Property Care Guide
2170 Highway 28, Carson City, CA 89703
Carson City, CA 89703 · Elevation 4802 ft
SurroundingArea
Location & Property Details
- Elevation
- 4802 ft
- Fire Hazard Severity Zone
- High (CAL FIRE FHSZ)
- Fire District
- Carson City Fire
- Water
- Carson City
- Electric
- NV Energy
- Gas
- Southwest Gas
TR Tahoe provides year-round property care across Carson City and North Lake Tahoe.
Seasonal Maintenance Calendar for Carson City
At 4802 ft in a 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
- Inspect crawlspace and sub-floor - pre-1980 construction often has degraded vapor barriers and original insulation that retains moisture and reduces energy efficiency
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
- Check original single-pane windows and door weatherstripping; aging seals significantly raise heating costs in Tahoe winters and are a common source of pipe-freeze vulnerability
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
- Pre-1980 galvanized or original copper supply lines are more prone to freeze damage - verify heat tape covers all exposed runs under the structure, including any original un-insulated sections
What This Means for an Owner Here
Pre-1980 cabins around Carson City were designed for a different ownership model - heavy summer use, short winter visits, minimal mechanical complexity. A property at 4,802 ft from this era benefits from owners who accept the building's vintage and plan their care around it: annual envelope inspections, freeze-prep before October, and a working relationship with a local Carson City Fire crew who knows the road.
Service Area & Utility Context
Inside the SurroundingArea community, shared maintenance responsibilities typically include common-area landscaping, road maintenance, and (in many cases) snow removal up to the property line. The CC&Rs are the document that defines exactly where owner responsibility begins, and reviewing them at purchase saves recurring confusion.
Property Profile
Assessor data on this property: 1934 build, 2,915-sq-ft of living area, 5 bedrooms and 5 bathrooms , lot area of a larger 2.04-acre parcel; at a recorded price of $20,000,000; 1 parking spaces of record. Owners of a structure with this profile at 4,802 ft typically allocate maintenance budget across envelope (roof, deck, windows), mechanical (HVAC, plumbing, chimney), and exterior (defensible space, driveway, drainage).
SurroundingArea — Community
This property is in the SurroundingArea subdivision in Carson City, Douglas County, Nevada. Contact TR Tahoe for property-specific information about local maintenance considerations, neighbor patterns, and service availability in this community.
Douglas County, Nevada — Permits, Taxes & Compliance
Permits
Portal: Douglas County Community Development (douglascountynv.gov)
For 2170 Highway 28, structural and mechanical work routes through Douglas County Community Development (douglascountynv.gov). Permits in the Douglas County jurisdiction (Glenbrook, Zephyr Cove, East Shore) flow through Community Development. The standards and processing differ from the California side and require their own planning. Owners of a 1934-built home at 4,802 ft should budget review time accordingly - TRPA overlap on Tahoe Basin parcels is the dominant timeline driver.
Short-Term Rental Rules
TOT Rate: ~12% combined
Short-term rental operations at 2170 Highway 28 are governed by Douglas County, Nevada with a ~12% combined transient occupancy tax. Douglas County has STR permit requirements and transient lodging tax obligations. The Tahoe Douglas Fire Protection District enforces defensible space in this zone. Owners considering STR use should align registration with the property's sale-cycle planning.
Property Tax & Transfer
Douglas County, Nevada administers the assessor records for this parcel. The Nevada-side Douglas County jurisdiction covers South and East Shore parcels. No state income tax, lower effective property-tax rates than California counterparts. Glenbrook and Zephyr Cove especially retain a quiet, low-density character with deep historical roots. A 1934-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: Tahoe Douglas Fire Protection District
Tahoe Douglas Fire Protection District carries fire-compliance jurisdiction over this 1934-built parcel at 4,802 ft. Glenbrook, Zephyr Cove, and other East Shore communities are served by Tahoe Douglas FPD. The annual inspection program addresses the Very High FHSZ designation that blankets most of the Tahoe Basin. For an 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.
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 1934-built 2,915 sq ft property at 4,802 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 4,802 ft in Carson City 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. For owners at 2170 Highway 28, this is one of the calendar markers worth knowing - both for personal use planning and rental availability.
Property Record
- Bedrooms
- 5
- Bathrooms
- 5
- Living Area
- 2915 sq ft
- Lot Size
- 2.04 acres
- Year Built
- 1934
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 2170 Highway 28, Carson City, CA 89703?
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 (4802 ft) and High fire hazard zone mean for ongoing maintenance and insurance.
- How the Carson City water source and Carson City Fire district affect long-term costs.
- Issues common to 1934-era construction in Carson City.
- STR (short-term rental) viability and county compliance for Carson City.
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.