Incline Village is the Nevada community on Lake Tahoe's north shore, known for private IVGID beaches, Diamond Peak skiing and no state income tax. Explore current market data, all 14 neighborhoods, taxes and beach access.
Incline Village, Nevada · 89451 · Community guide
Incline Village is an unincorporated community of about 9,500 year-round residents on the Nevada side of Lake Tahoe’s north shore, in Washoe County. It is known for private resident beaches, Diamond Peak Ski Resort, two golf courses, Nevada’s lack of a state income tax, and some of the most expensive real estate in the state: 568 single-family homes and freestanding condos have sold here since January 2023 for $575,000 to $62 million, at a median of $2.26 million. The village record never reached the MLS: 1145 Lakeshore Boulevard and the adjacent lakefront lot sold off-market for a combined $132 million in March 2026.
This guide covers the whole market, using all 1,028 home and condo sales reported to the Incline Village MLS since 2023: prices by property type and budget, all 14 neighborhoods side by side, IVGID beach access, taxes and rental rules, schools, and what daily life looks like. Every figure is dated and sourced below.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$2.51M
Median single-family price, 2026
$950K
Median condo / townhome price, 2026
247
Home & condo sales, 2026 to Oct. 14
4.5
Months of supply (Oct. 14, 2026)
2026 figures run from January 1 to October 14, 2026. Source: Incline Village REALTORS® MLS.
| Topic | Details |
|---|---|
| Location | North shore of Lake Tahoe, Nevada, in Washoe County. Unincorporated; the Incline Village General Improvement District (IVGID) runs water, sewer and recreation. ZIP codes 89451 (street addresses) and 89450 (P.O. boxes). Crystal Bay and the California line are just west. |
| Population | 9,462 year-round residents in the 2020 Census (up from 8,777 in 2010), across 21.51 square miles; 4,008 households (ACS 2020–2024) |
| Second homes | 36% of the 7,367 housing units were held for seasonal, recreational or occasional use in the 2020 Census |
| Housing stock | About 3,022 single-family homes, 4,045 condo and townhome units and 1,042 vacant residential lots (Washoe County Assessor). Median home built in 1980; median lot 0.41 acre |
| Elevation | Lake Tahoe sits at about 6,225 feet. Homes sold since 2023 range from 6,228 feet on the lakeshore to 7,655 feet in Upper Tyner |
| 2026 market | 247 home and condo sales through October 14 (+14% vs. the same period of 2025); single-family median $2,510,000; condo median $950,000 |
| Price range | $273,300 condos to $62,000,000 lakefront estates through the MLS since January 2023; record off-market sale $132 million (1145 Lakeshore Blvd. with the adjacent lot, March 2026) |
| For sale now | 114 listings on Oct. 14, 2026 (65 homes, 49 condos and townhomes); about 4.5 months of supply |
| Taxes | No Nevada state income tax. 2026–27 property tax rate $3.5211 per $100 of assessed value (Washoe County tax district 5200) |
| IVGID fees | $1,530 per parcel for 2026–27 ($1,385 recreation + $145 beach), on the property tax bill |
| Recreation | Three main private IVGID beaches (Burnt Cedar, Incline and Ski Beach), two golf courses, Diamond Peak Ski Resort, a recreation center, and tennis and pickleball |
| Schools | Incline Elementary, Incline Middle and Incline High (Washoe County School District); private Lake Tahoe School (PreK–8); University of Nevada, Reno at Lake Tahoe |
| Health care | Incline Village Community Hospital (Tahoe Forest Health System) with a 24-hour emergency room |
| Getting here | Reno-Tahoe International Airport (RNO) 33 miles, about 50 to 60 minutes; Truckee Tahoe Airport (private aviation) 16 miles; San Francisco about 204 miles |
Market data · Updated October 14, 2026
Incline Village’s market picked up in 2026. Through October 14, 247 homes and condos sold, compared with 216 in the same period of 2025, and the single-family median rose 17% to $2,510,000. Homes averaged $1,061 per square foot, the highest of any year since 2023, and sold in a median of 63 days at 93.9% of their original asking price. Condos and townhomes held steadier, at a median of $950,000 (+4%).
A single “Incline Village median” mixes $500,000 condos with $40 million lakefront estates, so the tables below split the market by property type. HOA homes include the gated and planned communities and the freestanding condos that the MLS reports alongside single-family homes.
| Property type | Sales 2026 | Sales 2025 | Median price 2026 | Median vs. 2025 | Avg. $ / sq. ft. 2026 | Median days on market | Avg. sold / original list | For sale Oct. 14 | Months of supply |
|---|---|---|---|---|---|---|---|---|---|
| Single-family homes, no HOA | 109 | 78 | $2,780,000 | +22% | $1,124 | 55 | 93.8% | 48 | 4.3 |
| Homes in HOA communities, incl. freestanding condos | 26 | 38 | $1,475,000 | −21% | $801 | 83 | 94.1% | 17 | 6.2 |
| All single-family & freestanding homes | 135 | 116 | $2,510,000 | +17% | $1,061 | 63 | 93.9% | 65 | 4.7 |
| Condos & townhomes | 112 | 100 | $950,000 | +4% | $791 | 83 | 93.7% | 49 | 4.2 |
| All residential | 247 | 216 | $1,560,000 | +12% | $938 | 71 | 93.8% | 114 | 4.5 |
Months of supply divides the listings for sale on the report date by the average monthly sales of the previous 12 months. Under about six months generally favors sellers.
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list | Sold without public listing |
|---|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 14, 2026) | 135 | $2,510,000 | $3,959,192 | $575K–$46.00M | $1,061 | 63 | 93.9% | 13 |
| 2025 | 147 | $2,150,000 | $2,886,799 | $680K–$37.50M | $983 | 79 | 92.1% | 12 |
| 2024 | 152 | $2,299,000 | $3,676,734 | $745K–$62.00M | $992 | 79 | 91.4% | 3 |
| 2023 | 134 | $2,250,000 | $3,044,541 | $700K–$22.87M | $996 | 66 | 92.2% | 5 |
| All years | 568 | $2,255,000 | $3,390,286 | $575K–$62.00M | $1,007 | 71 | 92.4% | 33 |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list | Sold without public listing |
|---|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 14, 2026) | 112 | $950,000 | $1,222,777 | $360K–$5.79M | $791 | 83 | 93.7% | 1 |
| 2025 | 129 | $925,000 | $1,019,626 | $375K–$4.40M | $678 | 79 | 92.6% | 3 |
| 2024 | 114 | $892,500 | $1,078,374 | $273K–$5.25M | $744 | 91 | 91.7% | 4 |
| 2023 | 105 | $900,000 | $1,147,640 | $380K–$3.65M | $761 | 55 | 94.8% | 8 |
| All years | 460 | $914,000 | $1,112,869 | $273K–$5.79M | $741 | 76 | 93.1% | 16 |
Average price per square foot is the mean of each sale’s price per square foot. “Sold without a public listing” counts sales entered in the MLS after closing with 0 days on market. Source: Incline Village REALTORS® MLS; see Sources & methodology below.
Sales are up 14% and dollar volume 54% through October 14. The top end did a lot of the lifting: 9 sales of $10 million or more closed in 2026 through the MLS, against 3 in all of 2025, led by 919 Lakeshore Boulevard at $46 million in February. Off the MLS, the record $132 million sale of 1145 Lakeshore Boulevard and its neighboring lot closed in March.
Since 2023, the 243 single-family homes that sold within 60 days closed at an average of 98.0% of their original list price. The 175 that took more than 120 days closed at 84.7%. Condos show the same split (97.5% vs. 87.1%). Overpricing costs sellers far more than a sharp launch price.
Away from the lakefront, the 128 homes sold below 6,400 feet went for a median of $3.19 million ($1,174 per sq. ft.). The 138 homes at 7,000 feet and up sold for $1.72 million ($811). Lower neighborhoods sit closer to the beaches and the village, with gentler winter driving. Compare lower and higher elevation.
County records show only 161 of Incline’s 3,022 single-family homes were built in 2010 or later. Homes built since 2015 sold for an average of $1,404 per sq. ft. (36 sales), against $958 for homes built before 2000. TRPA limits on land coverage keep new construction scarce.
13 single-family homes sold in 2026 without ever appearing as a public listing, up from 3 in 2024 and 12 in 2025. Including condos, 49 sales since 2023 never had a public listing, among them 3 of the 20 sales of $10 million or more. Ask about off-market homes.
55% of closings since 2023 happened between May and September, with August the busiest month. Buyers who shop in fall and winter often face less competition, and sellers who list in spring meet the most buyers.
Price guide
Incline Village is two markets at once. Under $2 million, buyers are mostly choosing among condos, townhomes and original single-family homes. Above $5 million, they are choosing among view homes, new construction and the lakefront. Here is how supply and demand compare at each price point.
| Price range | Sales since 2023 | Homes / condos | Sales, past 12 months | For sale Oct. 14, 2026 | Months of supply | Median days on market (12 mo.) | Avg. sold / original list (12 mo.) |
|---|---|---|---|---|---|---|---|
| Under $1 million | 305 | 42 / 263 | 81 | 37 | 5.5 | 91 | 92.6% |
| $1 to $2 million | 340 | 181 / 159 | 105 | 29 | 3.3 | 94 | 91.7% |
| $2 to $3 million | 179 | 161 / 18 | 51 | 16 | 3.8 | 52 | 96.2% |
| $3 to $5 million | 117 | 99 / 18 | 37 | 13 | 4.2 | 80 | 92.1% |
| $5 to $10 million | 67 | 65 / 2 | 23 | 11 | 5.7 | 53 | 95.3% |
| $10 million and up | 20 | 20 / 0 | 10 | 8 | 9.6 | 68 | 91.8% |
All residential sales, homes and condos combined. The past 12 months run from October 15, 2025 to October 14, 2026.
305 sales since 2023 · median $745,000
Mostly condos and townhomes: studios to three-bedroom units in Central, Ski Way and the golf-course complexes, plus the occasional older home or freestanding condo. Every unit on IVGID’s recreation roll gets its own Picture Passes, so this is the entry point to the beaches and Diamond Peak.
340 sales since 2023 · median $1,385,000
The busiest range, split between larger condos and townhomes and original single-family homes in Jennifer, Ski Way, The Woods, Upper Tyner and Apollo. Many buyers here plan to remodel over time.
179 sales since 2023 · median $2,350,000
Almost all single-family homes: updated or larger homes across Lower Tyner, The Woods, Ponderosa and the golf neighborhoods, and original homes in Mill Creek and Lakeview. Homes in this range sold the fastest.
117 sales since 2023 · median $3,650,000
Remodeled and newer homes, many with lake views or walkable to the beaches, plus lakefront condos at Crystal Shores and Lakeshore Terrace. Lakeview, Mill Creek and the Eastern Slope lead this range.
67 sales since 2023 · median $6,150,000
Custom and new-construction homes with big views on the Eastern Slope and the Tyner hillsides, and the best of Lakeview and Mill Creek near the water, including homes on the mountain side of Lakeshore Boulevard.
20 sales since 2023 · median $12,587,500
Lakefront estates on Lakeshore Boulevard and Vivian Lane, and trophy view homes on Burgundy, Champagne and Fairview on the Eastern Slope. 7 of the 13 non-lakefront sales above $10 million since 2023 were on the Eastern Slope.
Only 10 lakefront homes sold through the MLS since 2023, from $5.6 million to $62 million, at a median of $28.2 million and an average of $4,550 per sq. ft. The top MLS sale was 1041 Lakeshore Boulevard at $62 million in October 2024; the overall record is off-market: 1145 Lakeshore Boulevard sold off-market on March 25, 2026, for $125 million, and the adjacent 1.12-acre lakefront lot at 1143 Lakeshore Boulevard sold the same day for $7 million: $132 million combined, according to Washoe County records. On Oct. 14, 2026, a single lakefront home was listed. Lakefront condos at Crystal Shores, Lakeshore Terrace and Crystal Bay Cove sold for a median of $3.35 million (22 sales). See the Lakefront guide and the Lakeshore Boulevard guide.
This range has the most buyers and the least inventory relative to sales, about three to four months of supply. Well-prepared, well-priced homes here move quickly, while homes needing work leave room to negotiate, so the condition and the first price matter more than the season.
The $10 million-plus range had the most supply relative to sales on Oct. 14, 2026: 8 listings against 10 sales in the past year. Asking prices at that level are often a starting point, and several top sales each year happen privately, so a buyer’s agent who hears about homes before they list is worth having.
Neighborhood comparison
Incline Village has 14 recognized neighborhoods, and they differ more than the short drives between them suggest. Median home prices since 2023 run from $1.13 million in Ski Way to $4.12 million in Lakeview and $28.2 million on the lakefront, and elevation ranges from the lakeshore to about 7,660 feet. Both tables use the Incline Village MLS areas; each name links to that neighborhood’s full guide.
| Neighborhood | Home sales since 2023 | Median price | Avg. $ / sq. ft. | Median days on market | 2026 median (sales) | Condo sales · median | For sale Oct. 14, 2026 |
|---|---|---|---|---|---|---|---|
| Lakefront | 10 | $28,186,500 | $4,550 | 53 | $8,000,000 (3) | 22 · $3,350,000 | 2 |
| Lakeview | 45 | $4,122,500 | $1,302 | 53 | $5,100,000 (12) | 9 · $1,205,000 | 5 |
| Eastern Slope | 51 | $3,125,000 | $1,045 | 86 | $3,700,000 (17) | 18 · $1,055,000 | 12 |
| Mill Creek | 51 | $3,030,000 | $1,255 | 69 | $3,350,000 (7) | 19 · $1,215,000 | 7 |
| Ponderosa | 42 | $2,505,000 | $929 | 69 | $2,950,000 (9) | — | 4 |
| Lower Tyner | 70 | $2,420,000 | $953 | 89 | $2,750,000 (23) | 5 · $1,535,000 | 12 |
| Mountain Golf Course | 50 | $2,180,000 | $824 | 96 | $2,630,000 (10) | 20 · $792,500 | 4 |
| Apollo | 14 | $2,082,500 | $805 | 88 | $2,009,500 (4) | — | 1 |
| Championship Golf Course | 42 | $2,062,500 | $885 | 59 | $3,222,500 (8) | 46 · $1,117,500 | 13 |
| Central | 27 | $2,030,000 | $826 | 77 | $2,200,000 (3) | 210 · $894,000 | 24 |
| Upper Tyner | 34 | $1,825,250 | $833 | 78 | $1,825,000 (7) | — | 2 |
| The Woods | 59 | $1,800,000 | $820 | 61 | $1,960,500 (12) | 1 | 8 |
| Jennifer | 41 | $1,540,000 | $793 | 72 | $1,697,500 (14) | 1 | 6 |
| Ski Way | 31 | $1,130,000 | $743 | 74 | $1,400,000 (6) | 107 · $720,000 | 14 |
| Neighborhood | Where and what | Elevation of homes (ft.) | Median lot (acres) | Drive to village center | Drive to Diamond Peak |
|---|---|---|---|---|---|
| Lakefront | Estates and condos directly on Lake Tahoe along Lakeshore Boulevard, Vivian Lane and Pine Cone | 6,230–6,270 (median 6,250) | 0.76 | 1.4 mi · 4 min | 2 mi · 6 min |
| Lakeview | Level, roughly half-acre lots on the west side between Lakeshore and Tahoe boulevards, by Burnt Cedar Beach | 6,260–6,420 (median 6,300) | 0.44 | 1.6 mi · 5 min | 3.4 mi · 9 min |
| Mill Creek | Flat, low-elevation streets on the east side near Ski Beach, Incline Beach and the Hyatt | 6,270–6,410 (median 6,310) | 0.41 | 1.4 mi · 4 min | 2 mi · 5 min |
| Central | The village core on both sides of Tahoe Boulevard (SR 28): most of Incline’s condos, plus homes near the shops, schools and Recreation Center | 6,320–7,050 (median 6,360) | 0.26 | 0.7 mi · 3 min | 2.4 mi · 7 min |
| Ponderosa | Wooded, mid-elevation streets on the west side above Tahoe Boulevard (Dale, Silvertip, Knotty Pine, Woodridge) | 6,350–6,740 (median 6,480) | 0.44 | 2.1 mi · 6 min | 4.1 mi · 10 min |
| Championship Golf Course | Around the 18-hole Championship Course, northeast of the village: homes, townhomes and condos on Country Club Drive and the Green streets | 6,370–6,840 (median 6,590) | 0.45 | 1 mi · 4 min | 1.9 mi · 6 min |
| The Woods | Wooded streets just northwest of the village center (Winding Way, Donna, Dyer), close to the schools | 6,400–6,790 (median 6,630) | 0.44 | 0.9 mi · 3 min | 2.5 mi · 7 min |
| Mountain Golf Course | Around the par-58 Mountain Course north of the village; most homes are in HOA communities such as Rosewood and Lake Country | 6,640–7,130 (median 6,760) | 0.39 | 1.1 mi · 4 min | 2.3 mi · 7 min |
| Lower Tyner | West-side hillside off Tyner Way (Tumbleweed, Fallen Leaf, Saddlehorn), with views from many lots and the most home sales of any area | 6,570–7,460 (median 6,880) | 0.30 | 3 mi · 8 min | 5 mi · 12 min |
| Eastern Slope | The hillside above the east side of town (Fairview, Champagne, Burgundy): wide lake views and most of Incline’s non-lakefront $10 million sales | 6,410–7,350 (median 6,890) | 0.52 | 2.3 mi · 8 min | 1.8 mi · 6 min |
| Ski Way | The Tyrolian Village streets below Diamond Peak (Tirol, Lucerne, Zurich): chalets and condos under a mile from the lifts | 6,460–7,230 (median 6,990) | 0.17 | 2.9 mi · 9 min | 0.7 mi · 4 min |
| Jennifer | Wooded, sloping streets north of the village (Jennifer, Geraldine, Randall, Judith), with some of the lowest prices per square foot in town | 6,950–7,380 (median 7,120) | 0.23 | 1.7 mi · 5 min | 3.3 mi · 8 min |
| Apollo | High on the north side of town, on wooded, sloping lots off Apollo Way and Galaxy Way | 7,220–7,480 (median 7,360) | 0.33 | 2.8 mi · 7 min | 3.2 mi · 9 min |
| Upper Tyner | Incline’s highest homes, up to about 7,660 feet at the top of Tyner Way: quiet, forested and often with views | 6,970–7,660 (median 7,480) | 0.26 | 3.1 mi · 10 min | 4.5 mi · 14 min |
Home sales include single-family homes and freestanding condos; “For sale” counts homes and condos. Central combines the MLS areas north and south of Highway 28. Elevations are USGS values for the parcels of homes sold or listed since 2023. Lot medians cover homes without an HOA, from Washoe County records. Drive distances run from the middle of each neighborhood to Raley’s (930 Tahoe Blvd.) and Diamond Peak (1210 Ski Way) without traffic. The individual neighborhood guides use recorded subdivision boundaries and count single-family homes only, so their figures can differ slightly.
The lowest neighborhoods sit beside the lake: Lakeview (median $4.12 million) by Burnt Cedar Beach, Mill Creek ($3.03 million) near Ski Beach and Incline Beach, and the Central village core, where most condos are. Lakeview and Mill Creek homes sit at about 6,260 to 6,420 feet, with gentle grades and easy winter driving.
The Eastern Slope has Incline’s most dramatic view homes, especially on Champagne, Burgundy and Fairview, at a median of $3.13 million. Lower Tyner and Upper Tyner offer views at lower prices, lot by lot. See where the views are.
Championship Golf Course surrounds the 18-hole Robert Trent Jones Sr. course, close to the village (median home $2.06 million). Mountain Golf Course surrounds the par-58 course to the north, with many HOA communities (median $2.18 million).
Ski Way’s Tyrolian Village streets are about 0.7 mile by car from Diamond Peak’s base, with chalets at a median of $1.13 million and many condos. The Eastern Slope is the next closest.
Among the larger neighborhoods, Ski Way ($743 per sq. ft.), Jennifer ($793), Apollo ($805) and The Woods ($820) have the lowest average prices per square foot, against $1,007 village-wide. Expect more elevation, smaller lots or original homes.
Central has 210 condo sales since 2023 at a median of $894,000, Ski Way 107 at $720,000, and the Championship area 46 at $1,117,500. Lakefront condos are the premium version, at a median of $3.35 million. Check each HOA’s reserves and rental rules.
| Buyer | Why it works | What to plan for |
|---|---|---|
| Full-time residents | No state income tax, three public schools in town, a 24-hour ER and Reno 36 miles away | Winter driving and snow removal; insurance costs |
| Second-home owners | 36% of homes are second homes; IVGID amenities; condos and level, low-elevation neighborhoods that are easy to leave | Property management and winter upkeep while away |
| Families | Elementary, middle and high schools within the village, plus private Lake Tahoe School; beaches, ski school and youth programs through IVGID | Prices, and limited inventory of larger homes |
| Remote workers & founders | Broadband in 96.9% of households (ACS); RNO and Truckee’s private-jet airport within 35 minutes to an hour | Fewer local jobs; long drives to the Bay Area |
| Retirees | 21.8% of residents are 65 or older; hospital, golf and lake in town | Elevation, snow and stairs; specialist care is in Reno |
| Rental investors | Short-term rentals are allowed with a Washoe County permit | Permits don’t transfer at sale; tiered occupancy; IVGID limits on beach use by short-term renters |
Lifestyle & location
Incline Village was laid out in the early 1960s as a planned resort community, and it still runs like one. IVGID, the local general improvement district, owns and operates the beaches, the two golf courses, Diamond Peak and the Recreation Center, and every parcel pays an annual facility fee that comes with Picture Passes and Punch Cards for discounted use. Daily life centers on the village along Tahoe Boulevard (State Route 28), with Raley’s, the library, the hospital, schools, restaurants and the Hyatt Regency within a couple of miles of each other.
| Venue | What it is | Who can use it |
|---|---|---|
| Burnt Cedar Beach | IVGID beach with a pool, waterslide, swimming cove, playground and picnic areas (665 Lakeshore Blvd.) | Beach-access parcels |
| Incline Beach | IVGID beach by the village and the Hyatt, with picnic areas and a playground | Beach-access parcels |
| Ski Beach | IVGID beach with the boat ramp, volleyball and bocce | Beach-access parcels; launch fee |
| Championship Golf Course | 18 holes, par 72, designed by Robert Trent Jones Sr. (1964) | All parcels, at Picture Pass rates |
| Mountain Golf Course | 18-hole, par-58 short course by Robert Trent Jones Jr. | All parcels, at Picture Pass rates |
| Diamond Peak Ski Resort | Owned by IVGID; 655 skiable acres, summit 8,540 ft., lake views from most runs; opened as Ski Incline in 1966 | All parcels, at Picture Pass rates |
| Recreation Center | Pool, gym and fitness classes (980 Incline Way) | All parcels, at Picture Pass rates |
| Tennis & Pickleball Center | Outdoor courts and lessons | All parcels, at Picture Pass rates |
Venue details from IVGID and Diamond Peak. Beach access depends on the parcel; see IVGID Passes & Punch Cards.
| Destination | Route | Driving |
|---|---|---|
| Diamond Peak Ski Resort | 1210 Ski Way | 2.3 mi · 6 min |
| Sand Harbor State Park | SR 28, East Shore | 4.8 mi · 10 min |
| Kings Beach, CA | SR 28 | 5.9 mi · 15 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11 mi · 20–25 min |
| Northstar California | via SR 267 | 14 mi · 30 min |
| Tahoe City, CA | SR 28 | 15 mi · 30 min |
| Truckee Tahoe Airport (private aviation) | via SR 267 | 16 mi · 30 min |
| Truckee, CA | via SR 267 | 18 mi · 30–35 min |
| Palisades Tahoe | via SR 28 & SR 89 | 23 mi · 45 min |
| Stateline & South Lake Tahoe | SR 28 & US 50 | 25 mi · 45 min |
| Carson City, NV | via US 50 | 25 mi · 45 min |
| Reno-Tahoe International Airport (RNO) | via Mt. Rose Hwy. & I-580 | 33 mi · 50–60 min |
| Downtown Reno | via Mt. Rose Hwy. & I-580 | 36 mi · 1 hr |
| Sacramento, CA | via I-80 | 119 mi · 2.5–3 hr |
| San Francisco, CA | via I-80 | 204 mi · 3.5–4.5 hr |
Distances follow driving routes from OpenStreetMap data. Times vary with traffic, chain controls and winter road conditions; Mt. Rose Highway reaches 8,900 feet at its summit.
Beyond the IVGID beaches, the paved Tahoe East Shore Trail runs about 3 miles from the south end of Incline Village to Sand Harbor State Park, home of the Lake Tahoe Shakespeare Festival each summer. The Tahoe Rim Trail and the Flume Trail start minutes from town, and the Ski Beach ramp puts boats on the water. Read about the boat launch.
Diamond Peak, IVGID’s own ski area, is about six minutes from the village center, and Mt. Rose, with the highest base elevation in Tahoe, is about 20 minutes up the Mt. Rose Highway. Snow is part of life: higher neighborhoods get more of it and have steeper driveways, so plan for snow removal and all-wheel drive.
Incline Village Community Hospital, part of Tahoe Forest Health System, has a 24-hour emergency room at 880 Alder Avenue. Raley’s is the main grocery store, IVGID handles water, sewer and recreation, and NV Energy and Southwest Gas supply power and gas. Specialist care, big-box shopping and the airport are in Reno. See utility providers.
The town takes its name from the Great Incline of the Sierra Nevada, an 1880s steam-powered cable railway that hauled timber up the mountain for the Comstock silver mines. The Crystal Bay Development Company bought the land in the late 1950s and laid out today’s streets, and IVGID was formed in 1961. Most homes date from the 1960s through the 1980s.
Incline Village has its own public schools in the Washoe County School District: Incline Elementary, Incline Middle and Incline High School, all within the village. Lake Tahoe School is a private PreK–8 school on Tahoe Boulevard. The University of Nevada, Reno at Lake Tahoe, the former Sierra Nevada University campus, joined the university in 2022 and welcomed its first on-campus nursing degree cohort in fall 2026. 65.7% of adult residents hold a bachelor’s degree or higher (ACS 2020–2024). Confirm school assignments for any address with the district. Read the Lake Tahoe schools guide.
View Incline Village on Google MapsOwnership costs & rules · Last verified October 14, 2026
Owning in Incline Village means dealing with several agencies: Washoe County for taxes, permits and rentals, IVGID for recreation and beach access, TRPA for building, and North Lake Tahoe Fire for wildfire safety. Here is what each one controls, with links to the agency.
| Topic | The rule | Who sets it | What it means for buyers |
|---|---|---|---|
| State income tax | None. Nevada has no personal income tax on wages, retirement income or capital gains. | Nevada Constitution | Residency is the big draw for buyers from California. What residency saves. |
| Property tax | $3.5211 per $100 of assessed value for 2026–27 in Incline Village (district 5200). Assessed value is 35% of taxable value (land plus depreciated replacement cost), so the bill is about 1.23% of taxable value, which usually sits well below market value. Annual bill increases are capped at 3% for a primary residence and up to 8% for other homes. | Washoe County Treasurer; Assessor; NRS 361.4723 | File the primary-residence abatement claim with the Assessor, or the higher cap can apply. |
| IVGID facility fees | $1,530 per parcel for 2026–27: $1,385 Recreation Facility Fee plus $145 Beach Facility Fee, billed on the property tax bill. Each parcel or unit gets five Picture Passes and Punch Cards in any mix. | IVGID | The Board resets the fees every year; they were $1,375 in 2025–26. |
| Beach access | Only parcels that were inside IVGID on June 4, 1968, and pay the Beach Facility Fee can use the beaches. Parcels annexed later, including Crystal Bay, receive recreation privileges without the beaches. Access stays with the parcel when it sells. | IVGID; Ordinance 7 | Check the tax bill for a Beach Facility Fee line before you offer. The 1968 rule explained. |
| Building & remodeling | The Tahoe Regional Planning Agency (TRPA) limits how much of each parcel can be covered by structures and paving, based on the land’s capability. Remodels, additions and rebuilds also need Washoe County permits, and every parcel must have erosion-control best management practices (BMPs). | TRPA; Washoe County | Verify allowable coverage before you buy a fixer or lot. How coverage affects value. |
| Short-term rentals | Stays of 28 days or less need a Washoe County STR permit. Tier 1 allows up to 10 guests; Tier 2 (11 to 20) adds an administrative review; Tier 3 (21 or more) needs a special use permit. Fire inspections, parking rules and annual renewals apply, and guests pay about 13% in transient lodging tax. | Washoe County STR program; North Lake Tahoe Fire | Permits don’t transfer at sale, and IVGID limits beach privileges for renters staying under six months. STR guide. |
| Wildfire & insurance | Incline Village sits in the wildland-urban interface. The North Lake Tahoe Fire Protection District inspects defensible space, and insurers increasingly price coverage on mitigation. | North Lake Tahoe Fire | Get insurance quotes early in escrow. Wildfire protection. |
| HOA dues | Most single-family homes have no HOA. Condos, townhomes and the gated and planned communities have their own associations, dues and rental rules. | Each association | Review the budget, reserves and rules for any HOA property. |
Rules and fees change; confirm current figures with each agency before you rely on them. This is general information, not tax, legal or insurance advice. See the full cost-of-ownership guide.
Buyer & seller questions
Incline Village is on the north shore of Lake Tahoe in Washoe County, Nevada, about 33 miles southwest of the Reno-Tahoe International Airport. Crystal Bay and the California state line lie just to the west, and Sand Harbor State Park is to the south. It is an unincorporated community; Washoe County governs it, and the Incline Village General Improvement District (IVGID) provides water, sewer and recreation. Its ZIP codes are 89451 and 89450.
Single-family homes, including freestanding condos, sold for a median of $2,510,000 from January 1 to October 14, 2026 (135 sales), up 17% from $2,145,500 in the same period of 2025. Condos and townhomes sold for a median of $950,000 (112 sales). Prices vary widely by neighborhood, from a median of about $1.13 million in Ski Way to more than $28 million on the lakefront since 2023.
Overall it still favors sellers. On October 14, 2026, 114 homes and condos were for sale, about 4.5 months of supply at the past year’s sales pace, and well-priced homes sold in about two months at close to full price. Supply is tightest from $1 million to $3 million and loosest above $10 million, where 8 listings competed for a buyer pool that bought 10 homes in the past year.
Washoe County records show about 3,022 single-family homes, 4,045 condominium and townhome units and 1,042 vacant residential lots in Incline Village. The median single-family home was built in 1980, and only 161 were built in 2010 or later. Roughly 150 houses and 122 condos sell each year.
The 2020 Census counted 9,462 residents, up from 8,777 in 2010. Of the 7,367 housing units, 2,671 (36%) were held for seasonal or occasional use, so the population swells in summer and ski season. The median household income was $167,069 (ACS 2020–2024).
Nevada has no state income tax. Incline Village’s 2026–27 property tax rate is $3.5211 per $100 of assessed value, and assessed value is 35% of the county’s taxable value, which is usually well below market value. Annual increases are capped at 3% for a primary residence and up to 8% for other homes. IVGID’s $1,530 facility fee is added to the tax bill.
For 2026–27, IVGID charges $1,385 for the Recreation Facility Fee and $145 for the Beach Facility Fee, $1,530 in all for a beach-access parcel. Each parcel or condo unit receives five Picture Passes and Punch Cards, which give reduced rates at Diamond Peak, both golf courses, the Recreation Center and the tennis and pickleball center, and free entry to the beaches for beach-access parcels.
No. Only parcels that were inside IVGID’s boundaries on June 4, 1968, and pay the Beach Facility Fee can use Burnt Cedar, Incline and Ski beaches. Parcels annexed later, including all of Crystal Bay, get recreation privileges without the beaches. Access belongs to the parcel and transfers when it sells; check the tax bill and confirm with IVGID before you write an offer. Read the beach access guide.
Yes, with a Washoe County short-term rental permit for stays of 28 days or less. Occupancy is tiered (up to 10 guests in Tier 1), the home must pass fire and safety inspections, and the permit renews every year. A seller’s permit doesn’t transfer, HOAs can ban rentals, and IVGID limits beach privileges for short-term renters. Read the Lake Tahoe short-term rental guide.
It depends on what you value. Lakeview and Mill Creek are the most walkable to the beaches and village; the Eastern Slope has the biggest lake views; Championship and Mountain Golf Course surround the golf courses; Ski Way is closest to Diamond Peak; and Jennifer, Ski Way, Apollo and The Woods offer the lowest prices per square foot. The neighborhood comparison above shows prices, elevation and drive times for all 14.
The Eastern Slope, especially Champagne Road, Burgundy Road and Fairview Boulevard, has the widest views, followed by Lower Tyner, Upper Tyner and parts of Ponderosa and the golf neighborhoods. Lakefront homes face the water directly. Views vary lot by lot with trees and orientation, so judge each home in person. See the best locations for lake-view homes.
Lake Tahoe sits at about 6,225 feet, and Incline Village’s homes climb from the shoreline to about 7,660 feet in Upper Tyner; Diamond Peak’s summit is 8,540 feet. Incline gets real winters with regular snow. Lower neighborhoods such as Lakeview and Mill Creek are easier to drive in winter, while higher ones get more snow and steeper driveways.
Reno-Tahoe International Airport is about 33 miles away, 50 to 60 minutes via the Mt. Rose Highway, and downtown Reno is about an hour. Truckee Tahoe Airport, used for private aviation, is about 16 miles. San Francisco is about 204 miles, roughly 3.5 to 4.5 hours by car, and Sacramento about 2.5 to 3 hours.
Incline Elementary, Incline Middle and Incline High School, all in the Washoe County School District and all within the village. Lake Tahoe School is a private PreK–8 school, and the University of Nevada, Reno has its Lake Tahoe campus in town. Confirm school assignments for a specific address with the district.
Yes. Incline Village Community Hospital, part of Tahoe Forest Health System, has a 24-hour emergency room at 880 Alder Avenue. The nearest trauma and specialist centers are in Truckee and Reno.
Crystal Bay is the small community just west of Incline Village, at the California state line. Both are in Washoe County and IVGID, but Crystal Bay parcels were annexed after 1968, so they get IVGID recreation privileges without access to the IVGID beaches. Crystal Bay is mostly single-family homes, many with lake views. Read the Crystal Bay guide or compare the two.
49 of the 1,028 home and condo sales since January 2023 were entered in the MLS only after closing, which usually means they sold without a public listing. That includes 13 single-family homes in 2026, up from 3 in 2024, and 3 of the 20 sales of $10 million or more. The biggest sale of all never reached the MLS: 1145 Lakeshore Boulevard sold off-market on March 25, 2026, for $125 million, and the adjacent 1.12-acre lakefront lot at 1143 Lakeshore Boulevard sold the same day for $7 million: $132 million combined, according to Washoe County records. Ask Cole about off-market homes.
The highest known sale is 1145 Lakeshore Boulevard, a 21,486-square-foot lakefront estate on 3.26 acres built in 2011. It sold off-market on March 25, 2026, for $125 million, and the adjacent 1.12-acre lakefront lot at 1143 Lakeshore Boulevard sold the same day for $7 million, $132 million combined (Washoe County records). The highest sale reported to the MLS since 2023 was 1041 Lakeshore Boulevard at $62 million in October 2024. Read the Lakeshore Boulevard guide.
The single-family median was $2,250,000 in 2023, $2,299,000 in 2024 and $2,150,000 in 2025, then rose to $2,510,000 in 2026 through October 14. Average price per square foot moved from $996 in 2023 to $1,061 in 2026. Medians shift with the mix of homes that sell each year, so compare specific neighborhoods for a precise read.
Cole Mizak of Compass ranked #1 in Incline Village by total transactions, January–September 2026 (Incline Village REALTORS® MLS), and #1 in Incline Village by individual sales volume in 2025. Cole founded the Mizak Mountain Luxury Team and is a longtime Lake Tahoe local. See the 2026 rankings or meet Cole.
Demand is strong: sales are up 14% in 2026 and supply is about 4.5 months. Homes priced correctly at launch sold in about a month or two at 98% of their asking price on average, while overpriced homes sat and sold for about 85%. Request a free home valuation from Cole.
Explore
Each neighborhood guide has its own market data, recent sales, beach and school distances, and buyer tips.
Sources & methodology
Cole Mizak compiled this guide from primary sources and updates it as the market moves. Market figures are as of October 14, 2026.
Definitions: median days on market is the middle value of each sale’s days on market. Sold / original list compares the sale price with the first asking price. Months of supply divides listings for sale by the average monthly sales of the previous 12 months. Medians can move with the mix of homes that sell, especially in small neighborhoods. Information is deemed reliable but not guaranteed.
Cole Mizak is a longtime Lake Tahoe local and the founder of the Mizak Mountain Luxury Team at Compass, #1 in Incline Village by total transactions, January–September 2026 (Incline Village REALTORS® MLS). Ask Cole for a private tour, a neighborhood-by-neighborhood price analysis, a beach-access and cost-of-ownership check on any address, or early access to homes that sell off-market.
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