28 photos
Active Listing
1134 Regency Way
Tahoe Vista, California 96148-9807 · Kingswood West
3
Beds
2
Baths
1,328
Sq Ft
1990
Built
$899,000
$676/sqft
Tahoe Vista, California 96148-9807 · Kingswood West
3
Beds
2
Baths
1,328
Sq Ft
1990
Built
$899,000
$676/sqft
28 photos — Tahoe Sierra MLS · MLS #20261095
This 3-bedroom, 2-bathroom 1,328 square foot home in Kingswood West was built in 1990 and sits on 0.23 acres. It is currently listed at $899,000. The county-assessed value is $832,320 ($260,100 land, $572,220 improvements). Assessed values may differ from current market value.
Located in Tahoe Vista, California 96148-9807, within the Kingswood West area.
The estimated current market value is $1,065,621. At $676/sqft, this reflects the current Tahoe Vista market.
| Address | 1134 Regency Way |
| City | Tahoe Vista, CA 96148-9807 |
| Neighborhood | Kingswood West |
| Lot Size | 0.23 acres |
| Price / Sq Ft | $676/sqft |
Your Buyer's Agent
I represent you — not the seller. I'll pull MLS detail, comparable sales, fire zone, STR viability, and structure the offer in your favor.
Or call/text: 530-448-1734
Your Broker
Tristan Roberts
DRE #01259729 · Coldwell Banker
30 years in North Lake Tahoe. I know this neighborhood, the HOA, the contractors, and the market.
Inspection Window
April through June
Program
Annual Defensible Space Inspection Program
NTFPD inspects properties in the Very High FHSZ annually between April and June. Inspectors check Zone 0 (0–5 ft), Zone 1 (5–30 ft), and Zone 2 (30–100 ft) clearances per CAL FIRE standards. Properties that fail first inspection receive a notice and second inspection. Persistent non-compliance can result in abatement with owner liability for costs. NTFPD also offers free chipper days where residents can have cleared material chipped and removed at no charge — typically in April and May.
Kingswood West is a hillside subdivision in Tahoe Vista with views of the lake and surrounding forest. The HOA maintains the entry landscaping and common areas. Homes were built primarily 1975–1995 with sporadic new construction since. The community is in Placer County's jurisdiction. The North Tahoe Fire Protection District's defensible space program inspects properties in this zone in late spring. The subdivision's forested character means pine needle accumulation is significant — roofs and gutters typically need two clearings per year (spring and October pre-snow).
Portal: PlacerGOV (placer.ca.gov/buildingpermits)
All structural work, additions, re-roofing, electrical upgrades, and HVAC replacements require Placer County Building permits. The PlacerGOV online portal handles most permit applications. For properties in the Lake Tahoe Basin, TRPA compliance review runs concurrently with county review — expect a longer permitting timeline.
TOT Rate: 10%
Placer County requires a TOT (Transient Occupancy Tax) certificate for all short-term rentals under 30 days. The certificate number must be posted in all listing platforms. TOT is collected and remitted to Placer County quarterly. Violations can result in back-tax liability plus penalties.
California Prop 19 (effective Feb 2021) changed parent-to-child property transfer rules — only a primary residence transfer receives the reassessment exclusion, and the exclusion is capped. Investment and vacation properties no longer receive automatic exclusion. Placer County Assessor administers transfers.
Agency: CAL FIRE — Placer Unit, in conjunction with local fire districts
Placer County properties in the Tahoe Basin are designated Very High FHSZ (Fire Hazard Severity Zone) by CAL FIRE. Annual defensible space inspections are conducted by local fire districts under contract with CAL FIRE. Non-compliance can affect homeowner's insurance coverage and may result in abatement notices.
25.4%
of properties in this zip are registered STR operators
$38,000–$54,000
estimated median gross annual STR income
Peak Months
July–August; Tahoe Vista's quieter character draws longer-stay guests
Tahoe Vista (96148) sits between the bustle of Kings Beach and Carnelian Bay, offering a quieter North Shore profile. The 25% STR density is comparable to neighboring communities. Tonopalo Residence Club properties have their own STR framework through the club structure. Placer County TOT at 10% applies to all non-exempt rentals.
Income estimates based on Placer/El Dorado County TOT filings and publicly reported AirDNA/VRBO North Lake Tahoe data, 2023–2024. Actual results vary by property type, condition, and operator.
Development era: 1920s–1950s resort development
Tahoe Vista was developed in the 1920s–1950s as a resort community between Kings Beach and Carnelian Bay. The community's name reflects the vista orientation of its parcels toward the lake. The construction vintage spans nearly a century, from original 1920s cabins through modern custom homes. Tahoe Vista has maintained a quiet, residential character with less commercial development than Kings Beach.
The Kings Beach, Tahoe Vista, and Carnelian Bay corridor is the most densely occupied stretch of North Shore real estate. Closer to Reno and the Bay Area than the South Shore, this cluster has the highest summer visitor throughput in North Tahoe. Short-term rentals are common; the beach orientation drives July–August as the dominant revenue months.
July 4th
The largest fireworks display in North Lake Tahoe, launched from a barge over Kings Beach. The event draws tens of thousands and generates the single highest-demand rental week of the summer for properties in 96143, 96148, and 96140.
Year-round (peak Memorial Day–Labor Day)
One of the largest public beaches on Lake Tahoe, with volleyball, kayak and paddleboard rentals, and shallow warm water ideal for families. Free access drives strong day-visitor traffic that supports local restaurant and rental demand.
October (annual)
A self-guided tour of working artists' studios across North Lake Tahoe including Kings Beach, Tahoe City, and Carnelian Bay. Draws art buyers and contributes to fall shoulder-season activity.
Comparable sales — Kingswood West (same-subdivision + area comps) · 16 sales in the last 12 months
$630/sqft
Avg $/sqft
20
Median DOM
$782,500
Median Price
At $677/sqft, this listing is priced in line with recent sales in Kingswood West (neighborhood avg: $630/sqft).
| Address | Sold | Sale Price | $/sqft | Beds/Baths | Sqft | Market Time | Pool |
|---|---|---|---|---|---|---|---|
| 1178 Statford Way | Jul 2025 | $950,000 | $586/sqft | 3bd / 3ba | 1,621 | 181 days — took time | Subdivision |
| 1265 Jester Ct | Jun 2025 | $1.1M | $628/sqft | 3bd / 3ba | 1,744 | 52 days — priced to sell | Subdivision |
| 357 Wawasee Ave | Sep 2026 | $677,000 | $754/sqft | 2bd / 1ba | 898 | Sold in 1 week | Area |
| 7615 North Ave | May 2026 | $905,000 | $553/sqft | 3bd / 2ba | 1,638 | Sold in 1 week | Area |
| 6678 Wildwood Road | Apr 2026 | $825,000 | $674/sqft | 3bd / 1ba | 1,224 | 30 days on market | Area |
| 200 Estates Dr | Dec 2025 | $1.1M | $807/sqft | 3bd / 2ba | 1,425 | 112 days — took time | Area |
1178 Statford Way
Tahoe Vista · Jul 2025
$950,000
Sold Price
$586/sqft
Per Sqft
1,621 sf
3bd 3ba
181 days — took time
1265 Jester Ct
Tahoe Vista · Jun 2025
$1.1M
Sold Price
$628/sqft
Per Sqft
1,744 sf
3bd 3ba
52 days — priced to sell
357 Wawasee Ave
Tahoe Vista · Sep 2026
$677,000
Sold Price
$754/sqft
Per Sqft
898 sf
2bd 1ba
Sold in 1 week
7615 North Ave
Tahoe Vista · May 2026
$905,000
Sold Price
$553/sqft
Per Sqft
1,638 sf
3bd 2ba
Sold in 1 week
6678 Wildwood Road
Tahoe Vista · Apr 2026
$825,000
Sold Price
$674/sqft
Per Sqft
1,224 sf
3bd 1ba
30 days on market
200 Estates Dr
Tahoe Vista · Dec 2025
$1.1M
Sold Price
$807/sqft
Per Sqft
1,425 sf
3bd 2ba
112 days — took time
In Kingswood West, homes typically sell in 20 days. 0% sell in under 2 weeks — those tend to be well-priced. 0% sit longer than 90 days.
Sale data from Tahoe Sierra MLS via CB Lake Tahoe sale history. Includes 2 same-subdivision comps (Kingswood West) and 4 area comps. Area comps are from other subdivisions — price levels vary by subdivision. Market statistics reflect Tahoe Vista area data. Sold dates and prices are from MLS records and may not reflect off-market or unreported transactions.
Whether you're buying your first Tahoe home or managing a portfolio, I respond personally.