The book's checklist
- Lower cost of livingEveryday prices run 6.7% above the U.S. average in the Sacramento-Roseville-Folsom metro area.
- More house for the moneyA typical home costs 11.3 years of the typical household's income here. Across the U.S. it's 4.1.
- A safer neighborhoodThe FBI doesn't publish crime figures for unincorporated communities. Call the county sheriff's office (or the town or township police, where there is one) and ask what calls they get most.
- Schools in town1 public school. No public high school in town: the nearest is Incline High School, about 4 miles away.
- A hospital close byIncline Village Community Hospital in Incline Village, about 4 miles away, has the nearest emergency room.
- Within reach of a big citySacramento is about 91 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.
A check means Kings Beach meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.
What kind of town
Tourist town. About 44% of homes are vacation or seasonal homes, a sign of a visitor economy. More restaurants, shops and weekend events than locals alone could support, with the small-town basics intact.
The book sorts small towns into six types. These labels come only from the numbers; take the quiz to see which type fits your family.
For a lifetime
Homes and money
- Typical home value, as owners valued them in 2020-2024
- $772,100U.S.: $332,700
- Home prices since then
- Up 2.6%Placer County, 2022 to 2025
- Typical rent, with utilities
- $1,271 a monthU.S.: $1,413
- Typical household income
- $68,153U.S.: $80,734
- Homes owned by the people living in them
- 63%U.S.: 65%
- Typical property tax bill
- $4,604 a yearCalifornia: $5,124
- Homes built before 1940
- 0%U.S.: 12%
- Homes built since 2010
- 2%U.S.: 11%
- Vacation and seasonal homes
- 44%U.S.: 3%
- Everyday prices
- 106.7U.S. average = 100 (the Sacramento-Roseville-Folsom metro area)
Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 2.6% since 2022. Everyday prices are the government's average for the Sacramento-Roseville-Folsom metro area, not Kings Beach alone. Check current listings before you budget.
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.
The people
- Population, 2020-2024 Census survey
- 2,736The Census Bureau makes yearly estimates only for incorporated towns
- Median age
- 44 yearsU.S.: 38.9
- Age 65 and older
- 12%U.S.: 17%
- Under 18
- 20%U.S.: 22%
- Adults with a bachelor's degree or more
- 31%U.S.: 36%
- Moved here from another county or state in the past year
- 5%U.S.: 6%
Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Work
- Biggest lines of work
- Construction (23%); arts, recreation, lodging and restaurants (20%); professional and business services (12%)
- Unemployment rate
- 5%U.S.: 5%
- Average commute
- 21 minutesU.S.: 26 minutes
- Work from home
- 3%U.S.: 15%
- Below the poverty line
- 7%U.S.: 12%
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Health care
Nearest emergency room: Incline Village Community Hospital, Incline Village, NV, about 4 miles away. It's a critical access hospital (a small rural hospital with 25 or fewer beds). Medicare hasn't given it a star rating.
Nearest general hospital: Carson Tahoe Regional Medical Center, Carson City, NV, about 13 miles away. Medicare gives it 2 of 5 stars.
Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.
Sources: Centers for Medicare & Medicaid Services, Hospital General Information.
Schools
1 public school in Kings Beach, run by Tahoe-Truckee Unified. The nearest public high school is Incline High School, about 4 miles away.
See each school on the federal school search, then check test scores and graduation rates on California's school report card.
Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.
Internet
- Homes with cable, fiber or DSL internet
- 79%U.S.: 76%
- Homes with any internet subscription
- 84%U.S.: 91%
Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Weather
- January average low
- 24°F
- July average high
- 76°F
- Days 90°F or hotter
- 0 a year
- Nights at or below freezing
- 151 a year
- Rain and melted snow
- 33.3 inches a year
- Snow
- 179 inches a year
- Elevation
- 6,540 feet
Weather stations: Incline Village (4 miles away) and Tahoe City (9 miles away, rain and snow). Averages for 1991 to 2020.
Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.
Getting around
Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Incline Village Community Hospital, Carson City, Sacramento.
Placer County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).
For a day
Read about Kings Beach's history on Wikipedia.
Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.
Nearby
Straight-line miles.
Small towns
- Incline Village, NV9,300 people, 4 miles
- Truckee, CA17,300 people, 12 miles
- Washoe Valley, NV3,300 people, 13 miles
- Carson City, NV59,000 people, 16 miles
- Indian Hills, NV5,500 people, 16 miles
- Johnson Lane, NV6,500 people, 20 miles
Smaller places
- Crystal Bay, NV (unincorporated)131 people, 2 miles
- Tahoe Vista, CA (unincorporated)1,048 people, 2 miles
- Carnelian Bay, CA (unincorporated)391 people, 3 miles
- Cedar Flat, CA (unincorporated)1,089 people, 5 miles
- Dollar Point, CA (unincorporated)1,477 people, 6 miles
- Sunnyside-Tahoe City, CA (unincorporated)1,599 people, 11 miles
- Glenbrook, NV (unincorporated)378 people, 11 miles
- Tahoma, CA (unincorporated)873 people, 15 miles
Sources
- U.S. Census Bureau, Population Estimates (Vintage 2025)
- U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates
- Federal Housing Finance Agency, House Price Index for counties (all transactions)
- U.S. Bureau of Economic Analysis, Regional Price Parities, 2024
- FBI, Crime in the United States, Table 8 (offenses known to law enforcement by city)
- Centers for Medicare & Medicaid Services, Hospital General Information
- National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal)
- National Center for Education Statistics, IPEDS institution directory, 2024
- NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020
- U.S. Geological Survey, 3D Elevation Program
- National Park Service, National Register of Historic Places listings
- National Park Service, park unit boundaries
- USDA Economic Research Service, Rural-Urban Continuum Codes, 2023
- U.S. Census Bureau, 2025 Gazetteer files and 2020 urban areas
Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.