Property details
3 bed
$650,000
$2,200/mo
5%
$600/mo
Annual income summary
Gross annual rent
—
Effective (after vacancy)
—
Management fee (8%)
—
Your cost as owner
Net owner income
—
After mgmt + expenses
California vs. Nevada side comparison

California side

For comparison
Net owner income—
CA state income tax (~9%)—
Prop tax rate (est.)1.1%
Annual prop tax—
Est. after-tax income—

Nevada side

Tahoe Nevada Properties
Net owner income—
NV state income tax$0
Prop tax rate (est.)0.77%
Annual prop tax—
Est. after-tax income—

Want an accurate number for your property?Our team will analyze your specific property and the local market — free, with no obligation.

Estimates only — for illustration purposes. Tax rates are averages for the Tahoe Nevada area. Consult a tax professional for your specific situation.

Property details
$650,000
20%
6.5%
$2,400/mo
5%
$700/mo
3%/yr
Annual returns
Gross rent income
—
Net operating income
—
After vacancy + expenses
Annual mortgage
—
Principal + interest
Cap rate
—
NOI / purchase price
Cash-on-cash return
—
Annual cash flow / down payment
Annual cash flow
—
After mortgage + expenses
Projection
Projected property value
—
In 5 years
Total equity built
—
Appreciation + principal paid
Cumulative cash flow
—
Total over 5 years
Total return on investment
—
Equity + cash flow / down payment
Cash flow projection
Annual cash flow Cumulative cash flow

Estimates only. Assumes fixed-rate mortgage, stable rent, and consistent appreciation. Consult a financial advisor for investment decisions.

Property details
$650,000
$2,400/mo
32%
Annual cost of ownership — side by side

California side

South Lake Tahoe
Property tax (1.1%)—
CA state income tax—
Federal tax on rent—
Est. insurance—
Total annual burden—
Net rental income—

Nevada side

Tahoe Nevada Properties
Property tax (0.77%)—
NV state income tax$0
Federal tax on rent—
Est. insurance—
Total annual burden—
Net rental income—
Savings over time
CA total burden
—
Over 1 year
NV total burden
—
Over 1 year
Nevada advantage
—
Saved over 1 year
10-year cumulative savings — Nevada vs. California
Nevada cumulative savings vs. CA

Estimates only. State income tax calculated on net rental income. Federal tax shown at your bracket rate. Insurance estimates are averages for the Tahoe Nevada area. Consult a tax professional for your specific situation.

1
First conversation
Getting to know you and your goals
We start with a real conversation — not a form. We want to understand what you're looking for, what matters most to you, and what your timeline looks like. After 40 years in South Lake Tahoe, we'll also share honest insights about the market so you know exactly what to expect.
2
Pre-approval
Getting your financing in order
Before we start searching seriously, we'll help connect you with trusted local lenders to get pre-approved. In a competitive market like South Lake Tahoe, being financially ready before you find the right property makes all the difference.
3
Property search
Finding the right fit — not just any fit
We build a personalized search around your specific needs, lifestyle, and budget. Our local market knowledge means we can tell you things about a property — its neighborhood, its history, its real value — that you'll never find in a listing description.
4
Making an offer
Strategic, informed negotiation
When you find the right property, we'll help you craft a competitive offer backed by real data and 40 years of transaction experience. We'll negotiate on your behalf with skill and confidence — whether the market is hot or cooling.
5
Due diligence
Inspections, contingencies, and peace of mind
We guide you through every step of due diligence — inspections, appraisals, title review, and financing contingencies — so nothing catches you off guard. We've navigated every kind of transaction this market can produce and we'll keep you informed and protected throughout.
6
Closing day
Keys in hand — and we're still here after
Closing day is the beginning, not the end. We'll be there to make sure everything goes smoothly, and we stay available after closing for questions, referrals, and anything else you need. Many of our buyer clients become long-term clients — and friends.
1
Listing consultation
An honest conversation about your property and goals
We start by understanding your timeline, your expectations, and your property. We'll walk through your home with fresh eyes, share what we see in the current market, and give you straight advice — not just what you want to hear.
2
Pricing strategy
Priced to attract buyers, not sit on the market
We build your pricing strategy on real South Lake Tahoe market data and 40 years of local transaction history — not national trends or automated estimates. Getting the price right from day one is the single most important factor in achieving a great outcome.
3
Preparation and presentation
Making your property shine before it hits the market
We'll advise on what to address before listing — and what not to bother with. Quality photography, compelling listing copy, and thoughtful staging guidance ensure your property makes the strongest possible first impression on every buyer who sees it.
4
Pre-market exposure
Building interest before you're officially listed
Our network of local buyers, agents, and community relationships — built over four decades — means your property often generates serious interest before it ever hits the MLS. That head start can make a real difference in a competitive market.
5
Active marketing
Targeted exposure to the right buyers
We market your property across the platforms and channels where qualified South Lake Tahoe buyers are actually looking — with strategies tailored to your specific property and timeline. You'll receive regular updates so you always know exactly how your listing is performing.
6
Offers and negotiation
Protecting your interests at every turn
When offers come in, we'll help you evaluate each one carefully — not just the price, but the terms, contingencies, and buyer qualifications. We negotiate with skill and experience to protect your interests and maximize your return through to a successful close.
7
Closing
A smooth finish to a well-run process
We manage every detail through closing — coordinating with title, escrow, and all parties to ensure nothing falls through the cracks. Clear communication, proactive follow-through, and no surprises from the accepted offer all the way to the signed closing documents.

Ready to take the next step?Whether you're buying, selling, or just starting to think about it — we'd love to have a conversation. No pressure, no obligation.

Free rent analysis

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