> almost all of the actual homes and activity is on the (more expensive COL) California side. Why is that? The NV side is pretty rugged and what buildable land

> almost all of the actual homes and activity is on the (more expensive COL) California side. Why is that? The NV side is pretty rugged and what buildable land there is is also shared with resorts / casinos. Otherwise, you pretty much have to go to the North Shore and Incline Village, but that's a tax haven with some real fancy homes driving up prices. From Zephyr Cove to Incline is really steep and large parts are State Parks or Forest Service land, so aren't buildable. > but housing prices went from outrageous pre-pandemic to oh-my-fucking-god post-pandemic Yes, everything is about 2x what is was 7 years ago. The most affordable family homes are in Zephyr Cove and up Kingsbury Grade in Stateline. The county also recently passed a restrictive vacation rental law, so many folks will see their short-term rental permits expire (or continue at reduced capacity) throughout this year, which might drive prices down, in addition to rising interest rates. Also, NV houses are about 10-20% more expensive than the CA houses because of the tax benefits of Nevada.