Nestled on the Nevada side of Lake Tahoe, the Kingsbury area is a desirable residential enclave offering a diverse range of housing options, elevations, and scenic views. Located within Douglas County, Kingsbury is generally divided into three sections—Lower, Middle, and Upper—based primarily on their location along the mountain. While each area offers slight variations in elevation, views, and proximity to services, they share many common features and overall lifestyle appeal.
That said, living off Kingsbury Grade is not for the faint of heart. With significantly higher snow levels than at lake level, especially in the Upper and even parts of the Middle sections, residents here embrace a true mountain lifestyle—one that comes with breathtaking beauty, but also the demands of winter weather and alpine conditions.
Lower Kingsbury
Lower Kingsbury is a well-established neighborhood known for its accessibility and convenience.
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Predominantly single-family homes with mature landscaping
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Developed infrastructure with proximity to Stateline, Highway 50, and local commercial centers
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Proximity to entertainment, dining, and shopping, including nearby casinos and restaurants
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No formal homeowners' association, though some properties may be subject to CC&Rs
This area appeals to buyers seeking comfort, connectivity, and a strong sense of community within minutes of Lake Tahoe’s main attractions.
Middle Kingsbury
Middle Kingsbury offers a balanced blend of housing types and stunning views.
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A mix of single-family residences, condominiums, and townhomes
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Select properties feature lake or mountain vistas
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Convenient access to retail and dining, while maintaining a residential atmosphere
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HOA presence varies by development
This section is ideal for those seeking flexibility in property types with close access to both daily conveniences and natural beauty.
Upper Kingsbury
Set at a higher elevation, Upper Kingsbury is perfect for those seeking privacy, space, and outdoor access.
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Larger lots and greater seclusion amid alpine surroundings
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Direct access to outdoor recreation, including the Tahoe Rim Trail
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Minutes from Heavenly’s Stagecoach and Boulder Lodge ski lifts
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Primarily single-family homes, with condominiums and timeshares near the ski areas
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Strong rental potential near the Stagecoach and Boulder lodges.
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No centralized HOA, although CC&Rs may govern certain subdivisions
This area is highly sought after by outdoor enthusiasts and those desiring sweeping views, cooler temperatures, and a true mountain living experience.
Community Highlights
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Located on the eastern slope of the Sierra Nevada, within 2 to 5 miles of Stateline
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Offers year-round recreation: hiking, biking, skiing, and more
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Wide range of architectural styles and lot sizes to suit various lifestyle needs
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No overarching HOA, providing greater autonomy for homeowners
Why Choose Kingsbury?
Kingsbury offers an exceptional quality of life, blending the serenity of Lake Tahoe’s natural beauty with the convenience of nearby amenities. Whether you’re looking for a quiet mountain retreat, an active outdoor lifestyle, or a primary residence with flexible housing options, Kingsbury delivers—without the constraints of a master homeowners' association.
