Property Care Guide
135 Alpine Meadows Rd #6, Alpine Meadows, CA 96146
Alpine Meadows, CA 96146 · Elevation 6835 ft
River Run Condo
Location & Property Details
- Elevation
- 6835 ft
- Fire Hazard Severity Zone
- Very High (CAL FIRE FHSZ)
- Fire District
- North Tahoe Fire Protection District
- Water
- Alpine Springs CWD
- Electric
- Liberty Utilities
- Gas
- Southwest Gas
TR Tahoe provides year-round property care across Alpine Meadows and North Lake Tahoe.
Seasonal Maintenance Calendar for Alpine Meadows
At 6835 ft in a Very High fire hazard zone, this property has specific seasonal maintenance requirements. Actual timing shifts 2–4 weeks in heavy snow years.
Spring
- Clear winter debris, pine needles, and broken branches from roof, gutters, and around foundation
- Inspect roof for damage from snow load; check flashing and shingles
- De-winterize exterior plumbing and irrigation systems
- Check deck boards and railings for rot or separation from frost heave
- Check for galvanized supply pipe corrosion if original plumbing was not replaced - 1980s-era Tahoe construction commonly used materials that show mineral buildup and reduced flow by now
Summer
- Create and maintain 100-ft defensible space (zones 0/1/2 per CAL FIRE)
- Stain or reseal decks during dry weather window
- Inspect and clean chimneys, stovepipes, and spark arrestors
- Test smoke and CO detectors; replace batteries
Fall
- Clear pine needles from roof, gutters, and within 5 ft of structures (Zone 0)
- Winterize exterior plumbing: drain hoses, shut-off exterior spigots, blow out irrigation
- Service heating system and replace furnace filters
- Check roof for loose shingles before snow season
Winter
- Monitor snow load on roof
- Keep attic and crawlspace ventilation clear of snow to prevent ice dams
- Check for ice dam formation at eaves and roof valleys
- Ensure heat tape on exposed pipes is functioning
- Verify heat tape type and rating match the existing pipe material - mismatched tape/pipe combinations from earlier retrofits are a frequent failure point in 1980s-era vacation properties
What This Means for an Owner Here
Properties inside CAL FIRE's Very-High Fire Hazard Severity Zone - including this 135 Alpine Meadows Rd #6 parcel at 6,835 ft - carry a maintenance burden that is non-negotiable: defensible space at zones 0, 1, and 2 must be maintained on a calendar schedule, not on an as-needed basis. The North Tahoe Fire Protection District performs annual inspections, and the most common owner mistake is treating Zone 0 (the five-foot ember-resistant ring) as a landscaping decision when it is in fact a structural-protection decision.
Service Area & Utility Context
Subdivision-level governance at this property shapes both the maintenance budget and the decision-making cadence. Most River Run Condo communities run on annual assessment cycles with periodic special assessments for capital projects, and owners who engage with the board meetings catch the cost surprises earlier than owners who don't.
Property Profile
A 1,485-sq-ftproperty built in 1983, with 3 bedrooms and 3 bathrooms on a compact 0.17-acre lot, sits at 6,835 ft under North Tahoe Fire Protection District jurisdiction; at a recorded price of $177,500; current assessed value sits at $294,843. The annual maintenance cost on a structure of this configuration depends primarily on roof condition, deck linear footage, and the state of any original utility runs.
Fire District Inspection: North Tahoe Fire Protection District
NTFPD inspects properties in the Very High FHSZ annually between April and June. Inspectors check Zone 0 (0–5 ft), Zone 1 (5–30 ft), and Zone 2 (30–100 ft) clearances per CAL FIRE standards. Properties that fail first inspection receive a notice and second inspection. Persistent non-compliance can result in abatement with owner liability for costs. NTFPD also offers free chipper days where residents can have cleared material chipped and removed at no charge — typically in April and May. For 135 Alpine Meadows Rd #6, the practical implication is a calendar entry at the start of the April through June window - owners who self-inspect Zones 0, 1, and 2 two weeks before that date have a near-zero re-inspection rate.
River Run Condo — Community
This property is in the River Run Condo subdivision in Alpine Meadows, Placer County. Contact TR Tahoe for property-specific information about local maintenance considerations, neighbor patterns, and service availability in this community.
Placer County — Permits, Taxes & Compliance
Permits
Portal: PlacerGOV (placer.ca.gov/buildingpermits)
Permit submissions for this 1,485 sq ft property in Placer County go through PlacerGOV (placer.ca.gov/buildingpermits). Placer County Building permits are mandatory for structural, additions, roof replacement, electrical upgrades, and HVAC swaps. Most applications flow through the PlacerGOV portal. Tahoe Basin parcels also face concurrent TRPA review, which extends the typical timeline relative to non-Basin work. Plan around concurrent TRPA review when the parcel falls inside the Lake Tahoe Basin - that is where most schedule slippage originates.
Short-Term Rental Rules
TOT Rate: 10%
Short-term rental operations at 135 Alpine Meadows Rd #6 are governed by Placer County with a 10% transient occupancy tax. Placer County requires a TOT (Transient Occupancy Tax) certificate for all short-term rentals under 30 days. The certificate number must be posted in all listing platforms. TOT is collected and remitted to Placer County quarterly. Violations can result in back-tax liability plus penalties. Owners considering STR use should align registration with the property's sale-cycle planning.
Property Tax & Transfer
Property tax treatment for 135 Alpine Meadows Rd #6 follows Placer County assessor practice. California Prop 19 (effective Feb 2021) changed parent-to-child property transfer rules - only a primary residence transfer receives the reassessment exclusion, and the exclusion is capped. Investment and vacation properties no longer receive automatic exclusion. Placer County Assessor administers transfers. For a 1983-built parcel (current assessed value $294,843), transfer planning benefits from a sit-down with both the assessor and tax counsel before any change in title.
Fire Compliance
Agency: CAL FIRE — Placer Unit, in conjunction with local fire districts
CAL FIRE — Placer Unit, in conjunction with local fire districts carries fire-compliance jurisdiction over this 1983-built parcel at 6,835 ft. CAL FIRE designates Tahoe Basin parcels in Placer County as Very High FHSZ. Annual defensible-space inspections are run by local fire districts under CAL FIRE contract. Non-compliance creates two cascading risks: insurance coverage exposure and the possibility of an abatement notice from the district. For an Very High-zone property, owners who treat defensible space as an annual maintenance contract rather than a one-time task carry the lowest non-renewal risk.
Short-Term Rental Context: Olympic Valley / Squaw Valley (96146)
The Olympic Valley / Squaw Valley STR market sits at 30.9% registered operator density. Olympic Valley (96146) has the highest STR density in Placer County at 30.9% of registered properties. Palisades Tahoe ski access drives winter occupancy rates that rival summer. Premium ski-in/ski-out and village-area units regularly exceed $100K gross annually. Placer County TOT applies at 10%; the valley's HOAs vary widely on STR rules — verify with your specific complex before operating. A 1,485 sq ft home at 6,835 ft typically sees the spread inside the $55,000–$80,000 band determined by amenity load (hot tub, EV charger, pet-friendly), not by raw nightly rate.
Income estimates are based on Placer/El Dorado County TOT filings and publicly reported AirDNA/VRBO North Lake Tahoe data, 2023–2024. Actual results vary by property type, condition, and operator.
Tahoe City / North Shore: Local Events & Lifestyle
Local context for Tahoe City / North Shore: Tahoe City is the commercial and community center of the North Shore. The Truckee River outlet, Commons Beach, and cluster of restaurants and shops along Highway 28 give it a walkable town character unusual for the Tahoe Basin. Year-round residents and second-home owners both orient toward Tahoe City as the area's civic hub. A 1983-built 1,485 sq ft property at 6,835 ft sits inside that pattern - both the lifestyle benefits and the operational rhythm follow from it.
SnowFest! North Lake Tahoe
Early March (10 days)
North Tahoe's signature winter festival, headquartered in Tahoe City since 1985. Polar plunges, snow sculpting, parades, torchlight parades at Palisades Tahoe, and live music across 10 days. The area's highest hotel occupancy weekend outside of peak ski weeks.
Tahoe City Blues, Brews & BBQ
August
Annual summer festival at Commons Beach in the heart of Tahoe City, featuring live blues music, local craft breweries, and lakefront views. One of the most accessible events for families staying in the 96145 area.
Commons Beach Summer Concert Series
July–August (weekly)
Free Thursday evening concerts at Commons Beach in Tahoe City. Draws locals and visitors; a consistent summer draw that supports strong July–August rental occupancy in the 96145 zip. A property at 6,835 ft in Alpine Meadows sees this in the surrounding ecosystem of dining, lodging, and traffic patterns each year.
Ironman 70.3 Lake Tahoe
Late August
Triathlon event using the Lake Tahoe Basin. The swim leg uses the crystal-clear near-shore water of the North Shore. Draws athletes and supporters from across the Western US and creates a late-August occupancy spike. A property at 6,835 ft in Alpine Meadows sees this in the surrounding ecosystem of dining, lodging, and traffic patterns each year.
Property Record
- Bedrooms
- 3.0
- Bathrooms
- 3.0
- Living Area
- 1485 sq ft
- Lot Size
- 0.17 acres
- Year Built
- 1983
- APN
- 095-540-006-000
Data from county assessor public records. May differ from current as-built condition.
Managing a Renovation or Remodel?
Out-of-area owner planning a project in Tahoe? TR Tahoe provides owner’s representative and construction oversight services — real-time photo documentation, invoice review with broker oversight, weekly progress reports, and budget tracking against your contractor’s estimate.
- Real-time photo documentation
- Invoice tracking with broker oversight
- Weekly progress reports
- Budget tracking against contractor estimate
Seasonal Care, Handyman & Maintenance
TR Tahoe has served North Lake Tahoe since 1997. Pine needle clearing, defensible space, snow load monitoring, pipe freeze prevention, deck staining, fire prep — the work that keeps a Tahoe property in good shape and your insurance in force.
Considering Buying 135 Alpine Meadows Rd #6, Alpine Meadows, CA 96146?
I’m Tristan Roberts — a licensed Lake Tahoe Realtor (DRE #01259729, Coldwell Banker) and the founder of TR Tahoe Property Care. I represent buyers, and I bring both the brokerage and the property-care lens to every showing.
When you view this home with me, I’ll point out:
- What this property’s elevation (6835 ft) and Very High fire hazard zone mean for ongoing maintenance and insurance.
- How the Alpine Springs CWD water source and North Tahoe Fire Protection District district affect long-term costs.
- Issues common to 1983-era construction in Alpine Meadows.
- STR (short-term rental) viability and county compliance for Alpine Meadows.
Broker of Record: Coldwell Banker Realty — DRE #01259729 — 475 N Lake Blvd Unit 102, Tahoe City, CA 96145 (Cal. Bus. & Prof. Code §10140.6)
Equal Housing Opportunity. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the nation.
Or text/call directly: (530) 448-1734 · tristan@cblaketahoe.com
Looking to buy, sell, or value this property?
Tristan Roberts is a licensed Coldwell Banker real estate broker with 27 years in North Lake Tahoe (DRE #01259729).
View sale history and market data at cblaketahoe.com →
This page is a property care and maintenance reference, not a real estate listing or appraisal.