In The News – Long waitlists, low turnover, and high demand: Lake Tahoe’s affordable housing
May 2, 2025 | Member Submitted
Originally published in the Tahoe Daily Tribune, 5/2/2025, Written by Eli Ramos
As prices for housing continue to climb, with non-equivalent wage increases, finding affordable housing is becoming increasingly difficult, even for those earning above 80% of the area median income. What does “affordable housing” actually refer to? Here in the basin, who is it meant to serve? And is there enough of it to help those who need it?
Defining affordable housing
Affordable is a tricky term to nail down in the housing sphere, since it’s often used to refer to something that anyone, regardless of income bracket, can pay for. It’s also been used to address the undue burden for most people renting and owning a home—that the combined cost for the housing payment and utilities shouldn’t make up more than 30% of the income for those paying (an uptick from the 1980s, where that number was 20%.)
The Tahoe Regional Planning Agency is partnering with the Tahoe Truckee Community Foundation (TTCF) and other regional partners to complete an updated assessment of the region’s housing needs. Partners request survey responses from those who live and work in the region, including local residents, seasonal workers, in-commuters, and individuals experiencing homelessness.
In The News – A closer look at housing around the Basin
April 4, 2025 | Member Submitted
Originally Published in the Tahoe Daily Tribune, 04/04/2025, Written by Eli Ramos
With limited land, varying policies between counties, and environmental regulations to consider, it’s no wonder that housing development has been a challenge in the Basin. And after the COVID-19 pandemic increased the number of remote workers who flocked to tourist destinations, housing issues for local workers were further exacerbated.
Though there are many similarities to housing issues around the Basin, each area faces its own set of challenges, from policies to land use to attitudes. In this next article of the Tribune’s housing series, we’re taking a magnifying glass to each of the areas around the lake. Because the greater Lake Tahoe area spans different cities, counties, and states, their specific housing challenges and solutions tie into where they fall geographically.
Written and submitted by Linda Offerdahl and Chris Wood
HOUSING COMMITTEE SPONSORS
A big thank you to both Rotary Clubs, Incline Village and Tahoe-Incline, for funding this program. Reach out to Linda@IVCBA.org if you are a potential sponsor.
IVCBA is helping to put on this exciting event for prospective homeowners.. This presentation will identify banking programs, financing and options to help new buyers purchase a residence in Incline Village/Crystal Bay. It will be presented in Spanish as well as English. This program is aimed at housing ownership for the “missing middle” in the community – teachers, police, firefighters small business owners and managers.
UPDATE ON LEASE TO LOCALS
The January presentation featured Chase Janvrin from Placemate. “Lease to Locals” is a program to incentivize residential property owners with a one-time cash payment to rent for at minimum a season or a year to persons working in the area. The program calls for capped rents for income-qualified persons. Lease to Locals matches potential tenants with the owner. This program is already yielding results. After just over a month of operation in the area there have been 22 inquiries from residential owners about renting through the program. Three of these owners are now actively looking for tenants to enter the Lease to Locals program.
COMMUNITY OUTREACH
A team from the Housing Committee has met with or presented to community groups including Rotary clubs,, AAUW, IVR and MLS, St. Vincent de Paul chapter, and St. Patrick’s Episcopal Church Sunday service.
ORGANIZATIONS WITH HOUSING PROGRAMS
We are identifying “partner” organizations that offer housing assistance.
TRPA Cultivating Community, Conserving the Basin Committee: Phase 2 on redevelopment policies hosts webinars and public workshops.
CONSIDERATION
Presentation by Tahoe-Truckee Workforce Housing Agency and the Housing Hub
Presentation by Reno Housing Authority about their voucher program
The survey we gave last spring identified these presentation topics as well:
A community-member panel discussing how the community views workforce housing needs and potential solutions.
What is the potential for development/redevelopment in IV/CB, with a look at zoning and regulations?
Can accessory dwelling units (ADUs) play a role in lessening the workforce housing shortage?
One task ahead of the Housing Committee is to gather data about the supply and demand for housing in the IVCB area. Also, the Housing Committee is looking to add participants to the Committee to assist in its ongoing work.
If you would like to get involved please contact Linda Offerdahl: linda@ivcba.org
The Tahoe Regional Planning Agency (TRPA) is accepting applications for a new scholarship program that empowers Lake Tahoe community members to engage in the planning process as part of the Tahoe Living initiative to update affordable and workforce housing policies, the agency announced today.
Cultivating Community, Conserving the Basin is a multi-year project to modernize land use policies and the regional growth management system to make housing more accessible while maintaining and improving environmental protections. A core focus of the program is to establish long-term, two-way engagement between communities and agencies, with a particular focus on underrepresented groups, according to TRPA.
“We want to ensure that many voices help shape solutions to affordable housing that improve safety and continue to protect Lake Tahoe,” TRPA Executive Director Julie Regan said. “These scholarships and new training opportunities can help community members most affected by housing challenges gain the knowledge and skills needed to engage in decision-making.”
Cultivating Community, Conserving the Basin scholarships will award up to $25,000 to help individual community members participate in training courses that provide background knowledge on subjects like planning, environmental regulations, growth management, public safety, and zoning. Most awards will be up to up to $1,600, with one $3,000 scholarship to assist an individual in attending a conference. The scholarships are a companion to TRPA’s Community Academy webinar series and allow for education, discussion, and hands-on learning experiences, according to the agency.
Participants will also be asked to provide feedback on how the agency can improve the training program. The Community Academy webinar series is open to the public and recordings can be viewed at www.tahoeliving.org.
Anyone who is a full-time resident of the Tahoe Basin, a seasonal resident, or works in the Basin is welcome to apply. Scholarship recipients should represent a diverse range of backgrounds, experiences, interests, and communities. Applications and more information on eligibility are available at www.tahoeliving.org/engagement-approach.
Funding for the scholarships is provided through a grant from the State of California grant. TRPA has also provided mini-grant assistance to community-based organizations.
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The Tahoe Regional Planning Agency leads the cooperative effort to preserve, restore, and enhance the unique natural and human environment of the Lake Tahoe Region, while improving local communities, and people’s interactions with our irreplaceable environment.
In The News – Incline Village and Crystal Bay’s Lease to Locals pilot program starts February
January 28, 2025 | Member Submitted
Originally Published in the Tahoe Daily Tribune, 1/28/2025, Written by Eli Ramos
Last Thursday, the Incline Village and Crystal Bay Community and Business Association, also known as IVCBA, hosted an informational meeting on unlocking housing stock in the area. That meeting coincided with the soon-to-launch Placemate Lease to Locals program, which will open in February.
Linda Offerdahl, executive director of the IVCBA, started off the first presentation of the series by discussing the importance of workforce housing. “The IVCBA has been working to create positive interaction and common ground on issues that can be controversial… Workforce housing includes not just service work, but teachers, nurses, doctors, and firefighters in our community.”
In spring 2024, the IVCBA also conducted a workforce housing series survey, where nearly 70% of people expressed their interest in unlocking existing housing stock for workforce housing.
Thanks to funding provided by Washoe County, Placemate, Inc. is pleased to launch the Lease to Locals pilot program, an innovative initiative aimed at addressing the lack of long-term housing options in the Incline Village / Crystal Bay area for local workers.
IVCBA is helping to spread the word of this new program in the area, and build on the efforts already implemented by Placemate in neighboring communities of East Placer County, The Town of Truckee, and South Lake Tahoe. IVCBA is hosting an event on Thursday, January 23rd to highlight the program.
This new program will provide up to $18,000 in incentive payments to property owners who convert their housing units from short-term rentals or from sitting largely vacant, into year-round or seasonal rentals for the local workforce.
“Our community has struggled with housing for our workforce. Unlocking housing stock through Lease to Locals offers some relief to landlords willing to provide new rentals and some relief to workers who struggle with the lack of available rentals.” commented Linda Offerdahl, IVCBA Community and Business Association Executive Director.
Placemate brings a proven track record and operational capacity to Incline Village / Crystal Bay. They have run similar Lease to Locals incentive programs not just in the Tahoe area, but across the country in resort communities in Ketchum, Idaho; Eagle and Summit Counties, Colorado; and Nantucket and Provincetown, Massachusetts. The programs incentivize long term rentals to full time workers, as an alternative to short term renting or sitting vacant. Across the various markets Placemate operates, they’ve unlocked 688 units and housed 1,561 locals, as of January, 2025.
Program Details:
To qualify, properties must be located in Incline Village / Crystal Bay, and not have been rented full-time in the past 12 months, and are subject to a maximum rental rate of $4,500/mo.
Property owners who rent their property to “qualified tenants” for a minimum five month period are eligible for a one-time financial incentive ranging from $2,000 to $18,000, based on the number of qualified tenants they rent to, and the length and type of lease.
Local workers searching for a property can create a Renter Profile on the Placemate website. Creating a renter profile is fast, free, and easy, and allows Placemate to match renters to potential homes that fit their criteria.
Tenants and property owners can learn more about the program, and get started by creating their tenant or property owner profiles, by visiting https://placemate.com, calling Placemate at (775) 415-9172, or emailing lori@placemate.com.
The Lease to Locals program provides qualifying Incline Village/Crystal Bay property owners one time cash incentives when they convert their rooms and properties into a new long-term rental. Placemate launched in Truckee in 2020, and has “unlocked” almost 700 homes, and helped over 1500 locals find housing in 10 markets across the country.
Incentive Amounts:
1. A 5-11 month lease = $2,000 per qualifying tenant (up to 4 Qualifying tenants)
2. A 12+ month lease = $4,500 per qualifying tenant (up to 4 Qualifying tenants)
Property Requirements:
1. The property must be located within the Incline Village Crystal Bay Planning Boundary
2. Cannot have been rented full time within the last 12 months (“ski lease” is ok)
3. The Property must be a single-family home, condo, townhome, accessory dwelling unit, or a single room or group of rooms in an owner-occupied property
4. Rent is capped at $4,500/month
Household Requirements:
1. 50% of the adults in the household must be Qualified Tenants
a. Household income must not average over 200% AMI for all tenants
b. Must work at least 30 hours per week for an employer based within the Incline Village Crystal Bay Planning Boundary
c. Can not be related to the property owner
2. All children cumulatively count as one additional qualified tenant for income calculation
Tenant Placement
1. Homeowners must identify their own tenants and can list their property on the Placemate website for free, if they choose
2. Placemate is happy to work with Property Managers at any point of the process (we do not offer Property Management)
3. We never select tenants on the home owners behalf, nor do we ever charge a fee tohome owners or tenants.
Washoe County is updating the Area Plan for Incline Village/Crystal Bay to allow higher density housing in Incline Village’s town center.
The County is conducting workshops for citizen input on the updates. The first workshop is January 6 at 11:30 a.m. (to 1:30 p.m.) in Incline Village at the Community Center (next to the Library). A second workshop is scheduled for January 14 from 3-5:00 p.m. at the Incline Village Raley’s conference room.
By May 25, the County intends to place the final amendments updating the Washoe Tahoe Area Plan (“WTAP”) before the County Planning Commission for a vote.
The WTAP will conform to Tahoe Regional Planning Agency (TRPA’s) housing proposals for the entire Lake Tahoe Basin as established in their recently amended Lake Tahoe Area Plan. In town centers, including Incline Village, that plan allows greater height allowance for building up to 65 feet (current is 56 feet). It allows parcel coverage up to 100% with a storm water treatment system (current: 70%) and “alternative strategies to meet parking demand” for new buildings (currently 1-2 parking spaces required per housing unit).
Since TRPA adopted the amendments at the end of 2023, concerns have continued about whether these proposals will increase workforce housing as needed or whether the WTAP will allow more market-price housing that the workforce cannot afford. The Washoe Tahoe Local Employees Housing Needs Report said in September, 2021, that by 2026, next year, 1,205 affordable housing units are needed.
While TRPA says its amendments are intended to encourage workforce housing, criticism has been that there are protections absent. The 3 tiers of workforce housing (“Affordable”, Moderate” and “Achievable”) in some instances do not require Tahoe Basin employment, or if these do there is no income or asset cap for the purchaser. This raises the specter of housing not serving its direct purposes.
Further, Washoe County in January 2023 amended its development code for the Incline Village town center (“Commercial Regulatory Zone Special Area 1”) to allow single family housing units (condos) in the 45 acres of Incline’s town center only if these are part of “mixed-use” development or “when they are affordable housing units”. There is currently no limitation on market price condominiums in the Washoe County Code in Special Area 1. TRPA’s plan for Washoe Tahoe recommends a minimum of 10% of housing development be workforce housing. Critics say 10% is not enough to serve 90% non-workforce occupants.
Other concerns focus on mechanisms to enforce workforce housing requirements. Deed restrictions are to be used under the WTAP (per TRPA’s Area Plan). Deed restrictions limit who can rent or purchase the affordable housing. Deed restrictions have been in use around the Lake Tahoe Basin for years, but there is no universal enforcement mechanism. While TRPA has performed some limited Deed restriction enforcement, there is no agency in Nevada.
There are also questions of where in land-challenged Incline Village/Crystal Bay can workforce housing be constructed? Aside from the US Forest Service land (which has over 14 acres already develop in IVCB) other public agencies own approximately 11.5 acres in IVCB. The WTAP (per TRPA) would allow “No Maximum” limit on housing per acre, but if all 11.5 acres were to support 1,200 needed workforce housing units, that would come out to more than 4 times the current unit maximum of 25 per acre.
Commonly referred to as mother-in-law or granny units, accessory dwelling units (ADUs) are smaller homes that share the same lot of a primary residence. Examples include a detached guesthouse or a garage with a rented apartment above. ADUs are one solution to increasing the supply of workforce and affordable housing here and across the nation.
ADUs have many benefits:
They are built on land that is already owned, making them a more affordable option than developing a vacant parcel.
They provide an income source to homeowners.
They are generally less costly to construct than new multifamily projects.
They provide a flexible living option for individuals, family members, couples, or seniors.
They are typically funded by the homeowner and do not require public subsidies like many large affordable housing projects.
Recognizing these benefits, TRPA adopted new polices in 2021 that allowed accessory dwelling units for local workers on thousands more parcels in the Tahoe Basin. While there are still challenges to building an ADU, momentum is building. Since 2021, TRPA has permitted 57 total units, 12 of which are constructed to date.
