Property Care Guide
20102 Hibbet Trail, Reno, CA 89511
Reno, CA 89511 · Elevation 4506 ft
SurroundingArea
Location & Property Details
- Elevation
- 4506 ft
- Fire Hazard Severity Zone
- Moderate (CAL FIRE FHSZ)
- Fire District
- Reno Fire
- Water
- Truckee Meadows WA
- Electric
- NV Energy
- Gas
- NV Energy
TR Tahoe provides year-round property care across Reno and North Lake Tahoe.
Seasonal Maintenance Calendar for Reno
At 4506 ft in a Moderate 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
- Schedule HVAC filter change and sealed-combustion system inspection per manufacturer schedule - modern units require annual service to maintain efficiency and warranty coverage
Summer
- Trim vegetation back from structures
- Stain or reseal decks during dry weather window
- Inspect and clean chimneys, stovepipes, and spark arrestors
- Test smoke and CO detectors; replace batteries
- Review smart home and monitoring systems: thermostat scheduling, camera battery backup, and leak-sensor alerts are especially valuable for unoccupied vacation properties
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
- Test smoke/CO sensor connectivity and remote alert delivery before closing for the season - post-2000 systems integrate with monitoring apps that require annual re-verification
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
What This Means for an Owner Here
Post-2000 construction at 4,506 ft benefits from modern energy code: tighter envelopes, sealed combustion appliances, and engineered framing. The annual cycle for a 2016-built home here is less about repair and more about preserving warranty coverage and keeping the monitoring stack alive - smart thermostats, leak sensors, and roof-snow cameras only earn their keep if their batteries and cellular plans are current.
Service Area & Utility Context
Electric service from NV Energy at this property follows Nevada-side utility rules rather than California's. Outage frequency, restoration priority, and time-of-use rate structures differ from Liberty Utilities territory across the line, and owners who run heat pumps or EV charging benefit from understanding which TOU window costs the least.
Property Profile
A 3,400-sq-ftproperty built in 2016, with 3 bedrooms and 3 bathrooms on a 39.9-acre parcel, sits at 4,506 ft under Reno Fire jurisdiction; at a recorded price of $4,440,000. 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.
SurroundingArea — Community
This property is in the SurroundingArea subdivision in Reno, Washoe County, Nevada. Contact TR Tahoe for property-specific information about local maintenance considerations, neighbor patterns, and service availability in this community.
Washoe County, Nevada — Permits, Taxes & Compliance
Permits
Portal: Washoe County Building Safety (washoecounty.gov)
Permit submissions for this 3,400 sq ft property in Washoe County, Nevada go through Washoe County Building Safety (washoecounty.gov). Permits for unincorporated Washoe County parcels (including Incline Village and Crystal Bay) go through Washoe County Building Safety. Timelines and fee schedules run on a different cadence than California county counterparts. 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: 15.25% combined (Washoe County + state lodging tax)
Running this 3,400 sq ft property as a vacation rental falls under Washoe County, Nevada rules: TOT applies at 15.25% combined (Washoe County + state lodging tax). Washoe County requires a Short-Term Rental permit. The combined transient lodging tax (county + state) is approximately 15.25%, higher than California's Placer County rate. The North Lake Tahoe Fire Protection District (Nevada side) has its own defensible space requirements distinct from CAL FIRE standards. For a 2016-built structure, registration and renewal cycles align with annual fire-district inspections - sequence them together.
Property Tax & Transfer
Washoe County, Nevada administers the assessor records for this parcel. Nevada has no state income tax, which is a significant financial consideration for owners establishing Nevada domicile. Property tax rates are lower than California - Washoe County's base rate is approximately 0.84% vs California's 1%+ effective rate for older assessments. However, Nevada's AB 408 and various assessor practices can produce reassessment events at sale that close the gap. A 2016-built structure that has been in a family for decades typically faces the largest gap between assessed value and current market - that gap shapes both transfer strategy and inheritance planning.
Fire Compliance
Agency: North Lake Tahoe Fire Protection District (NV)
North Lake Tahoe Fire Protection District (NV) carries fire-compliance jurisdiction over this 2016-built parcel at 4,506 ft. North Lake Tahoe FPD (Nevada) covers Incline Village and Crystal Bay with annual defensible-space inspections in late spring. Fire hazard designations on the Nevada side mirror the Very High designations across the lake on the California side. For an Moderate-zone property, owners who treat defensible space as an annual maintenance contract rather than a one-time task carry the lowest non-renewal risk.
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 2016-built 3,400 sq ft property at 4,506 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. A property at 4,506 ft in Reno sees this in the surrounding ecosystem of dining, lodging, and traffic patterns each year.
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.
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.
Property Record
- Bedrooms
- 3
- Bathrooms
- 3
- Living Area
- 3400 sq ft
- Lot Size
- 39.9 acres
- Year Built
- 2016
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 20102 Hibbet Trail, Reno, CA 89511?
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 (4506 ft) and Moderate fire hazard zone mean for ongoing maintenance and insurance.
- How the Truckee Meadows WA water source and Reno Fire district affect long-term costs.
- Issues common to 2016-era construction in Reno.
- STR (short-term rental) viability and county compliance for Reno.
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.