Property Care Guide
631 California Avenue, Reno, CA 89509
Reno, CA 89509 · 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
- Inspect crawlspace and sub-floor - pre-1980 construction often has degraded vapor barriers and original insulation that retains moisture and reduces energy efficiency
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
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 Reno were designed for a different ownership model - heavy summer use, short winter visits, minimal mechanical complexity. A property at 4,506 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 Reno Fire crew who knows the road.
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
On record: a 1907-vintage 17,964-sq-ft layout, 7 bedrooms and 9 bathrooms , set on a larger 2.03-acre parcel. The parcel sits at 4,506 ft within Reno Fire territory; at a recorded price of $15,900,000, and the maintenance profile follows the standard pattern for a structure of this age and size at this elevation.
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 17,964 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 17,964 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 1907-built structure, registration and renewal cycles align with annual fire-district inspections - sequence them together.
Property Tax & Transfer
Tax and transfer rules in Washoe County, Nevada apply to this 17,964 sq ft property. No state income tax in Nevada makes Nevada domicile financially meaningful for owners with that option. Property tax also runs lower - Washoe County's base around 0.84% versus California's 1%+ effective rate on older assessments. AB 408 and current assessor practices can trigger reassessment at sale, which narrows the long-term tax gap. The intersection of Prop 19, family transfers, and short-term-rental income reporting can compound quickly - a documented plan beats reacting to notices.
Fire Compliance
Agency: North Lake Tahoe Fire Protection District (NV)
North Lake Tahoe Fire Protection District (NV) carries fire-compliance jurisdiction over this 1907-built parcel at 4,506 ft. Incline Village and Crystal Bay are covered by the Nevada-side North Lake Tahoe FPD, which runs the annual late-spring defensible-space inspection program. The Very High fire hazard designation on the Nevada side parallels the California-side classification. 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
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. For an owner at 631 California Avenue, that character translates directly into property-level decisions: which weeks command rental premium, which seasons demand the highest maintenance attention, and which amenities matter to long-term resale.
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. For owners at 631 California Avenue, this is one of the calendar markers worth knowing - both for personal use planning and rental availability.
Property Record
- Bedrooms
- 7
- Bathrooms
- 9
- Living Area
- 17964 sq ft
- Lot Size
- 2.03 acres
- Year Built
- 1907
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 631 California Avenue, Reno, CA 89509?
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 1907-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.