Condo owners in Incline Village deserve better data
This research hub exists because the information that matters most to buyers, owners, and investors — STR rules, HOA financials, TRPA zones, real distances — was scattered, incomplete, or buried in documents most people never find.
Why this platform exists
Incline Village has 97 condo complexes. Each one has its own CC&Rs, its own HOA, its own TRPA land-use designation, and its own relationship with Washoe County's short-term rental permitting program. That's a lot of moving parts — and for most of the market's history, the only way to understand them was to hire a local agent, read hundreds of pages of governing documents, and hope you asked the right questions.
This platform is an attempt to change that. Not to replace professional advice — you still need a real estate attorney, a CPA, and a local agent before you close on anything — but to give owners, buyers, and investors a neutral, data-driven starting point that doesn't require a transaction to access.
The Periodic Table of Condos maps all 97 complexes by STR status, HOA tier, TRPA zone, and proximity to the lake and ski resort. The Acquisition Matrix lets investors filter by investment profile. The complex detail pages include buyer Q&A written from real conversations with people navigating this market. And the Correct the Record tool exists because no dataset is perfect — if you know something is wrong, you can flag it.
Why homeowner voice matters
Washoe County's short-term rental ordinance has been amended multiple times. HOAs have tightened restrictions. Permit caps have been reached. Owners who aren't paying attention can find their income model invalidated by a board vote they didn't know was happening.
A deferred roof replacement, an underfunded reserve, a rising insurance premium — these are the financial risks that don't show up in a listing price. Owners who understand their HOA's financial health are in a fundamentally different position than those who don't.
The Tahoe Regional Planning Agency governs land use across the Basin. What you can renovate, add, or change in your unit depends on your parcel's coverage allocation, your zone, and your HOA's master plan. Most owners don't know their TRPA zone. They should.
Off-market transactions, HOA waitlists, permit cap status, pending special assessments — none of this is in the MLS. The buyers and owners who do well in this market are the ones who built information networks before they needed them.
Built by Kevin Limprecht
I built this platform because I kept having the same conversations. A buyer would come to me having done their research — they'd read the MLS, they'd looked at comps — but they didn't know the complex they were interested in had a 30-day rental minimum, or that the STR cap had been reached, or that the HOA had a pending special assessment. The information existed. It just wasn't organized anywhere.
I'm a licensed Nevada real estate agent with Real Broker LLC, and I specialize in Incline Village condos. I've spent years building the data layer that powers this site — talking to HOA managers, reading CC&Rs, tracking Washoe County permit records, and mapping TRPA zones. This is the resource I wish had existed when I started.
If you're buying, selling, or just trying to understand what you own, I'm happy to talk. The platform is free and always will be. The conversations are free too.
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