Property Care Guide
651 Country Club Drive, Incline Village, CA 89450
Incline Village, CA 89450 · Elevation 6400 ft
SurroundingArea
Location & Property Details
- Elevation
- 6400 ft
- Fire Hazard Severity Zone
- Very High (CAL FIRE FHSZ)
- Fire District
- North Lake Tahoe Fire Protection District
- Water
- Incline Village GID
- Electric
- NV Energy
- Gas
- Southwest Gas
TR Tahoe provides year-round property care across Incline Village and North Lake Tahoe.
Seasonal Maintenance Calendar for Incline Village
At 6400 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
- 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
Properties inside CAL FIRE's Very-High Fire Hazard Severity Zone - including this 651 Country Club Drive parcel at 6,400 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 Lake 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
Incline Village GID handles water, sewer, and recreation across the community, which consolidates a category of services that elsewhere falls to multiple agencies. Owners here benefit from understanding the GID's annual recreation pass program and the long-term capital plan for water and sewer infrastructure - both of which appear on the owner's tax bill rather than as separate utility charges.
Property Profile
This 1971 structure - 1,008-sq-ft2 bedrooms 1 bathrooms sitting on an unrecorded lot - sits at 6,400 ft in the Incline Village area; at a recorded price of $1,055,000. Maintenance planning for a property of this size and vintage typically follows a 3-year capital cycle plus annual envelope and mechanical service.
Fire District Inspection: North Lake Tahoe Fire Protection District
The Nevada-side North Lake Tahoe FPD (distinct from California's NTFPD) serves Incline Village and Crystal Bay. Annual inspections follow Nevada Division of Forestry standards, which mirror CAL FIRE in most respects but are administered separately. IVGID coordinates with the FPD on community-wide defensible space requirements. For 651 Country Club Drive, the practical implication is a calendar entry at the start of the May through July (Nevada side) window - owners who self-inspect Zones 0, 1, and 2 two weeks before that date have a near-zero re-inspection rate.
SurroundingArea — Community
This property is in the SurroundingArea subdivision in Incline Village, 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 1,008 sq ft property in Washoe County, Nevada go through Washoe County Building Safety (washoecounty.gov). Building Safety at Washoe County administers permits for the unincorporated Nevada side - Incline Village, Crystal Bay, and adjacent areas. The fee schedule and processing timeline differ from the California county processes across the line. 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)
If 651 Country Club Drive is operated as a short-term rental, the Washoe County, Nevada 15.25% combined (Washoe County + state lodging tax) TOT applies and registration is enforced. Operating an STR in Washoe County requires the county permit, and the combined transient lodging tax burden is roughly 15.25% (higher than Placer's 10%). Nevada-side defensible space falls under the North Lake Tahoe FPD's own standards, which run parallel to but distinct from CAL FIRE's framework. The compliance overhead is roughly two hours per year of documentation if the operator is organized; multiples more if they are not.
Property Tax & Transfer
Tax and transfer rules in Washoe County, Nevada apply to this 1,008 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)
Fire compliance at 651 Country Club Drive is overseen by North Lake Tahoe Fire Protection District (NV). 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. The Very High FHSZ designation here means inspections are non-discretionary, and the calendar is set by the agency rather than by the owner.
Incline Village: Community Background
Development era: 1960s planned community
The Incline Village development pattern shapes annual ownership economics more than most realize. Incline Village was developed as a planned community starting in the early 1960s by Crystal Bay Development Company. The community's design included deed restrictions, golf courses, and private beach access — a deliberate effort to create an upscale alternative to the more informal North Shore developments. IVGID (Incline Village General Improvement District) was formed to manage recreation infrastructure and private beaches, a structure that remains in place and is a key value driver for properties within the district. For 651 Country Club Drive, the 1960s planned community context determines comp set, insurance-pool placement, and the rate at which deferred-maintenance items compound. A 1,008 sq ft parcel here lives inside those constraints whether the owner engages with them or not.
Incline Village / Crystal Bay: Local Events & Lifestyle
Local context for Incline Village / Crystal Bay: Incline Village and Crystal Bay are Nevada-side communities with a distinct character: no state income tax, lower property taxes, premium views, and a more exclusive buyer profile. The private beaches (IVGID-managed) are available only to property owners and their guests — a significant amenity that cannot be replicated elsewhere in the Basin. High-end properties here regularly exceed $5M. A 1971-built 1,008 sq ft property at 6,400 ft sits inside that pattern - both the lifestyle benefits and the operational rhythm follow from it.
Concours d'Elegance at Lake Tahoe
Mid-August
One of the premier classic car events in the western US, held annually in Incline Village. The event draws collectors and enthusiasts from across the country and generates one of the highest-demand August weekends in the Incline market. For owners at 651 Country Club Drive, this is one of the calendar markers worth knowing - both for personal use planning and rental availability.
Lake Tahoe Shakespeare Festival
July–August
Outdoor Shakespeare performances at Sand Harbor State Park, one of the most scenic outdoor amphitheaters in the US. The festival is a cultural anchor for the Nevada side and draws visitors to Incline Village and Crystal Bay throughout summer. For owners at 651 Country Club Drive, this is one of the calendar markers worth knowing - both for personal use planning and rental availability.
Sand Harbor Beach
Memorial Day–Labor Day (peak)
Sand Harbor is consistently rated among the most beautiful freshwater beaches in the US. The day-use parking fills by 9am on peak summer days; proximity to Sand Harbor is a major rental marketing asset for Incline Village and Crystal Bay properties. For owners at 651 Country Club Drive, this is one of the calendar markers worth knowing - both for personal use planning and rental availability.
Property Record
- Bedrooms
- 2
- Bathrooms
- 1
- Living Area
- 1008 sq ft
- Year Built
- 1971
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 651 Country Club Drive, Incline Village, CA 89450?
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 (6400 ft) and Very High fire hazard zone mean for ongoing maintenance and insurance.
- How the Incline Village GID water source and North Lake Tahoe Fire Protection District district affect long-term costs.
- Issues common to 1971-era construction in Incline Village.
- STR (short-term rental) viability and county compliance for Incline Village.
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.