Why Residency Is Part of the Tahoe Conversation for High-Net-Worth Buyers

Incline Village & Crystal Bay Real Estate Marketing Update | January 22, 2026

The Nevada side of Lake Tahoe is seeing renewed attention as California’s proposed Billionaire Tax becomes part of broader financial and residency discussions. The proposal, a one-time 5 percent tax tied to California residency and based on total wealth rather than annual income, is one of several factors high-net-worth buyers are considering when evaluating long-term residency and investment decisions. While the tax is narrowly targeted and still subject to voter approval and legal review, its structure is clear: liability is triggered by California residency on a specific date, not by where assets are invested or how capital is deployed. As a result, purchasing real estate—whether in California or Nevada—does not “offset” or reduce the tax itself. What it does bring into focus is the strategic importance of residency and domicile, particularly for individuals already considering a lifestyle-driven transition.

Incline Village & Crystal Bay Nevada photographed by Gray Malin

Incline Village and Crystal Bay have long appealed to buyers seeking more than a second home. For those evaluating a potential change of primary residence, Nevada offers a well-established framework: no state income tax, clear residency standards, and proximity to California’s business centers. In this context, a home purchase here is not a financial workaround, but rather a foundational step in establishing domicile. When done thoughtfully and well in advance, relocating primary residence to Nevada can change which state has taxing authority going forward. This distinction matters. The advantage is not about avoiding taxes through spending, but about aligning one’s permanent home, daily life, and community ties with a jurisdiction that supports long-term planning.

What we are seeing locally is that this financial clarity dovetails naturally with lifestyle priorities. Incline Village and Crystal Bay offer a rare combination of privacy, health-forward living, and immediate access to world-class outdoor recreation—skiing, trails, lake access, and open space right outside the front door. These are communities where families settle in, partnerships grow, and daily routines are shaped by nature rather than congestion. For buyers who qualify under the proposed wealth tax and are thoughtfully evaluating residency, Nevada-side Tahoe represents not a tax offset, but a residency advantage—one that supports both personal well-being and prudent long-term decision-making in an evolving policy environment.

If you are considering the residency advantage that Incline Village and Crystal Bay have to offer, the market continues to thrive in the midst of Winter. Despite a lower inventory this time of year, the options hold strong in the luxury market with a median listing price over $13M this week. We have also lots and land options to our weekly review, for the Buyer interested in building those coveted and personalized spaces.  

This Week's Market Stats for Incline Village and Crystal Bay

	Houses	PUDs	Condos	Lot/Land	Total
For Sale	49	5	47	6	107
Under $1.5M	0	1	27	1	29
Median Price For Sale	$13,888,888	$1,425,000	$3,695,000	$2,500,000
Total Sales 2026	4	1	1	9	15
Total Sales 2025	1	1	1	4	7
Total Sales 2024	5	2	4	4	15

 Please keep in mind that these numbers are based on data from the Incline Village Board of REALTORS® or its Multiple Listing Service as of 1/20/2026.