homes, the absolute dollar amounts can be meaningful due to assessed values. Budget for utilities, snow removal, seasonal roof work, and any IVGID assessments. If you plan to split time between states, factor in travel costs and property management for periods when you are away.
Short-term rentals and regulations
If rental income is part of your plan, confirm current short-term rental rules with Washoe County and any applicable HOAs. Policies and licensing requirements can change, and IVGID-managed amenities and neighborhood rules may limit access or rentals. Build your financial model using current regulations, not last year’s assumptions.
Internet, utilities, and winter prep
Internet and cell coverage have improved, but speeds and reliability can vary by street and elevation. Always confirm providers and speeds for a specific address, especially if you work remotely.
Snow removal is a core service here. Learn which roads are plowed by the county versus local districts, and line up private plow contracts if needed for steep driveways. Inside the home, confirm heating performance, insulation, and freeze protection. If you own a second home, budget for winterization and periodic checks during storms.
Second home vs full-time: how to decide
Both options can work well in Incline Village. Your best fit depends on lifestyle, work flexibility, and comfort with mountain logistics.
- Choose full-time if you want daily access to the lake and trails, can manage winter driving, and are ready to plug into IVGID amenities and a small-town rhythm.
- Choose a second home if you plan seasonal use, want to keep city access to specialists, or prefer to ease into mountain living. Just account for property management, winterization, and any rental rules if you plan to rent.
Either path benefits from clear planning around taxes, insurance, and travel. The right agent can help you model costs against your goals.
Buyer verification checklist
Before you decide on a year-round move or a second home, confirm the details that affect daily life and long-term costs.
- Verify current school assignments, programs, and transportation with the Washoe County School District.
- Get a written homeowners insurance quote that accounts for wildfire exposure and any flood or lakefront risks.
- Confirm internet providers, available speeds, and cellular coverage at the exact property address.
- Review recent HOA and IVGID meeting minutes, fee schedules, and any planned capital projects related to beaches, golf, and recreation.
- Consult a CA and NV tax advisor about establishing Nevada domicile and property tax implications.
- Review current short-term rental regulations and licensing for Washoe County, plus any HOA restrictions.
- Test your commute routes during winter if possible, or review winter travel reports, and map access to medical services for your household.
- Interview local property managers if the home will be rented or vacant for long stretches.
What this means for you
Living in Incline Village year round brings a true four-season lifestyle, with skiing in winter, boating and hiking in summer, and a steady flow of community events. The tradeoffs are the costs and logistics of mountain living, plus the planning needed for schools, healthcare access, and winter travel. If you prioritize a high-elevation lake lifestyle and can plan around seasons, the reward is daily access to Tahoe’s outdoors and amenities.
Ready to explore neighborhoods, off-market opportunities, and a plan tailored to your goals? Connect with the local team at The Brassie Group for clear guidance on whether a full-time move or a second home delivers the best lifestyle and financial fit.
FAQs
What is winter driving like in Incline Village?
- Expect regular snow, chain controls, and occasional road closures. A winter-capable vehicle, traction equipment, and flexible schedules make travel safer and more predictable.
How close are hospitals and specialists to Incline Village?
- Primary and urgent care options exist in town, while major hospital services and specialists are typically accessed in Reno or Truckee depending on need and insurance.
How do IVGID amenities work for residents and owners?
- Property owners and residents pay assessments that fund IVGID-managed facilities such as beaches, parks, recreation centers, golf, and Diamond Peak Ski Resort. Review current fees and access policies during due diligence.
What should I budget beyond the mortgage for a Tahoe home?
- Plan for homeowners insurance, utilities, snow removal, seasonal roof and property maintenance, and any IVGID assessments. If it is a second home, include property management and winterization.
Can I count on fast internet for remote work?
- Many areas have solid service, but speeds vary by street and elevation. Verify providers and run speed checks for the exact property address before you buy.
What are the key steps to establish Nevada residency?
- Beyond purchasing a home, you generally need to move your primary ties such as voter and vehicle registration and time spent. Consult a CA and NV tax specialist for guidance.
Is short-term renting allowed in Incline Village?
- Rules are set by Washoe County and can change. Confirm current licensing, occupancy taxes, and any HOA or neighborhood restrictions before including rental income in your plan.
