Buyers Guide · We Be Gettin' It, On The Daily.
Let's Find Your Perfect Home
Expert buyer representation in South City. From search to close, Johnny Tester is with you every step.
0%
State Income Tax
266+
Sunny Days / Year
4,730ft
Elevation
25min
To Lake Tahoe
The Lake Tahoe Lifestyle
A lake so grande it takes your breath away
The air up there in the clouds is very pure and fine, bracing and delicious.
Lake Tahoe and the Tahoe basin occupy one of the most strategically perfect locations in the American West. You\'re at the foot of the Sierra Nevada — 25 minutes from Lake Tahoe\'s ski resorts and beaches, 30 minutes from Reno\'s airport and urban amenities, and surrounded by 300 days of sunshine and the kind of wide-open high desert landscape that clears your head the moment you arrive.
Owning here is a different kind of choice. Space over density. Financial freedom over state income tax. A community that still knows your name.
Start Your Search
Four Seasons of Adventure
Your backyard is
the American West.
Four seasons of outdoor adventure, world-class entertainment, and natural beauty all within an hour of your front door.
Spring – Fall · Golf
Championship Golf
World-class courses with stunning mountain and desert backdrops. Exceptional conditions, competitive fees, and no crowds.
Winter · Snow Sports
Ski & Snow Sports
World-class ski resorts within easy reach. Live here, ski here. Downhill, cross-country, snowshoeing, and snowmobiling are found throughout the area.
Year-Round · Gaming
Casinos & Gaming
World-class casino resorts offering gaming, dining, live entertainment, and spa experiences all within minutes of home.
Summer · Water Sports
Boating & Water Sports
Crystal-clear lakes for boating, wakeboarding, kayaking, and paddleboarding. Some of the most scenic water in the country right at your doorstep.
Seasonal · Live Music
Concerts & Live Events
Major touring acts, outdoor amphitheaters, and intimate venues bring world-class live music and events to the region throughout the year.
Year-Round · Angling
Fishing
Blue-ribbon trout streams, trophy lakes, and high alpine fisheries. Some of the best freshwater fishing in the American West, accessible year-round.
Summer in Lake Tahoe
The golden hour lasts
all summer long.
Summer in Carson City and Minden is everything the West Coast promised but couldn’t quite deliver. Warm, dry days in the 80s — cool enough at night to sleep with your windows open. The Carson Valley greens up in late spring and holds through summer, framed by the Sierra’s granite peaks to the west.
Summer means morning rides along the Bently Heritage Trail, afternoon rounds at Eagle Valley Golf Course, and weekend drives up to Tahoe. The valley’s Saturday farmers market, outdoor concerts at Minden Park, and a tight-knit community that people actually chose — this is what summer in Nevada looks like when you’re lucky enough to live here.
Winter in the Mountains
Ski in the morning.
Home by dinner.
When snow blankets the Sierra, Carson City and Minden become one of the most enviable addresses in the West. You’re 25 minutes from Heavenly’s 3,500-vertical-foot runs and Lake Tahoe’s famous powder, while the valley floor stays largely clear.
The Carson Valley averages 266 sunny days a year. Even in January you’ll find yourself outside more than you expected. Nevada Day celebrations, holiday lights on Carson Street, Brewery Arts Center performances — winter here is a season to enjoy, not endure.
Search by Lifestyle
Find your
perfect fit.
Whether you're searching for a golf retreat, a working ranch, or a luxury estate with mountain views — browse by the lifestyle that matters most to you.
Community · Golf
Golf Communities
Championship courses, resort amenities, and fairway homesites. Live where you play.
Luxury · $1.5M+
Luxury Estates
Premier properties with exceptional finishes, prime locations, and unmatched lifestyle amenities.
Property · Views
View Properties
Mountain, lake, valley, and desert panoramas. Homes where the scenery is part of the package.
Property · Horse & Equestrian
Equestrian Properties
Horse-zoned parcels, barn-ready estates, and open land with trail access throughout the region.
Property · Land & Acreage
Acreage & Ranch
Space, privacy, and open skies. One acre minimum — from hobby farms to working ranch land.
Construction · New Build
New Construction
Brand-new homes with modern finishes, builder warranties, and energy-efficient designs.
Incline Village Market
The Lake Tahoe Advantage
Buying here isn’t just a lifestyle choice — it’s one of the most financially intelligent real estate decisions available in the American West.
76
Active Listings
Incline Village residential, current inventory
123
Closed Sales
Residential sales, last 12 months
$799
Avg. Price / Sq Ft
Closed sales, last 12 months
95.6%
List-to-Sale Ratio
What homes are actually selling for vs list price
Why Work With Us
The Real Advantage
In a market this nuanced — where the right neighborhood, the right lot, and the right terms matter enormously — local expertise isn't optional. It's the whole game.
Deep Local Roots
We live here. We know every street, every neighborhood quirk, which lots have water rights, and where the best morning views are. That kind of knowledge only comes from years on the ground.
Full MLS Access
Real-time access to every active listing in the area — often before properties appear on public portals. You see everything, the moment it hits the market.
Relentless Advocacy
We represent buyers. Only buyers. No dual agency, no divided loyalties. When we sit across from a seller's agent, your interests are the only ones on our mind.
Nevada Tax Strategy
We understand the financial motivations behind a Nevada purchase and work with buyers establishing residency, retiring here, or relocating from high-tax states.
Modern Tools, Personal Touch
Real-time MLS alerts, virtual property tours, digital document signing, and a secure client portal — paired with an agent who answers the phone and knows your name by the second call.
Trusted Local Network
Every client we close gets access to our curated list of vetted local contacts — inspectors, lenders, title companies, contractors, property managers, and attorneys.
How It Works
From first conversation to
front door — we’re with you.
Buying a home is one of the most significant decisions you'll make. Here's exactly what to expect working with us — from the first call to the day you get your keys.
Consultation
We learn your goals, timeline, and budget — and give you an honest picture of the current market and what it can deliver.
Search & Showings
Real-time MLS alerts plus local knowledge of unlisted and coming-soon properties. In-person or virtual tours on your schedule.
Offer Strategy
We analyze comps, advise on price and terms, and craft a winning offer tailored to the specific property and market conditions.
Due Diligence
Inspections, disclosures, and escrow management — we guide you through every contingency so nothing falls through the cracks.
Keys in Hand
Closing day. We hand you the keys and a curated contact list — contractors, property managers, and trusted local professionals.
What Our Clients Say
The best referral is a
happy homeowner.
★★★★★
“They said I did a great job. My mom would be proud.”
$1.4M
Median Sale Price
Incline Village, residential
Up 12.9% YoY
0.55%
Avg. Property Tax Rate
Among lowest in the US
Nevada advantage
121d
Avg Days on Market
Incline Village, closed sales
Balanced market
266+
Sunny Days / Year
Northern Nevada average
Every year
$0
State Income Tax
Nevada keeps your earnings
Permanent advantage
Market data sourced from Northern Nevada Regional MLS. Median price and days on market reflect closed residential sales in Incline Village over the prior 12 months. Appreciation figures and tax rates are general estimates. Consult a tax professional for personalized guidance.
Buyer's Guide
Your questions,
answered honestly.
Everything you need to know — straight from Johnny Tester, who lives and works here.
If you buy the home, and pay the mortgage, you can live there as long as you want.
The first step is getting pre-approved for a mortgage so you know exactly what you can afford. From there, we'll schedule a buyer consultation to understand your goals, timeline, and must-haves — then build a search strategy around your priorities. There's no cost to work with a buyer's agent; our commission is paid by the seller.
It depends on your loan type. Conventional loans typically require 3–20% down. FHA loans allow as little as 3.5% with qualifying credit. VA loans (for veterans and active military) can require zero down. We can connect you with trusted local lenders who will walk you through all your options.
From accepted offer to close, most transactions take 30–45 days. The search process varies — some buyers find the right home in a week, others take 2–3 months. We'll help you move efficiently without feeling rushed into the wrong decision.
We always recommend a professional home inspection before closing. An inspector evaluates the structural, mechanical, and safety condition of the property and can uncover issues that aren't visible during a showing. In Nevada, buyers typically have a negotiated inspection period to review results and request repairs.
Northern Nevada continues to attract significant in-migration from California, driven by Nevada's zero state income tax, lower cost of living, and quality of life. While interest rates have moderated from historic lows, long-term buyers who plan to own 5+ years typically fare well in this market. We're happy to share current market data for specific areas you're considering.
Ready to Begin?
Your Tahoe Home Is Waiting
Whether you're two weeks from making an offer or two years from being ready, the best time to connect with a local agent is now. Good properties move. And the conversation is always free. Tell us what you’re looking for. We’ll tell you what’s possible.
Tell us what you’re looking for. We’ll tell you what’s possible.
76
Active Listings
Incline Village, residential
123
Closed Sales
Last 12 months
$799
Avg Price / Sq Ft
Closed sales, last 12mo
95.6%
List-to-Sale Ratio
What homes sell for vs list
Market data sourced from Northern Nevada Regional MLS via nightly aggregate.
Talk To Johnny Tester Today
Free consultation. No pressure. Just local expertise.
We’ll be in touch!
Johnny will reach out within a few hours. In the meantime, browse our listings.