Buying At Tahoe Beach Club: What To Know Before You Commit

Lakefront living at Tahoe Beach Club feels effortless at first glance. Before you wire funds, you deserve the full picture on ownership, club access, rentals, and ongoing costs in 89449. In this guide, you will see what you actually buy, what dues really cover, how short-term rentals work in Douglas County, and the key documents to review before you commit. Let’s dive in.

Tahoe Beach Club at a glance

Tahoe Beach Club is a recently built, full-ownership condominium community and private club on Lake Tahoe’s South Shore in Stateline, NV 89449. The multi-phase buildout targets roughly 140-plus residences with a private sandy beach that connects to Nevada State Beach and a floating pier reported at 160 feet. The property sits near Edgewood Golf Course and Heavenly Ski Resort and is buffered by state and U.S. Forest Service lands. You can explore the community overview on the official site for context on the residential and club model at Tahoe Beach Club, and see early buildout details in this project update.

Ownership and club membership

You buy a fee-simple condominium, not a timeshare. Units are sold as full-ownership residences with recorded condominium maps and a typical condo title. Always request the recorded condominium plan and a title commitment so you can confirm parking, storage, and easements tied to your specific unit.

Membership in the private Beach Club runs alongside ownership, and it is important to understand how it works. The Club offers several membership categories, such as Resident, Non-Resident, Corporate, and Seasonal, with limited memberships and changing initiation fees and dues over time. Review the formal Membership Plan and fee schedule directly from the Club’s membership page at Tahoe Beach Club membership. One key governance point: the Club is developer-owned while the homeowners association is separate. Some listings describe club access within HOA dues, but you should verify the exact tie between HOA fees and Club membership in both the Membership Plan and HOA documents. The HOA overview on the Club’s site outlines these distinctions at HOA and membership basics.

Amenities and services

Members and residents have access to resort-level amenities designed for a lock-and-leave lifestyle. Highlights include an on-site restaurant and bar, a full-service spa with sauna and steam, a 24-hour fitness center with classes, and a year-round heated outdoor pool and hot tub. Lake perks include a private sandy beach with cabanas, complimentary kayaks and paddleboards, seasonal watercraft rentals, and a floating pier. Services like housekeeping, provisioning, concierge, valet, handyman assistance, dog walking, and a local shuttle add meaningful convenience. Get the full list at Tahoe Beach Club amenities.

Carrying costs to model

Expect HOA dues to vary by unit size and phase. Developer communication referenced Phase 2 averages around about $1,650 per month, and many resale descriptions show dues roughly in the $1,800 to $3,200 per month range depending on building and included services. Dues commonly cover landscaping, snow removal, gated entrance and security, common-area maintenance, a master insurance policy for buildings, internet and cable to the unit, trash, storage, limited EV charging, and some building-level services. Always confirm the exact inclusions for your unit since coverage and services can differ by phase and building. A helpful overview is available at HOA and membership basics.

One critical insurance note. The HOA master policy does not cover your interior contents and finishes. You will need an HO-6 policy for personal property, interior improvements, and loss-of-use, and you should check whether the HOA can assess owners for the association’s deductible after a loss. Ask for the master policy declarations page, the per-loss deductible, and then have a broker tailor your HO-6, including loss assessment coverage. The HOA blog post linked above outlines these points.

Short-term rentals and permits

Tahoe Beach Club participates in short-term rentals through its on-site accommodations team, and some rental listings display a Douglas County permit number right on the unit page. That signals the property follows county Vacation Home Rental rules. You can view an example of a Club-managed stay and how permits are displayed on a sample rental page within Tahoe Beach Club rentals.

If you plan to rent your condo, confirm three approvals before counting on revenue:

• HOA and CC&Rs. Verify whether short-term rentals are allowed, any minimum stays, and guest policies.
• Douglas County VHR permit. Tahoe Township has a permit cap, currently stated as 600. Ask whether the unit has a transferable permit or if you must apply or join a waitlist. Details and applications are at the county’s VHR permit page.
• Club guest access. Clarify how renters access amenities and whether the Club charges a per-stay guest access fee.

Also factor in room and occupancy taxes. In the Lake Tahoe Township portion of Douglas County, the room tax schedule lists 14 percent plus 5 dollars per room per night. Non-permitted operators face penalties and back taxes. Review the tax schedule and related rules at Douglas County Room Tax Management.

Pros and tradeoffs vs private lakefront

Buying at Tahoe Beach Club is different from owning a standalone lakefront home. The big advantage is time. Staffed services, managed amenities, and included maintenance can cut your owner burden to near zero, which is ideal if you want a true lock-and-leave experience. Systems and buildings are modern, and select buildings include limited EV charging through the association.

The tradeoff is living within an HOA structure. Monthly dues are significant, and you will follow community rules on renovations, rentals, and guest use. Shoreline and pier access are community managed, not private to each owner, and any boating or mooring use will be subject to community and permitting rules. These tradeoffs are not negatives for many buyers, but they are important to weigh if you compare TBC to a private lakefront residence.

What to verify before you commit

Use this plain-English checklist as you enter negotiations and set contingencies:

• HOA resale packet. Request the recorded CC&Rs, bylaws, rules, current budget, year-to-date financials, reserve study and bank statements, recent meeting minutes, vendor contracts, and the master insurance declarations. This reveals funding levels, upcoming capital work, litigation, and deductible exposure. For guidance on what to request, see the Community Associations Institute at CAI governance and resources.
• Club membership plan. Obtain the Membership Plan, current initiation fees, dues schedule, transfer rules, and any agreements between the developer and the Club. Confirm whether membership runs with the unit and how it works at resale. Start at Tahoe Beach Club membership.
• Title and map. Order a preliminary title report and the recorded condominium plan. Confirm your exact unit rights, parking assignments, storage, beach and pier easements, and any reserved developer rights for later phases.
• VHR permit status. If short-term rental income matters, ask for the existing Douglas County permit number and renewal history. Confirm transferability, cap constraints, and any waitlist needs at the county’s VHR permit page.
• Insurance review. Get the association’s master policy declarations and ask an insurance broker to size your HO-6 needs. Include loss assessment coverage that matches the HOA deductible. The HOA insurance overview is summarized at HOA and membership basics.
• Construction and warranties. If buying new or newer, request builder warranty documents, punch-list completion, and any defect or claim history. For earlier phases, ask whether the developer has completed turnover to the HOA or if control periods remain.
• Parking and storage. Confirm your recorded stalls, guest parking rules, storage locations, and any related fees.
• Taxes and residency. Nevada has no state personal income tax, which is meaningful for some buyers. Confirm property tax estimates with the county assessor and include room tax in your rental pro-forma if you plan to STR. See Nevada’s overview at Income tax in Nevada.
• Rental performance data. If revenue matters, request monthly occupancy, ADR, gross and net income after management splits, and average per-turn expenses.
• Legal review. Have a Tahoe-area real estate attorney review the CC&Rs, club membership documents, and the title commitment before you remove contingencies.

Smart timeline to close with confidence

• Before touring. Ask the listing agent for the HOA resale packet and the Club membership documents. If the unit has ever rented, request the Douglas County VHR permit number and room tax remittance history.
• During offer. Write in contingencies for HOA document review, membership plan review, and VHR transferability. Order a title commitment and schedule an insurance consult to size your HO-6 and loss assessment coverage.
• After acceptance. Calendar document-review deadlines, schedule any inspections, confirm parking and storage in writing, and get updates on reserves and any pending special assessments. If you plan to STR, begin the county permit conversations early to avoid delays.

Bottom line

Tahoe Beach Club delivers a curated lake lifestyle in 89449 with true lock-and-leave simplicity, but the details matter. Model the full carrying costs, confirm how membership ties to your deed, and verify rental permissions at both the HOA and county level. With the right due diligence and local guidance, you can close with confidence and enjoy the lake from day one.

If you want a private, data-backed look at available and upcoming TBC opportunities, connect with Craig Zager for a concierge consultation tailored to your goals.

FAQs

What are typical HOA dues at Tahoe Beach Club?

• Reports show dues commonly in the roughly $1,800 to $3,200 per month range depending on unit size and building, with a developer reference around about $1,650 average for some Phase 2 residences; verify exact inclusions in your HOA package at HOA and membership basics.

Is Beach Club membership included when you buy a condo?

• Some materials describe Club access within HOA dues, but the Club is developer-owned and separate from the HOA; review the Membership Plan and HOA documents to confirm fees and transfer rules at Tahoe Beach Club membership.

Can you short-term rent your Tahoe Beach Club condo?

• It depends on three approvals: HOA rules in the CC&Rs, a Douglas County VHR permit for the unit, and Club guest-access policies; start with county rules at the VHR permit page.

How high are room taxes on STRs in Lake Tahoe Township, Douglas County?

• The county lists 14 percent plus 5 dollars per room per night for Lake Tahoe Township; see the schedule at Room Tax Management.

What insurance do TBC owners need beyond the HOA master policy?

• You will typically need an HO-6 policy for interior finishes, contents, and loss-of-use, and you should consider loss assessment coverage that matches the HOA’s deductible; see the HOA insurance overview at HOA and membership basics.

How many residences and what pier length are planned?

• The buildout targets roughly 140-plus residences and includes a floating pier reported at 160 feet; see the project context in this buildout update.