Heavenly Ski Resort Vacation Rentals
Updated September 30, 2026 · 7 min read
Yes, there are vacation rentals near Heavenly in South Lake Tahoe and Stateline, but permits are capped. Where to stay, and when a North Shore base fits.
Yes, there are vacation rentals near Heavenly. Heavenly Mountain Resort sits directly above South Lake Tahoe, California, and Stateline, Nevada, and you'll find condos near the Heavenly Village gondola, casino hotels in Stateline, and homes up Kingsbury Grade near the Nevada base areas. Supply is tighter than it used to be: the City of South Lake Tahoe caps vacation-rental permits in residential zones, and Douglas County caps them on the Nevada side.
To be upfront: MG Vacation Rentals has no homes in South Lake Tahoe. Our homes are on the North and West Shore, about an hour's drive around the lake. This guide explains where to stay if Heavenly is your mountain, and when a North Shore base is the better choice. For the bigger picture, see North vs. South Lake Tahoe.
Where we are: North Lake Tahoe
Search by datesWe don't have homes in South Lake Tahoe. These are our most-reviewed homes on the North and West Shore, about an hour's drive away.
Enchanted Woods Cabin
Tranquil Tahoe Haven
Trout and About
Book direct and pay less than for the same home on Airbnb: pick dates on any home to see the difference.
Heavenly vacation rentals at a glance
| What | Detail (as of September 2026) |
|---|---|
| Where rentals are | Heavenly Village, Stateline NV, Kingsbury Grade NV, the rest of South Lake Tahoe |
| City of South Lake Tahoe rules | 900-permit cap in residential zones; tourist core and commercial zones not capped; renters must be 25+ |
| Permit number | Must appear on every city listing, ad and rental agreement |
| Douglas County (Stateline, Kingsbury) | Capped permit program with a waitlist |
| Heavenly 2026-27 opening | Nov. 20, 2026 (target) |
| Pass | Epic Pass (also Northstar and Kirkwood) |
| North Shore to Heavenly | About 45 min from Incline Village; about an hour from Kings Beach or Tahoe City |
Where to stay near Heavenly: the neighborhoods
Heavenly Village
The gondola starts in the middle of Heavenly Village, surrounded by hotels, condos, shops and restaurants. You can walk to the lift and walk to dinner, and leave the car parked all week. It is the most convenient and usually the most expensive place to stay, and the first to book up for holidays.
Stateline, Nevada
Just across the state line from the Village, Stateline has the big casino hotels and condo complexes. It is close to the gondola and has the most hotel rooms, which helps for short stays and one-night trips.
Kingsbury Grade
Up Kingsbury Grade (Nevada Route 207) are condos and homes close to Heavenly's Stagecoach and Boulder lodges, where parking is free. Some complexes are close to lifts. Roads are steep and snowy, so a 4WD or AWD car with snow tires makes life easier.
The rest of South Lake Tahoe
Neighborhoods such as the Tahoe Keys, Al Tahoe and those off Pioneer Trail are a short drive or a shuttle ride from the lifts. Homes here tend to be bigger for the money, but many residential streets are now under the city's permit cap, so fewer homes are available than a few years ago.
| Area | To the lifts | Good for |
|---|---|---|
| Heavenly Village | Walk to the gondola | No car, nightlife, shortest commute |
| Stateline, NV | Walk or short shuttle | Hotel rooms, short stays |
| Kingsbury Grade, NV | Short drive to Stagecoach or Boulder | Free Nevada parking, condos |
| Rest of South Lake Tahoe | Short drive or shuttle | Houses for families and groups |
| North Shore (Incline Village) | About 45 minutes | Skiing Heavenly once, other resorts on other days |
South Lake Tahoe rental rules you should know as a guest
South Lake Tahoe's vacation-rental rules changed in 2026. Under the city's ordinance, in effect since April 23, 2026:
- Residential zones are capped at 900 permits. Since August 21, 2026, new applications go on a waitlist.
- The Tourist Core and commercial zones, which include much of the area around Heavenly Village, are not affected by the cap.
- Renters must be at least 25.
- Occupancy in residential areas is limited to two people per bedroom, with up to five children 13 and under not counted in multi-bedroom homes.
- Every listing, ad and rental agreement must show the city's permit number.
On the Nevada side, Douglas County runs its own capped permit program for Stateline, Kingsbury and Zephyr Cove, with its own occupancy and parking rules.
What this means for you: if a South Lake Tahoe listing doesn't show a permit number, ask why before you pay. A home that isn't permitted can be shut down mid-stay. More detail, written for owners, in our South Lake Tahoe vacation rental policy guide.
Ski-in, ski-out near Heavenly
True ski-in, ski-out means you step out the door onto a run or a lift. At Heavenly that is rare, and mostly limited to a few condo complexes near the Nevada lodges. Many Heavenly Village listings use the phrase when they mean a walk to the gondola, which is handy, but you'll carry skis through the Village and ride the gondola up first.
Before you book anything sold as ski-in, ski-out, ask the host three things: which lift you reach from the door, whether you can ski back to it at the end of the day, and what happens when that lift isn't running.
What to look for in a Heavenly rental
- Off-street parking. Winter parking on South Shore streets is limited during snow removal. A driveway or a garage space saves a lot of trouble.
- The driveway itself. Ask if it is steep or north-facing, and who clears it after a storm.
- Gear storage. A garage, mudroom or ski locker keeps wet boots out of the bedrooms.
- A hot tub, if it matters to you. Ask whether it is private or shared with the complex.
- Shuttle access. Heavenly runs free shuttles serving lodging and the base areas. A home on a shuttle route means fewer parking headaches.
- The permit number, in South Lake Tahoe city limits.
Heavenly lift tickets and passes
Heavenly is owned by Vail Resorts and is on the Epic Pass. Lift tickets are priced by date and are cheapest online and in advance. The 2026-27 Epic Pass launched at $1,089 for adults, with a discounted $869 price for skiers 30 and under, and the Epic Local Pass has holiday restrictions at Heavenly. Passes are only sold before the season. Our Heavenly Mountain Resort guide covers tickets, parking and the four base areas in more detail.
Staying on the North Shore instead: the honest trade-off
This is our side of the lake, so here is the straight version.
The catch: the North Shore is not 30 minutes from Heavenly. In good conditions, Incline Village is about 45 minutes from the Nevada base areas, and Kings Beach, Tahoe Vista or Tahoe City about an hour. In a storm it can be much more. If you want to ski Heavenly every day, stay on the South Shore.
When the North Shore makes sense:
- You have an Epic Pass and don't need Heavenly every day. Northstar, on the same pass, is about 20 minutes from Kings Beach, Tahoe Vista and Carnelian Bay.
- Your group mixes passes. Palisades Tahoe (Ikon) is about 15 minutes from Tahoe City. Diamond Peak, in Incline Village, and Mt. Rose sell their own tickets.
- You want a quieter base. The North Shore has no casinos in the middle of town, and the evenings are calmer.
- You'll ski Heavenly once. Many of our guests drive down for one day, usually to the free Nevada lots via Highway 50 and Kingsbury Grade.
Our guides to Diamond Peak, Mt. Rose vs. Diamond Peak and Alpine Meadows cover the North Shore mountains. Lake Tahoe in winter lists every resort's 2026-27 target opening date.
Our North and West Shore homes for a ski week
We manage 41 homes from Incline Village to Tahoma. None is ski-in, ski-out. What they offer instead is a whole house: room to dry gear, a kitchen for early breakfasts, and at many of them a private hot tub or a fireplace.
- Ski cabin rentals: homes that work well for a ski week.
- Homes with a hot tub, and our hot tub etiquette guide.
- Homes with a fireplace.
- Homes for large groups.
If you book with us, book on our own site. Our nightly prices on Airbnb are set 28% higher than on our site, and 17% higher on Vrbo, and every home page shows the dollar saving for your dates. See booking direct vs. Airbnb.
Saving money on a Heavenly trip
- Buy lift tickets online, early, or an Epic Day Pass before the season if you'll ski several days.
- Ski midweek. Lift tickets and lodging both cost less, and lines are shorter.
- Avoid the peak weeks if you can: Christmas to New Year's, Martin Luther King Jr. weekend and Presidents' Day week.
- Split a larger home across a group rather than booking several small units, and cook some meals.
- Park free in Nevada. Stagecoach and Boulder lodges have free lots.
- Compare totals, not nightly rates. Cleaning fees, service fees and taxes change the picture.
Plan your 2026-27 Heavenly trip
If Heavenly is your mountain, look at Heavenly Village, Stateline or Kingsbury Grade, and check the permit number on any South Lake Tahoe home. If you'd rather base on the quieter North Shore and ski Heavenly once, browse our homes or search your dates, and call us at (530) 317-0291 if you want help choosing a town.
Questions
Are there vacation rentals available at Heavenly Ski Resort?
Yes. Heavenly sits above South Lake Tahoe, California, and Stateline, Nevada, and both have vacation rentals, from condos near the gondola to houses up Kingsbury Grade. Supply is limited because the City of South Lake Tahoe caps permits in residential zones at 900 and Douglas County caps permits in its Tahoe Township. A legal rental in the city must show its permit number in every listing.
How close can I stay to Heavenly?
Condos and hotels in Heavenly Village are a short walk from the gondola. Stateline's casino hotels are close by, and homes and condos up Kingsbury Grade in Nevada are close to the Stagecoach and Boulder base areas. The rest of South Lake Tahoe is usually a short drive or a free Heavenly shuttle away.
Are there ski-in, ski-out rentals at Heavenly?
A few, mostly condos near the Nevada-side lodges. Many listings near Heavenly Village say ski-in, ski-out when they mean walking distance to the gondola. Ask the host exactly how you get to a lift, and how you get back at the end of the day.
Should I stay in South Lake Tahoe or North Lake Tahoe to ski Heavenly?
If Heavenly is the main mountain for your trip, stay on the South Shore. The North Shore is about an hour's drive around the lake, more in storms, so it only makes sense if you'll ski Heavenly once and spend other days at Northstar, Diamond Peak, Mt. Rose or Palisades Tahoe.
Does MG Vacation Rentals have homes near Heavenly?
No. We have no homes in South Lake Tahoe or Stateline. Our 41 homes are on the North and West Shore, from Incline Village to Tahoma. Incline Village is about 45 minutes from Heavenly's Nevada base areas in good conditions.
What should I check before booking a rental near Heavenly?
Check for a city permit number if the home is in South Lake Tahoe, the minimum renter age (25 in the city), the occupancy limit, parking in a driveway rather than on the street, and whether the driveway is steep enough to need 4WD or chains. Ask how the host handles snow removal.
Are vacation rentals cheaper than hotels in Lake Tahoe?
For a group or a family, often yes per person, because you get several bedrooms, a kitchen and space to dry gear. For a couple on a short stay, a hotel or casino room in Stateline can be cheaper, especially midweek. Compare the total with cleaning fees and taxes, not just the nightly rate.