If you are thinking about buying a lakefront property in Lake Tahoe, there is a lot more to understand than the usual real estate checklist. I recently sat down with Brendan Boyle of The Moore Team, one of the top lakefront real estate teams in the Tahoe Basin, to talk through what buyers and sellers actually need to know before they make a move on the water.
Brendan and his team, which includes Mark Moore, Kimberly Boyle, and Monica Smith, specialize in lakefront and lake view properties from Incline Village down to Rubicon Bay on the West Shore. Between them, they bring 70 combined years of experience to the table.
Over the past 5 years, the team has sold more than $275 million in lakefront real estate, and last year alone they held about 20% market share of lakefront sales on the North and West Shore.
Here is what stood out most from our conversation.
Lakefront Properties Come With an Extra Layer of Regulation
Every property in the Tahoe Basin has to work within the rules of the TRPA, the Tahoe Regional Planning Agency. That means paying attention to zoning, lot coverage, and slope. But once you move into the lakefront market, the complexity increases. Lakefront buyers also have to think about the shoreline plan, scenic mitigation, and the amenities that come with waterfront ownership, like piers and buoys.
According to Brendan, the scarcity and conforming status of these amenities is one of the biggest factors that drives value well beyond what you would see in a typical Tahoe sale.
Understanding Coverage
Coverage refers to the percentage of a lot that can be developed. Vacant parcels are scored through the Individual Parcel Evaluation System, or IPES, which typically caps coverage at 30% or below depending on the site.
Some properties carry grandfathered coverage, meaning they are allowed more impervious surface than what current regulations would normally permit. Brendan explained it this way: if you have two similar lots side by side, but one has an extra 1,500 square feet of driveway that is TRPA-verified, that property has more redevelopment potential. That could mean a larger home, more outdoor living space, or simply more flexibility down the road.
There is not always an exact dollar figure attached to coverage, but it absolutely factors into what a buyer is willing to pay, especially for anyone thinking about future development rather than just buying something turnkey.
Not All Piers Are Created Equal
Piers are one of the most valuable and most limited amenities on the lake. Under the current shoreline plan, only 12 new piers are granted across the entire lake every two years. That covers all five counties around Tahoe for roughly 1,700 lakefront homes.
Many of the new piers granted are joint-use piers, shared between neighboring property owners, since TRPA prefers this approach because it preserves more natural shoreline than individual piers.
Older, non-conforming piers, like rock crib piers built on a rock foundation, can actually be more valuable in some cases. These were often built to create break walls and protect boats, but TRPA's current goal is to keep the shoreline as close to its natural state as possible. That means new piers are built on elevated pilings rather than rock foundations. Properties that are grandfathered in with rock crib piers, boathouses, or multiple lifts and buoys often carry a real premium, because that kind of infrastructure simply is not available under today's rules.
Why a Team Matters More Than You Might Think
One of the most valuable parts of our conversation was a real example Brendan shared. His team represented a buyer on a West Shore lakefront property. During due diligence, they identified that the home's large driveway would likely count as impervious coverage, giving the buyer more building potential than a typical property in the area. They also discovered that a neighboring lot, marketed as vacant land, actually had a sewer hookup dating back to the 1970s, which changed both its zoning and its buildability.
Because Brendan's team understood these details going in, they were able to negotiate on the buyer's behalf. Brendan estimated the team saved the buyer around 20% on that purchase, roughly $2 million.
Sellers do not always know these details themselves. Sometimes a property has been in a family for decades and the current owners simply have not looked into its future development potential. That is exactly why having the right team in place matters for both sides of the transaction.
Building the Right Team Before You Start Searching
Brendan's advice for anyone considering a lakefront purchase is to build a team before you even start touring properties. That typically includes:
A real estate agent who understands lakefront valuation, marketing, and negotiation
A land use consultant who works with TRPA regularly and understands how each parcel fits into the shoreline plan and coverage regulations
A land use attorney, when more complex issues come up
Having this team in place from the start gives buyers the best chance of securing a property, especially in a market where inventory is tight. Brendan noted there are approximately 1,700 lakefront parcels around the entire lake, but closer to 1,000 unique owners once you account for people who own multiple properties. That scarcity means competition for the right property is real, and being prepared in advance can make the difference between winning a deal and losing it to another buyer.
The Bottom Line
Buying or selling a lakefront property in Lake Tahoe is not like a typical real estate transaction. Between TRPA regulations, coverage rules, pier restrictions, and the sheer scarcity of lakefront inventory, having experienced people in your corner from day one is essential.
If you are considering a lakefront purchase or sale in Lake Tahoe, Brendan Boyle and The Moore Team are a great resource. You can watch the full interview and reach out to Brendan directly using the contact information below.
Contact Brendan Boyle:
530.721.7001
Watch the full interview: https://www.youtube.com/watch?v=rulgu9QipBM
