Question 1

Can I run a short-term rental at Burgundy Hill in Incline Village?

Accepted Answer

No — and this is one of the clearest STR restriction signals in the Incline Village condo market. The source documentation explicitly confirms a 30-day minimum lease restriction via HOA CC&Rs. A 30-day minimum rules out nightly and weekly vacation rentals entirely. The documentation also notes "verify active county permit caps" — meaning even if the HOA restriction were somehow waived, a Washoe County STR permit slot may not be available at 335 Ski Way. Do not underwrite any STR income at Burgundy Hill. The 70% secondary/vacation home concentration confirms this is a vacation-home community — buyers use it for personal use, not rental income. Confirm the exact minimum lease term and enforcement details by requesting the full CC&Rs from the resale package and contacting Incline Property Management at (775) 831-3333 or info@ipm-nv.com before closing.

Question 2

What makes Burgundy Hill stand out compared to other Incline Village condo complexes?

Accepted Answer

Burgundy Hill has two defining differentiators in the Incline Village condo market. First, ski proximity: at 0.5 miles from Diamond Peak Ski Resort on the Ski Way corridor, Burgundy Hill is one of the closest condo complexes to the mountain in Incline Village — comparable to Bitterbrush and Alpine Terrace, and significantly closer than most of the village-core complexes. For buyers who prioritize ski access, the Ski Way address is a meaningful advantage. Second, HOA comprehensiveness: at $457–$634/month, the HOA includes natural gas, hydronic radiant heating, basic cable TV, elevator maintenance, water, sewer, and exterior insurance — one of the most complete utility packages in the market. The gas and heating inclusion is particularly valuable at elevation where winter heating costs can be substantial. The tradeoffs are the 30-day minimum lease restriction (confirmed STR is not viable), a drive-to-village location (Raley's and T's are 1.0 mi), and a 1984–1988 vintage that puts elevator systems and building envelope components near or past typical replacement cycles.

Question 3

What should I know about Burgundy Hill's HOA before making an offer?

Accepted Answer

Burgundy Hill's HOA runs approximately $457–$634/month, managed by Incline Property Management (IPM) — reachable at (775) 831-3333 or info@ipm-nv.com. The HOA covers common area maintenance, snow removal, exterior structure insurance, water, sewer, natural gas, hydronic/radiant heating, trash, basic cable TV, elevator maintenance, and exterior landscape maintenance. This is one of the most comprehensive HOA packages in Incline Village — the natural gas and hydronic heating inclusion alone can represent $200–$400/month in savings versus complexes where owners pay utilities separately. Before you write an offer, request the reserve study, the last two years of board minutes, and the current insurance declarations. The 1984–1988 vintage is the key due-diligence flag: elevator systems, building envelope components, and hydronic heating infrastructure are approaching or past typical replacement cycles. A reserve study that is underfunded relative to these capital items is a material risk. Also confirm the capital contribution dues required at close — IPM can provide the current schedule.

Question 4

What unit types and floor plans are available at Burgundy Hill?

Accepted Answer

Burgundy Hill offers three floor plan configurations across 34 units, all single-level layouts: 1BD/2BA at approximately 1,064 sq ft; 2BD/2BA at approximately 1,224–1,264 sq ft; and 3BD/2BA at approximately 1,444 sq ft. All floor plans feature open living spaces, wide window banks for peak lake and forest views, and high-efficiency double-pane windows. Private covered balconies/decks on upper levels; ground-level covered patio areas. The building is multi-level with enclosed elevator access servicing all residential floors — a meaningful accessibility and convenience feature. Heating is central natural gas hydronic radiant (covered by HOA). Cooling is natural alpine cross-ventilation; individual window A/C units are permitted per HOA guidelines. Reserved covered parking is beneath the structure. The wide price range ($525K–$1.345M) reflects significant variation by floor level, view corridor, and remodel level — upper-floor units with lake views command a substantial premium over ground-level units.

Question 5

What type of buyer is Burgundy Hill best suited for in today's Incline Village market?

Accepted Answer

Burgundy Hill fits two buyer profiles well: ski-priority vacation-home buyers who want a 1BD–3BD condo within 0.5 miles of Diamond Peak on the Ski Way corridor, with reserved covered parking, elevator access, and an HOA that covers gas, heat, cable, and all major utilities — a true lock-and-leave vacation property with minimal owner overhead; and buyers seeking the most comprehensive HOA utility package in the Incline Village market at the $525K–$1.345M price range, where the all-in monthly cost (HOA + mortgage) is more predictable than complexes where owners pay gas, heat, and utilities separately. Where Burgundy Hill requires extra diligence: STR is confirmed restricted (30-day minimum) — this is not an investment property. The 1984–1988 vintage means elevator systems and building envelope capital items require careful reserve review. The drive-to-village location (1.0 mi to Raley's) means daily errands require a car. For buyers who prioritize ski access, utility-inclusive HOA, and a low-maintenance vacation home over STR income or walkability, Burgundy Hill is one of the strongest positions in the Incline Village condo market.

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