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I've sold real estate throughout the Lake Tahoe Basin for more than a decade, and I live in Zephyr Cove. Along the way, I've had the privilege of walking through many of the East Shore's most exceptional lakefront parcels. I've also listed notable properties, including 1688 Highway 50 and 1754 US Highway 50.
This guide is a local's perspective and a practical framework for buyers considering lakefront real estate on the East Shore of Lake Tahoe. It covers the shoreline between Glenbrook Bay and the Tahoe Beach Club.
Many buyers begin their search in Incline Village, particularly along Lakeshore Boulevard (often called Billionaire's Row). Those parcels frequently start in the $20 million range for land or a teardown. For buyers who want true lakefront living with pier and buoy potential at a more approachable entry point, the East Shore is often the better fit.
Starting prices for East Shore lakefront properties at Lake Tahoe generally begin around $6 million. Prices vary dramatically based on acreage, privacy, pier rights, coverage and community rules.
The sections below move generally north to south. They highlight the character, parcel sizes, pier opportunities, privacy levels and practical considerations of each area. Every parcel is unique. Price per square foot alone is rarely the best valuation metric, given the extreme differences in land size, water rights and location attributes.
Glenbrook is a well-known, boater-friendly community. However, pier opportunities on the main beach area are extremely limited. Most shoreline parcels can't support a private pier. The beach itself is public, meaning the public can walk in front of many properties. Buoy access is available, but deeded pier rights are rare.
Parcels closer to Land's End, or in the southern cove off Yellowjacket Road, occasionally offer the potential for a pier. Inventory is scarce, and these opportunities appear infrequently. Glenbrook remains desirable for its established community and water access. Buyers specifically seeking private pier rights should look carefully, and preferably at properties with existing permitted piers.
One example is 1754 US Highway 50 in Glenbrook, which I co-list with Jamison Blair at $10,900,000. It sits on 0.78 acres with a private path to a sandy beach and a buoy. It also has a lottery-won shared 300-foot pier with a planned 12,000 lb boat lift, plus TRPA-approved plans for a 5,871 square foot residence.
Immediately south of Glenbrook lie several very large, privately owned parcels, roughly two to seven acres each. These include notable private estates long held by prominent families. They typically include private piers and offer exceptional privacy.
These estates trade at price levels comparable to many Incline Village lakefront properties, and they rarely come to market. When they do, they often sell quietly or off-market due to extreme scarcity.
Between the large private estates and the more defined communities are a limited number of parcels in the 0.7 to 1.5 acre range that aren't subject to a formal homeowners association. Owners have greater flexibility within TRPA and Douglas County guidelines. These properties can offer a good balance of land and independence, though they appear infrequently.
Cedarbrook is the first true community of note south of Glenbrook. It consists of approximately seven properties, each roughly one acre (some owners have combined parcels). The road is privately maintained by the homeowners. There's no controlling HOA dictating architectural or use restrictions beyond standard TRPA and county requirements.
Homes are typically on propane and connected to sewer, since septic isn't permitted in the Tahoe Basin. Treated wastewater is pumped out of the basin, a practice that grew out of a state and federal mandate to discontinue septic tanks at Tahoe.
This community represents, in many ways, the epitome of true East Shore lakefront living: meaningful acreage, privacy outside the gates of Glenbrook and the potential for pier rights. Because the pier lottery has become extremely difficult, buyers should prioritize properties with existing permitted piers.
Cedarbrook properties have historically started around $12 million and reached $40 million to $50 million, depending on improvements, exact acreage and pier status. They're truly one of a kind and come to market infrequently.
#2 Cedarbrook at 1688 Highway 50 shows what this community offers. It sits on almost one acre with 161 feet of lake frontage, a private breakwater, a 36-foot floating pier and two deeded buoys. It was offered at $16,500,000.
Just north of Cave Rock, Pittman Terrace offers smaller parcels, generally around 0.3 to 0.5 acres. There don't appear to be significant HOA dues (buyers should confirm with recent sales and title). Many properties include piers.
The setting is tighter and less estate-like than Cedarbrook. Depending on the specific location relative to Highway 50, some homes experience road noise associated with Cave Rock. It remains a solid option when inventory appears.
Cave Rock is one of the East Shore's best-known landmarks. Highway 50 runs through the rock in two tunnels, built in 1931 and 1957, according to the Nevada State Parks history of Cave Rock. The state park system took over the Cave Rock boat launch and parking area in 1967, and it's now part of Lake Tahoe Nevada State Park. That public launch is a useful option for nearby owners who don't have their own pier.
Immediately south of Cave Rock, Lincoln Park is a denser community. Most parcels are approximately 0.2 to 0.33 acres and sit relatively close together, so there's less privacy than in areas to the north. Lakefront parcels exist, but the tighter spacing is a clear trade-off compared with Cedarbrook or the larger estates.
Moving south, Lower Lake Ridge offers parcels closer to a half acre. Owners are part of the Lake Ridge Association, which includes restrictions such as a prohibition on short-term rentals. Some properties have piers; others don't. The parcels are larger than Lincoln Park's but still more compact than the prime stretch that follows.
In my view, some of the finest lakefront real estate on the entire East Shore lies between Lower Lake Ridge and Snug Harbor. Parcels here generally range between about two acres and just over five acres (including notable holdings such as the Wovoka estate and others). There are only about 20 properties in this stretch.
The majority include private piers, and the privacy is exceptional. In many respects it's comparable to Lakeshore Boulevard in Incline Village, yet generally more attainable on a relative basis.
These estates frequently trade off-market or pre-market. Pricing has generally fallen in the $30 million to $60 million range, with the largest parcels potentially reaching higher. For buyers seeking maximum privacy, acreage and true lakefront utility, this corridor is among the most desirable on the East Shore.
Lakeside Cove and the core of Snug Harbor return to smaller parcels (around one-third of an acre). Only a limited number have direct water access or pier potential. Additional large parcels continue in the broader Snug Harbor area, again in the $30 million to $60 million range. You'll notice the change as the large estates give way to the tighter communities.
Skyland parcels are typically one-third to one-half acre. Starting prices are in the vicinity of $10 million and extend upward to approximately $50 million. A key advantage is greater distance from Highway 50, which reduces road noise compared with communities closer to the highway.
The trade-off is proximity to neighbors. Many buyers appreciate the quieter setting and strong lakefront access. Relative to Cedarbrook, Skyland offers a more compact "postcard" setting at generally more accessible price points for the acreage provided.
The Zephyr Cove community features relatively small parcels, about 0.1 acre up to just under an acre, with larger properties on the Point itself. Inventory of the more substantial Point parcels is extremely rare. This is a well-known and active area with strong local character.
Marla Bay represents one of the lower price points for East Shore lakefront living. It's governed by a property owners association rather than a traditional HOA in the strictest sense.
Critically, the beach is owned by the Marla Bay association, and private pier construction isn't permitted. Buoy access exists but isn't deeded to individual properties; owners must apply annually. These limitations on rights are the primary reason Marla Bay trades at a discount relative to communities with stronger pier and shoreline rights. Public access along the beach is another consideration.
Pinewild offers lakefront condominium living. Private piers aren't available; buoy access is possible. The beach is shared, and privacy is limited, similar in character to the public beach portions of Glenbrook or Marla Bay. It provides an entry into Lake Tahoe lakefront living within a managed association environment.
Elk Point is a highly sought-after community with stronger property rights than Marla Bay. Many parcels include private piers, which supports a pricing premium. Parcels are generally smaller (up to about a quarter acre). It offers a desirable combination of location, rights and community appeal.
At the southern end of this stretch, the Tahoe Beach Club provides condominium-style living with community amenities, including a gym. There are no private buoys associated with the development.
It's an attractive option for establishing Nevada residency or enjoying community facilities. But it doesn't represent traditional private lakefront estate living with individual pier or buoy rights.
Accurate valuation of East Shore lakefront property requires careful attention to several technical factors beyond simple acreage or square footage:
Piers are complex enough to warrant their own detailed discussion. For the purposes of evaluating parcels, the presence of a properly permitted private pier is one of the single largest value drivers on the East Shore. Owners of older, non-conforming piers should also know about the TRPA rock crib pier addendum for Lake Tahoe lakefront owners, which opened new options for upgrading them.
Two agencies matter most. The Nevada Division of State Lands issues permits for structures such as piers, buoys, breakwaters and boat hoists on the Nevada side of Lake Tahoe. Its Lake Tahoe permitting guidance notes that a state permit doesn't relieve the owner from getting every other local, regional, state and federal approval.
That's where TRPA comes in. TRPA's Governing Board approved the current Shoreline Plan in October 2018. Under TRPA's shoreline program, all existing moorings must be registered and permitted with TRPA, and registrations are renewed every year. The plan authorizes up to 1,486 new private moorings, released through an annual mooring lottery. Only shoreline properties that adjoin Lake Tahoe's high water line can enter.
New private piers are much harder to get. The plan caps new private piers at 128, with up to 12 allocated every two years. In TRPA's 2025 round, 52 eligible single-parcel pier proposals competed for just 2 allocations. Multiple-parcel (shared) pier projects get priority and received 11 allocations that round.
That's why I tell East Shore buyers to focus on properties with existing permitted piers. It's also why a lottery-won shared pier, like the one at 1754 US Highway 50, carries so much value.
TRPA measures land coverage mostly as square feet of impervious surface: the home, driveway, parking and compacted soil. On parcels developed before July 1, 1987, base allowed coverage depends on the Bailey land capability class of the soil. Under TRPA's land coverage rules, base coverage is as low as 1% of the parcel in the most sensitive classes and as high as 30% in classes 6 and 7.
So two East Shore lakefront lots of similar size can have very different building potential. Coverage history belongs on every buyer's due diligence list.
TRPA requires all developed properties to install and maintain stormwater best management practices (BMPs). Once a property satisfies the standard, TRPA issues a BMP Certificate. When a Tahoe property changes hands, TRPA requires the seller to disclose BMP status to the buyer and file TRPA's real estate disclosure form within 30 days of the sale. Owners can check a property's status in the Lake Tahoe Parcel Tracker.
The best way to grasp the nuances of East Shore lakefront living is to get out on the water. Viewing the shoreline from a boat reveals how each community lives (privacy, views, neighbor proximity, pier utility and overall character) in a way that photos or maps can't. I regularly take clients out by boat for exactly this purpose.
Working with an agent who has deep, hands-on familiarity with the East Shore shoreline, TRPA regulations, pier permitting and the specific character of each micro-community is essential. The differences in rights, privacy and long-term usability are substantial and not always obvious from listings alone.
Before you write an offer on an East Shore lakefront home, confirm these items:
This guide is an educational overview based on my local market experience. Individual properties vary widely. Information is current as of October 2026 and subject to change.
Lakefront land on Lake Tahoe is a fundamentally scarce asset. With rising property taxes in California and Washington scheduled for 2028 and beyond, we continue to see significant in-migration of high-net-worth buyers seeking Nevada residency and true lakefront living. I've written about how California's proposed wealth tax is shifting buyers to Nevada and Lake Tahoe.
Inventory of East Shore lakefront properties remains historically low. The past year has been one of the busiest for lakefront sales in the last decade, with price increases of up to approximately 30% in certain segments.
Each parcel is unique, so broad averages can be misleading. But the underlying supply and demand dynamic is clear: well-positioned East Shore lakefront properties are moving quickly and at strong levels.
Matthew Schorr is a real estate agent with Team Blair Tahoe at Compass, specializing in luxury lakefront, view and investment properties throughout the Lake Tahoe Basin. He was born and raised in Zephyr Cove, has more than 10 years of local experience, and his family has been in Tahoe real estate since 1981.
He has listed and sold multiple significant East Shore lakefront homes, with over $120 million in career sales. He regularly advises clients on TRPA, pier, buoy, coverage and community-specific considerations. He's known for clear, practical guidance and for getting clients on the water to evaluate properties firsthand. Team Blair Tahoe is Lake Tahoe's #1 real estate team, with $2 billion+ in sales.
If you're weighing a lakefront purchase or sale anywhere along the East Shore, call me directly at (775) 901-1465. I'm happy to walk through specific parcels, pier status and recent sales, and to get you out on the water to see the shoreline for yourself.
How much do lakefront homes cost on the East Shore of Lake Tahoe?
Starting prices for East Shore Lake Tahoe lakefront homes generally begin around $6 million. Cedarbrook has historically started around $12 million and reached $40 million to $50 million. The large estates between Lower Lake Ridge and Snug Harbor have generally traded in the $30 million to $60 million range.
Why is Lake Tahoe's East Shore more affordable than Lakeshore Boulevard in Incline Village?
Lakeshore Boulevard parcels in Incline Village frequently start in the $20 million range for land or a teardown. On Lake Tahoe's East Shore, buyers can still find true lakefront with pier and buoy potential at a more approachable entry point. The prime estates between Lower Lake Ridge and Snug Harbor offer privacy comparable to Lakeshore Boulevard and are generally more attainable on a relative basis.
Can I build a new private pier on Lake Tahoe's East Shore?
It's possible, but it's very difficult. TRPA's Shoreline Plan caps new private piers at 128 lakewide, with up to 12 allocated every two years, and in 2025 only 2 of 52 eligible single-parcel proposals won an allocation. That's why East Shore Lake Tahoe buyers should prioritize homes with existing permitted piers.
Which East Shore Lake Tahoe communities don't allow private piers?
In Marla Bay on Lake Tahoe's East Shore, the beach is owned by the association and private pier construction isn't permitted. Pinewild's condominiums don't offer private piers, and the Tahoe Beach Club has no private buoys. Glenbrook's main beach area also has very limited pier opportunities.
How do buoys work for East Shore Lake Tahoe lakefront owners?
TRPA requires every existing mooring at Lake Tahoe to be registered and permitted, with registrations renewed each year. New moorings on the East Shore and around the lake are released through an annual TRPA lottery open only to parcels that adjoin the high water line. In Marla Bay, buoys aren't deeded to individual homes, and owners must apply annually.
Are there HOAs in East Shore Lake Tahoe lakefront neighborhoods?
It depends on the East Shore community. Cedarbrook has no controlling HOA, and a handful of 0.7 to 1.5 acre parcels between Glenbrook and Cedarbrook aren't subject to a formal HOA. Lower Lake Ridge owners belong to the Lake Ridge Association, which prohibits short-term rentals, and Marla Bay has a property owners association.
Do East Shore Lake Tahoe homes use septic systems?
No. Septic isn't permitted in the Lake Tahoe Basin, so East Shore homes in communities like Cedarbrook are connected to sewer and typically run on propane. Treated wastewater is pumped out of the basin, a practice rooted in a state and federal mandate to discontinue septic tanks at Tahoe.
What is land coverage, and why does it matter for East Shore Lake Tahoe lakefront property?
Land coverage is TRPA's measure of impervious surface, such as a home, driveway and compacted soil. For parcels developed before 1987, base allowed coverage can be as low as 1% or as high as 30%, depending on soil capability class. On Lake Tahoe's East Shore, coverage strongly affects what can be built or expanded, so it's a major pricing factor.
Where can I launch a boat on Lake Tahoe's East Shore if my home doesn't have a pier?
Cave Rock, part of Lake Tahoe Nevada State Park, has a public boat launch that the Nevada State Park System took over in 1967. It sits on the East Shore between Pittman Terrace and Lincoln Park.
What's the best way to tour East Shore Lake Tahoe lakefront homes?
Get out on the water. Matthew Schorr regularly takes clients out by boat along Lake Tahoe's East Shore, because the shoreline view shows privacy, neighbor proximity and pier utility in a way photos and maps can't. Call him at (775) 901-1465 to set one up.
Address
2028 Lake Tahoe Blvd
South Lake Tahoe, CA 96150
Matthew Schorr
CA DRE# 01993109 | NV LICENSE #S.0187857
