Kings Beach Vacation Rental
& Airbnb Management
Duvoire is a family-run company that manages short-term rentals for owners in Kings Beach, Tahoe Vista, Carnelian Bay and Brockway. Kings Beach is in unincorporated Placer County, so a home rented for 30 days or fewer needs a county STR permit and a local contact who answers around the clock. We take on both, then run the rental. Start with a free revenue estimate.
What full-service management covers in Kings Beach
One company and one phone number, from the day the listing goes live to the day the money reaches you. Looking for the town itself? Start with the Kings Beach area overview.
The Placer County permit and lodging tax, handled
Kings Beach sits in unincorporated eastern Placer County, so the county’s short-term rental ordinance is the rulebook. The county caps standard permits at 3,900, a permit ends automatically when the house sells, and every listing has to show the permit number, the occupancy limits and the parking. Here is what each requirement asks of you, and what we do about it.
| Requirement | What the county requires | What Duvoire does |
|---|---|---|
| STR permit | The countyAny home rented for 30 days or fewer. $326.02 to apply, non-refundable. Renewal opens 30 days before the permit expires. | DuvoireWe prepare and file the application and every renewal. |
| Tax certificate | The countyA transient occupancy tax certificate from Placer County Revenue Services, in hand before you apply. | DuvoireWe register it for you. |
| Defensible space | The countyA passing exterior inspection from North Tahoe Fire within the last year, good for three years. Only done when the snow is clear. | DuvoireWe book it as early in the season as the snow allows. |
| Fire life safety | The countyAn interior inspection by county staff after you apply: $507.02 in the North Tahoe Fire district, good for three years. | DuvoireWe schedule it and have the house ready for it. |
| Bear box | The countyA photo of the bear box with the house or its number showing. For a condo, the nearest dumpster. | DuvoireWe take the photo the county asks for. |
| Local contact | The countyReachable by phone 24 hours a day, within 35 driving miles, with access and authority to manage the home. | DuvoireWe hold the role for the homes we manage. |
| Postings | The countyA sticker or bear box magnet from the Tahoe City office, and the Good Neighbor flyer inside the home. | DuvoireWe collect them and put them up. |
| Listings | The countyThe permit number, the occupancy limits and the parking in every advertisement. | DuvoireBuilt into every listing we publish. |
| Lodging tax | The county10% TOT, plus 2% or 1% TBID where it applies, filed quarterly. | DuvoireWe collect it on each booking and file the returns. |
Source: Placer County Short-Term Rental Program, TOT rate page and County Code Article 9.42, read November 3, 2026.
Two dates catch people out. The defensible space inspection can only happen once the snow is off the ground, and the whole district wants one in the same few months. And the county has announced that its STR fees change on January 1, 2027. The amounts above are the ones in force now.
The full process, step by step and in the order that works, is in our Placer County short-term rental permit guide. For how Placer compares with Washoe County, Truckee and South Lake Tahoe, see Reno-Tahoe short-term rental rules in 2026, and for the exterior inspection, defensible space for rental owners.
Buying in Kings Beach? Check the permit before you write the offer.
A Placer permit does not come with the house. It ends at the sale, and you apply in your own name against whatever room is left under the cap that day. Our permit guide says what to confirm with the county before your contingencies come off.
What management costs, and what a Kings Beach home earns
Our fee is a commission on rental income, set for your home and put in writing before you sign, along with what it covers. We do not publish a single rate, because the work is not the same from house to house. A three-bedroom a short walk from the beach and a cabin up a long, steep driveway are different jobs in February.
We do not put an income figure on this page either. A Kings Beach number that is not about your address is a guess, and it would be the first thing you read. The free estimate starts from your address, bedrooms and parking and what comparable homes nearby book, and it comes back to you in writing.
The county’s own fees are in the table above. If the house has no bear box, the county offers a 0% loan of up to $2,200 for one, run by Tahoe Truckee Sierra Disposal and repaid through the garbage bill.
Owning a Kings Beach rental from out of town
Most of our owners do not live here, and the county plans for that: the local contact it requires has to answer at any hour and be close enough to get in and act. Placer lets a management company hold the role, and for the homes we manage full-service, we do.
The permit is the minimum. Being local is also what turns a frozen pipe or a lockout into a visit rather than a ticket: vendors supervised on site, repairs agreed with you before the work starts, winterizing and snow dealt with, and every visit documented so you can see what was done.
Two seasons: the beach in summer, the mountains in winter
Kings Beach State Recreation Area sits in the middle of town, and summer demand follows it: families, groups and anyone who wants to walk to the sand. Winter is a second season. Highway 267 climbs from Kings Beach over Brockway Summit to Northstar, and Palisades Tahoe is reached by way of Tahoe City.
We price the two peaks separately and set minimum stays around them: longer through summer weeks and holidays, looser in spring and fall, when a midweek booking is worth more than an empty house. Snow changes the job as well. The county wants every guest car parked on the property, so a driveway that is not cleared is a compliance problem, not just an inconvenience.
The North Shore towns we cover
Kings Beach
The town center along Highway 28, built around the state recreation area beach.
Brockway
The eastern edge, running up to the Nevada state line at Crystal Bay.
Tahoe Vista
West of Kings Beach on Highway 28, between Kings Beach and Carnelian Bay.
Carnelian Bay
Further west along the shore, toward Dollar Point and Tahoe City.
Dollar Point
Just east of Tahoe City, the western end of this stretch of shore.
All five are in Placer County under the same permit. Incline Village and Crystal Bay are in Washoe County, Nevada, with a different permit and a different tax (Incline Village property management). Tahoe Donner and Donner Lake are in the Town of Truckee, which runs its own program (Truckee Airbnb management). Northstar carries a Truckee mailing address but is in Placer County (Northstar).
HOAs, condos and the rules the permit does not cover
A county permit does not override your association. Plenty of North Shore CC&Rs (the recorded rules of a homeowners association) limit rentals, parking, pets or amenities more tightly than the county does, and we read yours before we take the home on.
Condos raise two county questions of their own. A building the county has approved as a condo-hotel, with round-the-clock management and the fire systems the ordinance lists, needs no individual STR permit for its units. And where the HOA looks after the landscaping, North Tahoe Fire handles the defensible space inspection through a separate condo request.
Local manager or national company: what to compare
National vacation rental companies and local firms both manage Kings Beach homes. The useful differences are about who does what, so ask every company on your list the same four questions:
- Who is named as local contact on my permit, and where do they live?
- Who files my TOT and TBID returns, and who is answerable if one is late?
- When a guest or a neighbor calls at midnight, who answers, and from where?
- What does the fee cover, and what is billed on top of it?
Duvoire is family-run, and the number on this page reaches the team that runs your house. We have written fuller comparisons with Vacasa and Evolve.
Kings Beach owner questions
Do I need a permit to run an Airbnb in Kings Beach?
Yes. Kings Beach is in unincorporated eastern Placer County, and any home rented for 30 days or fewer needs a county short-term rental (STR) permit before it is advertised or booked. You also need a transient occupancy tax (TOT) certificate from Placer County Revenue Services, and the permit number has to appear in every listing.
Is Kings Beach in Placer County or Nevada County?
Placer County, and so are Brockway, Tahoe Vista, Carnelian Bay and Dollar Point, under the same permit. Incline Village and Crystal Bay, across the state line, are in Washoe County, Nevada. Tahoe Donner and Donner Lake are in the Town of Truckee in Nevada County, which runs its own program.
Are Placer County STR permits still available, or is there a waitlist?
The county caps standard STR permits at 3,900, and owner-occupied homes sit outside the cap. Once the cap is reached the county keeps a waitlist, and every permitted home other than an owner-occupied one must rent at least 30 nights a year. The count left moves and published estimates disagree, so check the county's public STR portal or call the STR program at 530-581-6234 before you plan around a permit.
What does a Placer County STR permit cost?
The application fee is $326.02, non-refundable, and the same at renewal. In the North Tahoe Fire district, which covers Kings Beach, Tahoe Vista and Carnelian Bay, county staff carry out the interior fire life safety inspection for $507.02, and North Tahoe Fire charges separately for the exterior defensible space inspection. The county has announced that its STR fees change on January 1, 2027, so check the new schedule before you budget past then.
Does the STR permit transfer if I buy a Kings Beach home that already has one?
No. A change of ownership ends the permit automatically, and the new owner applies from the start, against the cap as it stands that day. A listing that mentions a permit is telling you the house has qualified before, not selling you the permit.
What taxes do Kings Beach vacation rentals collect?
Transient occupancy tax is 10% on Placer County's eastern slope, which takes in all of North Lake Tahoe. Homes inside the North Lake Tahoe tourism business improvement district (TBID) also collect 2% in Zone 1, closest to the lake, or 1% in Zone 2. The county looks up which applies by address or parcel number, and the returns are quarterly.
How many guests can stay in a Kings Beach short-term rental?
At night, two people per bedroom plus two more, up to 12, not counting children under 12. The daytime limit is one and a half times that. Cars park on the property, or at an off-site spot in a county-approved parking plan if the home has none, never on the road, and both the occupancy limits and the parking must appear in every listing.
Can a property manager be my local contact?
Yes. Placer County lets an agent or a professional property management company serve as the local contact, provided it meets the same test as a person: reachable by phone 24 hours a day, within 35 driving miles of the home, and holding the access and authority to manage it. When we manage a Kings Beach home, Duvoire takes that role.
How much do Kings Beach Airbnb managers charge?
Full-service managers usually charge a share of rental income, and what that share covers varies more than the number itself. Duvoire's fee is commission-based and quoted for your home in writing, with what it includes set out before you sign. We do not publish one rate, because a beach cottage and a large cabin up a steep driveway are different jobs.
What happens if I rent without a permit?
The county sends written notice to stop renting and advertising. If you have not stopped and applied within 30 days, it issues a $1,500 administrative penalty, then $3,000 and $5,000 at further 30-day intervals, and the amounts add up. After the third, the county can move to abatement or go to court.
Is Kings Beach better for summer or winter rentals?
Both bring guests. Summer follows the beach at Kings Beach State Recreation Area in the middle of town, and winter brings skiers driving Highway 267 to Northstar or around to Palisades Tahoe. Spring and fall are quieter, which is where pricing and minimum stays do the most work.
I live out of state. Can you manage everything?
Yes. Most of our owners do not live here. We run the bookings, guests, cleaning and upkeep, deal with winterizing and snow, agree repairs with you before the work starts, itemize every visit on a monthly statement, and you block your own dates in the owner portal.
Get your free Kings Beach rental estimate
Tell us the address, the number of bedrooms, and whether you already rent it, are buying, or are converting it from personal use. We reply within 24 hours, and the estimate comes back in writing.