Question 1

Can I run a short-term rental at Country Club Mall in Incline Village?

Accepted Answer

STR status at Country Club Mall is unconfirmed. The source documentation states the complex is "subject to Washoe County STR Ordinances and HOA rules; mixed-use zoning permits flexible commercial and residential lease options" — this is not the same as a confirmed HOA STR permission. The Commercial / Mixed-Use TRPA zoning creates a different regulatory framework than standard residential condos, and the HOA is self-managed, meaning rental rules are only accessible through escrow disclosures. Do not assume STR is permitted based on the mixed-use zoning alone. Verify the current HOA rental policy, any minimum lease term, and Washoe County STR permit eligibility at 120 Country Club Drive before closing and before underwriting any STR income projections.

Question 2

What makes Country Club Mall unique in the Incline Village condo market?

Accepted Answer

Country Club Mall is one of the most unusual properties in the Incline Village condo market — a 1974–1975 mixed-use commercial/residential complex with floor plans ranging from 2,088 to 2,616 sq ft, which are among the largest in the entire Incline Village condo profile set. The mid-century alpine commercial/residential townhouse style, post-and-beam over slab construction, soaring high ceilings, vaulted upper-level living spaces, and open-concept layouts give it a character that is genuinely different from standard residential condo complexes. The Hyatt Regency Lake Tahoe is directly across the street, and the complex has direct frontage on Country Club Drive with walkability to the Lakeshore Boulevard trail system. The tradeoffs are significant: STR status is unconfirmed; the HOA runs $575–$930/month and varies by unit size and commercial allocation; the self-managed HOA requires extra due diligence; all landmark distances in the source data are flagged as unverified; and the mixed-use designation means the square footage may include commercial ground-floor space — the residential living area may be smaller than the total unit square footage suggests.

Question 3

What should I know about the Country Club Mall HOA before making an offer?

Accepted Answer

Country Club Mall HOA runs $575–$930/month and varies by unit size and commercial allocation — confirm the exact HOA fee for the specific unit before making an offer. The HOA covers common area maintenance, exterior upkeep, snow removal, landscaping, trash, water, and sewer. Cable TV, internet, natural gas, and interior insurance are owner-paid separately. The HOA is self-managed, meaning contact is only accessible via IVBOR/MLS roster or through escrow disclosures — there is no professional management company portal or published phone number. For a self-managed HOA on a mixed-use commercial/residential property, the reserve study and board minutes are especially important — commercial mixed-use properties have more complex maintenance obligations than standard residential condos. The 1974–1975 vintage with flat and asphalt rooflines is a capital replacement flag. Request the full reserve study, last two years of board minutes, and current insurance declarations before closing.

Question 4

What does the mixed-use zoning mean for Country Club Mall buyers?

Accepted Answer

The Commercial / Mixed-Use / Special Area Low Elevation Center TRPA zoning designation is the defining characteristic of Country Club Mall and the most important thing to understand before making an offer. In a mixed-use configuration, the unit square footage may include commercial ground-floor space — the residential living area may be smaller than the total unit square footage of 2,088–2,616 sq ft suggests. Verify the exact residential vs. commercial square footage breakdown, the current use of the commercial space, and any restrictions on commercial use before closing. The mixed-use zoning also creates a different regulatory framework for STR, financing, and insurance than standard residential condos — confirm with your lender that the unit qualifies for standard residential financing, and verify STR permit eligibility with Washoe County directly. The occupancy mix includes owner-users, commercial tenants, and vacation rental usage, which reflects the flexible but complex nature of this property type.

Question 5

What type of buyer is Country Club Mall best suited for?

Accepted Answer

Country Club Mall is best suited for buyers who understand and are comfortable with mixed-use commercial/residential complexity. The large floor plans (2,088–2,616 sq ft), premium architectural character (soaring vaulted ceilings, post-and-beam construction, open-concept layouts), Hyatt Regency adjacency, and Lakeshore trail frontage make it appealing for buyers seeking a distinctive, large-footprint Incline Village property. However, it is not a straightforward investment: STR status is unconfirmed and requires verification; the HOA is self-managed with no published contact; all landmark distances are unverified in the source data; the mixed-use designation requires careful due diligence on residential vs. commercial square footage, financing eligibility, and insurance; and the $575–$930/month HOA range is wide and unit-specific. Buyers who thrive here are typically experienced real estate investors or primary/secondary residents who have done thorough due diligence on the mixed-use structure and are not dependent on STR income to underwrite the purchase.

Country Club Mall

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