The complete guide to Incline Village condos: all 99 complexes and 3,916 units, with prices, HOA dues, beach and ski distances, financing and rental rules, updated November 2026.
Incline Village, Nevada · 89451 · Condo guide
Incline Village has 3,916 condominium and townhome units in 99 complexes and small HOA communities, from one-bedroom units of about 500 sq. ft. near the village center to lakefront units with their own marinas on Lakeshore Boulevard. Since January 2023, 614 have sold, at a median of $995,000. This guide covers every one of them: prices, HOA dues and what they pay for, and how far each complex is from IVGID’s beaches and Diamond Peak, from Incline Village MLS sales through November 6, 2026 and Washoe County Assessor records.
Incline condos come in three kinds. Condos and townhomes (2,953 units in 68 complexes) sold at a median of $914,000. Freestanding condos (963 in 31 communities) are detached houses on a condominium plat, where the HOA looks after the grounds and often the exterior; they sold at a median of $1,482,000. And 7 complexes sit on the lake (260 units), at a median of $3,350,000.
Every unit comes with Nevada’s tax advantages (no state income tax) and IVGID recreation privileges, billed per unit on the property tax bill. For most units that includes the restricted-access IVGID beaches. See the Incline Village market guide for single-family homes and the village as a whole.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated November 9, 2026
614
Condo sales since Jan. 2023
$914,000
Median condo / townhome
$1.48M
Median freestanding condo
$725
Median monthly HOA dues
99
Complexes · 3,916 units
Sales January 1, 2023 to November 6, 2026, Incline Village REALTORS® MLS, all brokerages. Dues are the median of the amounts on MLS listings from the past 12 months. Units and complexes from Washoe County Assessor records. A partial-ownership sale is excluded.
| Topic | Details |
|---|---|
| Complexes & units | 99 condominium complexes and small HOA communities with 3,916 units (Washoe County records): 2,953 condos and townhomes in 68 complexes and 963 freestanding condos in 31 communities. Two timeshare resorts are not included. |
| Prices since 2023 | 614 sales from $273,300 to $5.79M. Condos and townhomes: median $914,000 ($640 per sq. ft.). Freestanding condos: median $1,482,000. Lakefront condos: median $3,350,000. |
| Most sales | Mountain Shadows (63), McCloud (46), Bitterbrush (31), Tyrolian Village (30), Third Creek (28) |
| Lowest-priced complexes | Pinebrook (median $390,000), Village Court (median $537,812), Ski Way Ridge (median $567,500), Woodstock (median $635,000) |
| HOA dues | Median $725 a month across listings from the past 12 months; 59 of 63 complexes with recent listings charge $300 to $1,000, and lakefront complexes run up to about $1,850. |
| What dues cover | Usually snow removal, the building’s insurance, exterior upkeep, water, sewer and trash (85% of complexes include water). Some add cable, internet or heat. |
| Amenities | Pools at 10 complexes, hot tubs at 7 and tennis at 4, per listings: Third Creek has the most (pool, hot tub, sauna, clubhouse, gym and tennis). The lakefront complexes have beaches, piers or marinas. |
| Beach access | Most units carry IVGID beach access, including the seven lakefront condo complexes: Incline, Ski and Burnt Cedar beaches, the three main beaches. Recreation and beach fees are billed per unit on the tax bill. |
| Financing | No Incline Village complex holds FHA approval on HUD’s list (November 9, 2026). Plan on a conventional, portfolio or cash purchase, and expect the lender to review the HOA. |
| Short-term rentals | Allowed at 81 complexes, including Mountain Shadows, McCloud, Bitterbrush, Tyrolian Village and Lakeshore Terrace; Crystal Bay Cove requires stays of 30 days or more. A Washoe County permit is required. |
Market data · Updated November 9, 2026
Condo prices in Incline have held steady while the pace has slowed. Condos and townhomes sold at a median of $900,000 in 2023 and $932,500 so far in 2026 (+4%), and the median price per square foot stayed between $628 and $671. The median time on the market went from 58 days in 2023 to 85 in 2026, and sellers have closed at about 93% of their original asking price on average.
| Year | Sales | Median price | Range | Median $ / sq. ft. | Median sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Nov. 6, 2026) | 116 | $932,500 | $360K–$5.79M | $665 | 1,402 | 85 | 93.7% |
| 2025 | 124 | $930,000 | $375K–$4.40M | $637 | 1,390 | 82 | 92.5% |
| 2024 | 112 | $892,500 | $273K–$5.25M | $628 | 1,360 | 95 | 91.8% |
| 2023 | 104 | $900,000 | $380K–$3.65M | $671 | 1,360 | 58 | 94.8% |
| All years | 456 | $914,000 | $273K–$5.79M | $640 | 1,360 | 80 | 93.2% |
| Year | Sales | Median price | Range | Median $ / sq. ft. | Median sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Nov. 6, 2026) | 33 | $1,479,000 | $575K–$3.90M | $757 | 1,911 | 85 | 93.9% |
| 2025 | 48 | $1,876,250 | $680K–$4.60M | $771 | 2,136 | 79 | 94.3% |
| 2024 | 36 | $1,411,000 | $745K–$3.30M | $768 | 2,117 | 86 | 90.6% |
| 2023 | 41 | $1,395,000 | $700K–$3.18M | $734 | 2,112 | 82 | 91.6% |
| All years | 158 | $1,482,000 | $575K–$4.60M | $760 | 2,112 | 82 | 92.7% |
Sales from January 1, 2023 to November 6, 2026. Days on market leave out the 27 sales recorded with no days on market (sold without a public listing); their prices count everywhere else. Freestanding condo figures move with the mix of homes sold: 48 sold in 2025, many of them in Incline Creek Estates, the newest community.
149 condo sales through Nov. 6, 2026 (116 condos and townhomes, 33 freestanding), against 172 in all of 2025. Condos and townhomes sold at a median of $932,500, $665 per sq. ft.
As of November 9, 2026, 54 condos were listed, from $530,000 to $3.60M, and 16 more were under contract. See the current listings below this guide.
27 of the 614 sales (4%) were recorded with no days on market, which usually means they sold without a public listing. Ask Cole about condos that may sell before they’re listed.
Incline single-family homes sold for a median of $2.51 million in 2026 through mid-October (Incline Village market guide), against $932,500 for a condo or townhome. Freestanding condos, at a median of $1,482,000 since 2023, give you a detached house with the HOA handling snow and landscaping.
Price guide
Size and location set the price more than anything else. Among condos and townhomes, the median one-bedroom sold for $627,500 and the median three-bedroom for $955,500; on the lake, the median was $3,350,000. Most units have two or three bedrooms: 372 of 456 sales.
| Bedrooms | Sales | Median price | Range | Median sq. ft. | Median $ / sq. ft. | Most sales at |
|---|---|---|---|---|---|---|
| 1 bedroom | 42 | $627,500 | $273K–$1.20M | 794 | $652 | McCloud, Burgundy Hill, Coeur du Lac |
| 2 bedrooms | 142 | $921,500 | $430K–$4.20M | 1,200 | $689 | McCloud, Bitterbrush, The Village at Incline |
| 3 bedrooms | 230 | $955,500 | $519K–$5.79M | 1,444 | $618 | Mountain Shadows, Third Creek, Tahoe Racquet Club |
| 4+ bedrooms | 42 | $1,210,000 | $740K–$5.25M | 1,752 | $676 | Bitterbrush, Mountain Shadows, White Pines |
Freestanding condos are left out of this table. Three-bedroom units sell for less per square foot than one- and two-bedroom units because they are larger.
55 sales · median $550,000
One- and two-bedroom units, mostly in older complexes in the village core and on Ski Way. Good second homes and rentals, where the HOA allows them.
198 sales · median $740,000
The heart of the market: two- and three-bedroom townhomes at Mountain Shadows, Burgundy Hill and McCloud, and small buildings near the Mountain Course.
218 sales · median $1,100,000
Larger and newer units at McCloud, Bitterbrush, Third Creek and The Village at Incline, and the first of the freestanding condos.
112 sales · median $2,145,500
Freestanding condos at Incline Creek Estates and Country Club Villas, the largest units at Third Creek and Bitterbrush, and lakefront units at Lakeshore Terrace.
31 sales · median $3,350,000
Lakefront condos on Lakeshore Boulevard and the largest freestanding condos.
The lowest medians belong to older complexes with small units: Pinebrook ($390,000, 4 sales), Village Court ($537,812, 4 sales), Ski Way Ridge ($567,500, 12 sales), Woodstock ($635,000, 9 sales). The least expensive sale was a one-bedroom at Toepa for $273,300.
The highest medians are on the lake and at The Glen, 10 freestanding homes of about 4,400 sq. ft. on Glen Way: The Glen ($4,110,000), Crystal Tower ($3,875,000), Crystal Bay Cove ($3,670,000), 999 Lakeshore ($3,575,000). The top sale was $5,785,000 at Crystal Bay Cove in March 2026.
Every complex · 99 complexes · 3,916 units
Every condominium complex and small HOA community in Incline Village, grouped by neighborhood and sorted by sales since 2023. Complexes with no sales are listed too. For each: the number of units and the years built (Washoe County), sales and prices (MLS), the monthly dues on recent listings and what they include, the association’s amenities, what listings say about short-term rentals, and how far the complex is from the nearest IVGID beach and from Diamond Peak’s base lodge.
Dues are the range on MLS listings from the past 12 months (or the newest listing if older) and change every year; ask for the current budget. “Dues include” lists services that most of the complex’s listings name, and “Amenities” the association amenities its listings name (a dash means no listing named any). “Short-term rentals” is Yes where Cole has confirmed it or where a listing since 2023 showed short-term rentals, and a dash where no unit has been listed since 2023; confirm the current CC&Rs either way. Walking and driving times come from OpenStreetMap routing from the middle of each complex; walks over 30 minutes to a beach, or 20 to Diamond Peak, are shown as drives. The lakefront complexes have their own beaches and IVGID beach access as well.
The flat, wooded center of town on both sides of Tahoe Boulevard, with 52 complexes and 1,648 units, the most of any area. 234 sold since 2023 at a median of $914,000. McCloud, the largest complex in Incline (256 units), is a short walk from the Recreation Center and the beaches, and Coeur du Lac, Forest Pines and the other Juanita Drive complexes are closest to the lake. Raley’s, the library and the schools are a few minutes away. See the Central neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| McCloud120, 144, 170 Village Blvd.; 931, 939, 947 Incline Way · 256 units, built 1982–94 · 3 for sale | 46 | $965,000 $550K–$1.60M | $855 | $791–$1,413 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | hot tub, sauna | Yes | Ski Beach 13 min walk Diamond Peak 7 min drive |
| Tahoe Racquet Club989 Tahoe Blvd. · 101 units, built 1971 · 1 for sale | 17 | $900,000 $710K–$1.30M | $588 | $595–$695 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 19 min walk Diamond Peak 6 min drive |
| Forest Pines121, 123 Juanita Dr. · 138 units, built 1971 · 5 for sale | 14 | $1,079,500 $690K–$1.30M | $882 | $650–$850 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool, hot tub, sauna, clubhouse, on-site management | Yes | Ski Beach 15 min walk Diamond Peak 7 min drive |
| Incline Manor801 Northwood Blvd.; 810 Alder Ave. · 83 units, built 1965–73 · 2 for sale | 13 | $650,000 $496K–$725K | $666 | $525–$625 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Burnt Cedar Beach 26 min walk Diamond Peak 7 min drive |
| Coeur du Lac136 Juanita Dr. · 58 units, built 1974 | 12 | $755,000 $580K–$1.50M | $880 | $795 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool, hot tub, sauna, clubhouse, gym | Yes | Ski Beach 12 min walk Diamond Peak 7 min drive |
| Small buildingsLark, Willow, Cottonwood & Alder courts, Robin Dr., Southwood Blvd., Tanager St. · 63 units, built 1965–2018 | 9 | $850,000 $490K–$1.68M | $608 | $357 | insurance, exterior | — | Yes | Burnt Cedar Beach 23 min walk Diamond Peak 7 min drive |
| Woodstock807 Alder Ave. · 62 units, built 1978 · 3 for sale | 9 | $635,000 $375K–$749K | $592 | $795–$931 | water, sewer, trash, snow, insurance, exterior, parking | — | Yes | Burnt Cedar Beach 27 min walk Diamond Peak 7 min drive |
| Northwood Estates850, 866 Northwood Blvd. · 50 units, built 1968–72 · 1 for sale | 7 | $885,000 $799K–$1.08M | $516 | $695 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 29 min walk Diamond Peak 6 min drive |
| Royal Pines820 Oriole Way · 46 units, built 1974 · 1 for sale | 7 | $1,050,000 $935K–$1.21M | $599 | $630 | water, sewer, trash, snow, insurance, exterior | — | Yes | Burnt Cedar Beach 22 min walk Diamond Peak 8 min drive |
| High Sierra861 Southwood Blvd. · 41 units, built 1972–74 | 7 | $795,000 $679K–$1.08M | $570 | $695 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 21 min walk Diamond Peak 7 min drive |
| White Pines830 Oriole Way · 44 units, built 1979–81 | 6 | $1,199,500 $1.10M–$1.33M | $642 | $650 | water, trash, snow, insurance, exterior | — | Yes | Burnt Cedar Beach 24 min walk Diamond Peak 7 min drive |
| The Cedars759, 769 Mays Blvd. · 30 units, built 1967–72 | 6 | $975,000 $815K–$1.21M | $620 | $620 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Burnt Cedar Beach 13 min walk Diamond Peak 8 min drive |
| Creekside East845 Southwood Blvd. · 66 units, built 1966–69 | 5 | $740,000 $650K–$785K | $556 | $650 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 22 min walk Diamond Peak 7 min drive |
| L’Ermitage875 Southwood Blvd. · 40 units, built 1980 | 5 | $1,290,000 $1.20M–$1.40M | $825 | $740 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | controlled access | Yes | Ski Beach 20 min walk Diamond Peak 7 min drive |
| Brookstone811 Southwood Blvd. · 30 units, built 1972 · 2 for sale | 5 | $675,000 $640K–$755K | $590 | $440–$520 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Burnt Cedar Beach 20 min walk Diamond Peak 7 min drive |
| Creekside West837 Southwood Blvd. · 25 units, built 1966 | 5 | $770,000 $625K–$849K | $578 | $537 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Burnt Cedar Beach 20 min walk Diamond Peak 7 min drive |
| Village Highlands141, 143, 165 Village Blvd.; 150 Juanita Dr. · 23 units, built 1978–80 | 5 | $2,280,000 $2.20M–$3.10M | $970 | $705 | snow, insurance, exterior, landscaping | — | Yes | Ski Beach 10 min walk Diamond Peak 7 min drive |
| Pinebrook872 Tanager St. · 64 units, built 1980 | 4 | $390,000 $360K–$405K | $650 | $544 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 22 min walk Diamond Peak 7 min drive |
| Village Court806 Oriole Way · 12 units, built 1965 | 4 | $537,812 $510K–$600K | $517 | $679 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Burnt Cedar Beach 21 min walk Diamond Peak 7 min drive |
| Southwood Pines825 Southwood Blvd. · 24 units, built 1965 | 3 | $675,000 $582K–$750K | $562 | $750–$775 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Burnt Cedar Beach 20 min walk Diamond Peak 7 min drive |
| Northshore Estates120 Juanita Dr. · 24 units, built 1971 | 3 | $1,400,000 $1.08M–$1.53M | $670 | $640 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 14 min walk Diamond Peak 7 min drive |
| Tahoe Sierra Pines929 Southwood Blvd. · 24 units, built 1980 · 1 for sale | 3 | $950,000 $913K–$1.15M | $647 | $860 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 16 min walk Diamond Peak 6 min drive |
| Deer Creek253–298 Deer Ct. · 24 homes, built 1999 · freestanding · 1 for sale | 3 | $2,650,000 $2.25M–$2.94M | $963 | $750 | water, sewer, snow, insurance, landscaping | — | Yes | Ski Beach 20 min walk Diamond Peak 5 min drive |
| Lodgepole Parque899 Southwood Blvd. · 18 homes, built 1996 · freestanding · 1 for sale | 3 | $2,325,000 $1.80M–$2.33M | $1,001 | $849 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 15 min walk Diamond Peak 6 min drive |
| Golf Course Villas928 Northwood Blvd. · 14 homes, built 1996 · freestanding | 3 | $1,735,000 $1.70M–$1.90M | $744 | $970 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 28 min walk Diamond Peak 5 min drive |
| Wood Creek871–879 Northwood Blvd. · 6 homes, built 2008–09 · freestanding · 1 for sale | 3 | $770,000 $715K–$995K | $666 | $353 | snow, insurance, exterior, landscaping | — | Yes | Ski Beach 27 min walk Diamond Peak 6 min drive |
| Villas at Southwood910 Southwood Blvd. · 5 homes, built 2004 · freestanding | 3 | $1,700,000 $1.52M–$1.70M | $787 | $708 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 17 min walk Diamond Peak 6 min drive |
| Creekside836 Southwood Blvd. · 4 units, built 1964 | 3 | $650,000 $650K–$665K | $614 | $350 | water, sewer, trash, snow, exterior | — | Yes | Burnt Cedar Beach 20 min walk Diamond Peak 7 min drive |
| All Seasons Resort807 Alder Ave. · 36 units, built 1974–78 | 2 | $502,000 $415K–$589K | $579 | $719 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Burnt Cedar Beach 22 min walk Diamond Peak 7 min drive |
| The Pointe933 Northwood Blvd. · 26 units, built 1998 | 2 | $3,000,000 $2.50M–$3.50M | $946 | $800 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool, hot tub, tennis, controlled access | Yes | Ski Beach 22 min walk Diamond Peak 5 min drive |
| Toepa751 Tahoe Blvd. · 24 units, built 1963 | 2 | $326,650 $273K–$380K | $641 | $500 | water, sewer, trash, snow, insurance, exterior | — | Yes | Burnt Cedar Beach 23 min walk Diamond Peak 7 min drive |
| Chateau945 Harold Dr. · 20 units, built 1965–78 | 2 | $537,500 $430K–$645K | $497 | $689–$709 | water, sewer, trash, snow, insurance, exterior, landscaping, parking, hot water | — | Yes | Ski Beach 5 min drive Diamond Peak 5 min drive |
| Southwood Court870 Southwood Blvd. · 12 units, built 1965 | 2 | $557,250 $536K–$578K | $536 | $640 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 19 min walk Diamond Peak 6 min drive |
| 915 Incline Way915 Incline Way · 12 units, built 2006 | 2 | $642,500 $590K–$695K | $638 | $685 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 21 min walk Diamond Peak 7 min drive |
| The Glen200–290 Glen Way · 10 homes, built 2003–04 · freestanding | 2 | $4,110,000 $3.62M–$4.60M | $959 | $871 | water, sewer, trash, snow, insurance, landscaping | controlled access | Yes | Incline Beach 26 min walk Diamond Peak 5 min drive |
| Sierra Bouquet909–919 Southwood Blvd. · 6 homes, built 1996 · freestanding | 2 | $2,837,500 $2.50M–$3.18M | $1,074 | $675 | water, sewer, trash, snow | controlled access | Yes | Ski Beach 18 min walk Diamond Peak 6 min drive |
| The Vintage200 Village Blvd.; 900 Southwood Blvd. · 5 homes, built 2005–06 · freestanding | 2 | $2,047,500 $2.03M–$2.07M | $772 | $600 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 16 min walk Diamond Peak 6 min drive |
| Lake Haven209, 827, 831 Robin Dr.; 360 Alder Ct. · 16 units, built 1965 | 1 | $725,000 | $492 | $450 | water, sewer, trash, exterior | — | Yes | Burnt Cedar Beach 23 min walk Diamond Peak 8 min drive |
| Southwood Glen770 Southwood Blvd. · 14 units, built 1980 | 1 | $560,000 | $408 | $660 | water, sewer, trash, snow, insurance, exterior | — | Yes | Burnt Cedar Beach 20 min walk Diamond Peak 7 min drive |
| Southwood Homes842, 844, 846 Southwood Blvd.; 840 Tanager St. · 4 homes, built 1996–97 · freestanding | 1 | $1,850,000 | $776 | $330 | insurance, landscaping | — | Yes | Burnt Cedar Beach 21 min walk Diamond Peak 7 min drive |
| Skylake171 Village Blvd. · 18 units, built 1979 | 0 | — | — | — | — | — | — | Ski Beach 13 min walk Diamond Peak 6 min drive |
| Seacap Villas190–198 Village Blvd.; 901–907 Southwood Blvd. · 9 units, built 1994 | 0 | — | — | — | — | — | — | Ski Beach 16 min walk Diamond Peak 6 min drive |
| Southwood Shadows878 Southwood Blvd. · 9 units, built 1972 | 0 | — | — | — | — | — | — | Ski Beach 18 min walk Diamond Peak 6 min drive |
| The Summit Townhomes777–787 Freel’s Peak Dr.; 771, 773, 775 Mays Blvd. · 9 homes, built 1991–93 · freestanding | 0 | — | — | — | — | — | — | Burnt Cedar Beach 15 min walk Diamond Peak 7 min drive |
| Village Estates105 Village Blvd. · 8 units, built 1995 | 0 | — | — | — | — | — | — | Ski Beach 8 min walk Diamond Peak 7 min drive |
| 760 Northwood760 Northwood Blvd. · 8 units, built 2006 | 0 | — | — | — | — | — | — | Burnt Cedar Beach 22 min walk Diamond Peak 7 min drive |
| Northwood Village824–836 Northwood Blvd. · 7 homes, built 1995 · freestanding | 0 | — | — | — | — | — | — | Burnt Cedar Beach 26 min walk Diamond Peak 7 min drive |
| Lakewood Square801 Tahoe Blvd. · 4 units, built 1965 | 0 | — | — | — | — | — | — | Burnt Cedar Beach 21 min walk Diamond Peak 7 min drive |
| Village Pines207 Robin Dr. · 4 units, built 1966 | 0 | — | — | — | — | — | — | Burnt Cedar Beach 19 min walk Diamond Peak 7 min drive |
| Mountain House840 Southwood Blvd. · 4 units, built 1964 | 0 | — | — | — | — | — | — | Burnt Cedar Beach 21 min walk Diamond Peak 7 min drive |
| Tahoe Pines383 Willow Ct. · 4 units, built 1965 | 0 | — | — | — | — | — | — | Burnt Cedar Beach 25 min walk Diamond Peak 7 min drive |
| The Reserve300–330 Glen Way · 4 homes, built 2005 · freestanding | 0 | — | — | — | — | — | — | Ski Beach 20 min walk Diamond Peak 5 min drive |
859 units on the road up to Diamond Peak: Mountain Shadows (248 townhome-style units, the most sales of any complex), Burgundy Hill and Ski Way Ridge (elevator buildings with garage parking), Bitterbrush, and the Swiss-style chalets of Tyrolian Village and Lower Tyrolia. 159 sold since 2023 at a median of $810,000. Diamond Peak’s winter shuttle stops on Ski Way. Cole’s listing at Bitterbrush, 400 Fairview Boulevard #80, is for sale at $899,000 (two bedrooms, 1,307 sq. ft.). See the Ski Way neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| Mountain Shadows321 Ski Way · 248 units, built 1969–71 · 6 for sale | 63 | $682,500 $519K–$1.20M | $494 | $725 | water, sewer, trash, snow, insurance, exterior, landscaping, parking, cable | pool, sauna | Yes | Ski Beach 21 min walk Diamond Peak 3 min drive |
| Bitterbrush400 Fairview Blvd. · 155 units, built 1972–2005 · 2 for sale | 31 | $1,135,000 $810K–$2.55M | $741 | $613–$970 | water, sewer, trash, snow, insurance, exterior | — | Yes | Ski Beach 5 min drive Diamond Peak 8 min walk |
| Tyrolian Village1304–1513 Tirol Dr.; 1300–1370 Zurich Ln.; nearby streets · 225 homes, built 1968–2008 · freestanding · 4 for sale | 30 | $1,012,500 $625K–$3.90M | $720 | $380–$719 | water, sewer, trash, snow, insurance, parking | tennis | Yes | Ski Beach 9 min drive Diamond Peak 6 min walk |
| Burgundy Hill335 Ski Way · 63 units, built 1984–88 | 15 | $775,000 $550K–$1.35M | $620 | $595–$615 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 4 min drive Diamond Peak 16 min walk |
| Ski Way Ridge333 Ski Way · 42 units, built 1980 · 1 for sale | 12 | $567,500 $415K–$772K | $533 | $985 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 29 min walk Diamond Peak 18 min walk |
| Lower Tyrolia1030–1138 Lucerne Way; 1099–1197 Altdorf Ter. · 94 homes, built 1972–2024 · freestanding · 2 for sale | 7 | $1,450,000 $736K–$2.55M | $689 | $300 | water, sewer, trash, snow, insurance, landscaping, parking | pool, hot tub, clubhouse, tennis | Yes | Ski Beach 5 min drive Diamond Peak 4 min drive |
| Alpine Terrace330 Ski Way · 24 units, built 1974 · 1 for sale | 1 | $675,000 | $562 | $720 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 27 min walk Diamond Peak 20 min walk |
| Ski Way Villas306–320 Ski Way · 8 units, built 1996 | 0 | — | — | — | — | — | — | Ski Beach 22 min walk Diamond Peak 3 min drive |
Complexes along the Championship Course on Northwood, Fairway and Harold: 483 units, including Third Creek (151 units next to Raley’s) and freestanding communities such as Glenrock and Cedarcrest. 74 sold since 2023 at a median of $1,078,750. See the Championship Golf Course neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| Third Creek929 Northwood Blvd. · 151 units, built 1981–96 · 1 for sale | 28 | $1,507,500 $1.00M–$2.45M | $792 | $700–$944 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool, hot tub, sauna, clubhouse, gym, tennis | Yes | Ski Beach 25 min walk Diamond Peak 6 min drive |
| Woodminster696 Village Blvd. · 38 units, built 1980 | 7 | $950,000 $725K–$1.03M | $568 | $600 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 6 min drive Diamond Peak 5 min drive |
| Village Green948 Harold Dr. · 18 units, built 1972 | 7 | $975,000 $485K–$1.43M | $771 | $520–$795 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Ski Beach 5 min drive Diamond Peak 6 min drive |
| Fairway Pines908 Harold Dr. · 42 units, built 1980–82 · 3 for sale | 5 | $1,100,000 $1.02M–$1.19M | $758 | $813–$1,230 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 5 min drive Diamond Peak 7 min drive |
| Pine Creek998 Driver Way · 12 units, built 1979 | 5 | $865,000 $825K–$1.01M | $638 | $400 | water, sewer, trash, snow, insurance, parking | — | Yes | Ski Beach 6 min drive Diamond Peak 5 min drive |
| Cedarcrest930 Fairway Park Dr.; 916 Harold Dr. · 50 homes, built 1979 · freestanding | 4 | $957,500 $910K–$1.10M | $623 | $687 | water, sewer, trash, snow, insurance, landscaping, parking | — | Yes | Ski Beach 6 min drive Diamond Peak 7 min drive |
| Glenrock978 Glenrock Ct. · 48 homes, built 1968–72 · freestanding · 2 for sale | 4 | $962,500 $920K–$1.05M | $668 | $400–$460 | water, sewer, trash, snow, insurance | pool, clubhouse | Yes | Ski Beach 7 min drive Diamond Peak 6 min drive |
| Brookside645–671 Country Club Dr.; 670 Anderson Dr. · 10 homes, built 1966–71 · freestanding | 4 | $777,500 $700K–$944K | $724 | $267 | snow | — | Yes | Ski Beach 6 min drive Diamond Peak 6 min drive |
| Incline Villas971 Fairway Blvd. · 20 units, built 1971 · 1 for sale | 3 | $1,060,000 $1.05M–$1.06M | $669 | $930 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool | Yes | Ski Beach 5 min drive Diamond Peak 5 min drive |
| Montclair Villas949 Harold Dr. · 24 homes, built 1969–80 · freestanding | 2 | $847,000 $835K–$859K | $588 | $375 | water, sewer, trash, snow, landscaping, parking | — | Yes | Ski Beach 30 min walk Diamond Peak 5 min drive |
| The Chalets934–952 Northwood Blvd. · 8 homes, built 1969–90 · freestanding | 2 | $1,400,000 $1.15M–$1.65M | $924 | $62 | snow | — | Yes | Ski Beach 23 min walk Diamond Peak 5 min drive |
| Woodmere954 Fairway Blvd. · 24 units, built 1970 | 1 | $1,600,000 | $1,058 | $748 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | controlled access | Yes | Ski Beach 6 min drive Diamond Peak 6 min drive |
| Sierra View Homes970–978 Fairway View Ct. · 5 homes, built 1999 · freestanding | 1 | $2,150,000 | $993 | $450 | — | — | Yes | Ski Beach 5 min drive Diamond Peak 6 min drive |
| Wendy Wood931–937 Wendy Ln. · 4 units, built 2001–04 | 1 | $1,425,000 | $628 | $350 | — | — | Yes | Ski Beach 5 min drive Diamond Peak 6 min drive |
| Small buildingsHarold Dr., Wendy Ln., Fairway Park Dr. · 16 units, built 1973–81 | 0 | — | — | — | — | — | — | Ski Beach 5 min drive Diamond Peak 6 min drive |
| Country Club Court928 Wendy Ln. · 9 units, built 1981 | 0 | — | — | — | — | — | — | Ski Beach 5 min drive Diamond Peak 6 min drive |
| Fairway Woods982–988 Fairway Park Dr. · 4 units, built 1964 | 0 | — | — | — | — | — | — | Ski Beach 5 min drive Diamond Peak 5 min drive |
Around the Mountain Course: Incline Creek Estates (67 freestanding homes, built 2005 to 2017, the newest in Incline), Lake Country Estates and Tahoe Palisades, plus dozens of small condo buildings of two to twelve units on Golfers Pass, Lichen, Titlist and Wilson. 66 sold since 2023 at a median of $1,570,000. See the Mountain Golf Course neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| Incline Creek Estates637–886 Rosewood Cir.; 741–797 Pinion Pine Way · 67 homes, built 2005–17 · freestanding · 2 for sale | 24 | $2,325,000 $1.95M–$3.30M | $833 | $645–$740 | snow, insurance, exterior, landscaping | controlled access | Yes | Ski Beach 6 min drive Diamond Peak 8 min drive |
| Small buildings near the Mountain CourseGolfers Pass, Divot, Lichen, Titlist, Wilson, Crosby, Hogan, Miners Ridge, Peepsight, Palmer, Dana · 146 units, built 1972–2005 · 1 for sale | 18 | $770,000 $585K–$1.62M | $592 | $450–$500 | snow, insurance, exterior | — | Yes | Ski Beach 6 min drive Diamond Peak 7 min drive |
| Lake Country Estates850–898 Lake Country Dr.; 892–898 Peepsight Ct.; nearby streets · 26 homes, built 1998–99 · freestanding | 9 | $2,150,000 $1.23M–$2.93M | $782 | $320–$554 | water, sewer, snow, insurance, landscaping | — | Yes | Ski Beach 6 min drive Diamond Peak 6 min drive |
| Mt. Rose Chalets700 College Dr. · 35 homes, built 1974–78 · freestanding | 6 | $753,750 $725K–$879K | $673 | $369 | water, sewer, trash, snow, insurance, landscaping, parking | — | Yes | Ski Beach 6 min drive Diamond Peak 8 min drive |
| Tahoe Palisades944 Divot Ct.; 949 Dana Ct. · 22 homes, built 1979 · freestanding | 5 | $1,479,000 $1.13M–$1.50M | $761 | $525–$575 | water, sewer, trash, snow, insurance, landscaping, parking | — | Yes | Ski Beach 7 min drive Diamond Peak 6 min drive |
| Incline Crest III702, 722 College Dr.; 745 Crosby Ct. · 43 homes, built 1970–77 · freestanding | 4 | $775,000 $575K–$803K | $604 | $530–$625 | water, sewer, trash, snow, insurance, exterior, parking | — | Yes | Ski Beach 7 min drive Diamond Peak 8 min drive |
Seven complexes directly on the lake on Lakeshore Boulevard, 260 units in all, with shared beaches and piers, buoys or marinas: Crystal Shores West and East have marinas, Crystal Tower and Crystal Bay Cove have buoys and a shared pier, Lakeshore Terrace has a pier, pool and hot tub, and 999 Lakeshore, next to Incline Beach, has a sandy swimming beach. Unlike Incline’s lakefront homes, the lakefront condos also have IVGID beach access. 24 sold since 2023 at a median of $3,350,000. Rental rules vary: Crystal Bay Cove requires stays of 30 days or longer, and Crystal Shores West has a 5-night minimum. See the Lakefront neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| Lakeshore Terrace501 Lakeshore Blvd. · 58 units, built 1970 | 7 | $3,200,000 $2.08M–$4.40M | $1,690 | $800–$867 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | pool, hot tub, clubhouse, beach, pier | Yes: no restrictions | On the lake Diamond Peak 10 min drive |
| Crystal Bay Cove475 Lakeshore Blvd. · 34 units, built 1970 | 5 | $3,670,000 $3.25M–$5.79M | $1,748 | $1,193–$1,794 | water, sewer, trash, snow, insurance, exterior, landscaping, heat, hot water | pier | No: 30-day minimum | On the lake Diamond Peak 11 min drive |
| Crystal Shores East549 Lakeshore Blvd. · 32 units, built 1963 | 5 | $3,200,000 $2.30M–$4.20M | $2,481 | $833 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | beach, marina | Yes | On the lake Diamond Peak 10 min drive |
| Crystal Shores West525 Lakeshore Blvd. · 44 units, built 1964 | 3 | $3,350,000 $3.15M–$4.68M | $1,961 | $815 | snow, insurance, exterior, landscaping | beach, pier, marina, controlled access | Yes: 5-night minimum | On the lake Diamond Peak 10 min drive |
| 999 Lakeshore999 Lakeshore Blvd. · 60 units, built 1968 | 2 | $3,575,000 $3.15M–$4.00M | $2,222 | $835 | water, sewer, trash, snow, exterior, landscaping, parking | beach, controlled access | Yes | On the lake Diamond Peak 6 min drive |
| Crystal Tower455 Lakeshore Blvd. · 10 units, built 1970 | 2 | $3,875,000 $2.50M–$5.25M | $1,850 | $1,838 | water, sewer, trash, snow, insurance, exterior, landscaping, parking, cable | pool, gym, pier | Yes | On the lake Diamond Peak 10 min drive |
| Crystal Shores Villas557 Lakeshore Blvd. · 22 units, built 1965 · 1 for sale | 0 | — | — | $900 | trash, insurance, parking | beach, pier, marina, controlled access | Yes | On the lake Diamond Peak 9 min drive |
Four complexes a few minutes’ walk from Ski and Incline beaches: The Village at Incline, a mixed-use building at 120 Country Club Drive, the freestanding Country Club Villas, 1000 Lakeshore across the road from the lake, and Lakeshore Estates. 28 sold since 2023 at a median of $1,250,000. See the Mill Creek neighborhood guide.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| The Village at Incline120 Country Club Dr. · 66 units, built 1974–91 · 2 for sale | 15 | $1,200,000 $900K–$1.30M | $582 | $860–$940 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 9 min walk Diamond Peak 5 min drive |
| Country Club Villas198 Country Club Dr. · 50 homes, built 1994–95 · freestanding | 9 | $2,250,000 $2.15M–$2.90M | $1,067 | $650 | water, sewer, trash, snow, insurance, exterior, landscaping | — | Yes | Incline Beach 12 min walk Diamond Peak 5 min drive |
| 1000 Lakeshore1000 Lakeshore Blvd. · 24 units, built 1979 | 4 | $1,426,500 $1.01M–$1.70M | $1,004 | $766 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Ski Beach 7 min walk Diamond Peak 6 min drive |
| Lakeshore Estates946, 950, 952 Lakeshore View Ct. · 4 homes, built 1994–95 · freestanding | 0 | — | — | — | — | — | — | Ski Beach 8 min walk Diamond Peak 7 min drive |
Freestanding communities in residential neighborhoods: Incline Crest and Aspen Woods in The Woods, Incline Pines (40 chalets off Fairview Boulevard) on the Eastern Slope, Red Cedar Estates (23 gated homes) near Ponderosa, and the Lariat Circle condos in Lower Tyner. 29 sold since 2023 at a median of $1,315,000.
| Complex | Sales since 2023 | Median price · range | Median $ / sq. ft. | HOA dues / mo. | Dues include | Amenities | Short-term rentals | Beach · Diamond Peak |
|---|---|---|---|---|---|---|---|---|
| Incline Crest599 Crest Ln. · 62 homes, built 1967–69 · freestanding | 8 | $746,250 $675K–$980K | $649 | $360 | water, sewer, trash, snow, insurance, parking | — | Yes | Ski Beach 6 min drive Diamond Peak 8 min drive |
| Incline Pines725 Fairview Blvd. · 40 homes, built 1972–78 · freestanding · 2 for sale | 8 | $1,275,000 $1.09M–$2.14M | $527 | $750 | water, sewer, trash, snow, insurance, exterior, landscaping, parking | — | Yes | Incline Beach 9 min drive Diamond Peak 6 min drive |
| Aspen Woods839–855 McCourry Blvd.; 838–848 Northwood Blvd. · 15 homes, built 1987–93 · freestanding | 7 | $1,375,000 $1.27M–$1.49M | $715 | $575 | snow, insurance, exterior | — | Yes | Burnt Cedar Beach 5 min drive Diamond Peak 7 min drive |
| Lariat Circle595–637 Lariat Cir. · 43 units, built 1978–2006 · 1 for sale | 4 | $1,517,500 $1.03M–$1.65M | $638 | $350–$615 | insurance, exterior, landscaping | — | Yes | Burnt Cedar Beach 7 min drive Diamond Peak 11 min drive |
| Red Cedar Estates101 Red Cedar Dr. · 23 homes, built 1979–2000 · freestanding | 2 | $2,275,000 $1.95M–$2.60M | $860 | $470 | water, sewer, trash, snow, insurance, landscaping, parking | — | Yes | Burnt Cedar Beach 5 min drive Diamond Peak 11 min drive |
Sources: Incline Village REALTORS® MLS (sales January 1, 2023 to November 6, 2026, listings and dues as of November 9, 2026, all brokerages); Washoe County Assessor parcel records (units, years built, building type); OpenStreetMap routing (OSRM). Not included: the Club Tahoe and Hyatt timeshare resorts, the Whispering Pines duplexes, and three single condo parcels. Inclusion of a sale does not imply Cole Mizak represented the buyer or seller; information deemed reliable but not guaranteed.
Ask Cole to compare complexesFreestanding condos
About 963 of Incline’s condo units are detached houses. Legally they are condominiums: you own the house, and the land around it is common area owned by the HOA, which typically handles snow removal, landscaping and sometimes the exterior and insurance. Washoe County records them as condominiums, and the MLS lists them as freestanding condos, separate from both condos and single-family homes.
Since 2023, 158 sold at a median of $1,482,000 and $760 per sq. ft., with a median of 2,112 sq. ft. The largest communities are Tyrolian Village’s Swiss-style chalets near Diamond Peak (225, plus 94 at Lower Tyrolia), Incline Creek Estates on Rosewood Circle (67, built 2005 to 2017), Incline Crest (62) and Country Club Villas (50). Median dues on recent listings were $554 a month, against $778 for condos and townhomes.
| Community | Homes | Built | Sales | Median price | Median sq. ft. | HOA dues / mo. |
|---|---|---|---|---|---|---|
| Tyrolian Village | 225 | 1968–2008 | 30 | $1,012,500 | 1,488 | $380–$719 |
| Incline Creek Estates | 67 | 2005–17 | 24 | $2,325,000 | 2,777 | $645–$740 |
| Lake Country Estates | 26 | 1998–99 | 9 | $2,150,000 | 2,751 | $320–$554 |
| Country Club Villas | 50 | 1994–95 | 9 | $2,250,000 | 2,112 | $650 |
| Incline Crest | 62 | 1967–69 | 8 | $746,250 | 1,120 | $360 |
| Incline Pines | 40 | 1972–78 | 8 | $1,275,000 | 2,476 | $750 |
| Lower Tyrolia | 94 | 1972–2024 | 7 | $1,450,000 | 1,840 | $300 |
| Aspen Woods | 15 | 1987–93 | 7 | $1,375,000 | 1,911 | $575 |
| Mt. Rose Chalets | 35 | 1974–78 | 6 | $753,750 | 1,120 | $369 |
| Tahoe Palisades | 22 | 1979 | 5 | $1,479,000 | 1,718 | $525–$575 |
| Cedarcrest | 50 | 1979 | 4 | $957,500 | 1,536 | $687 |
| Glenrock | 48 | 1968–72 | 4 | $962,500 | 1,440 | $400–$460 |
No shared walls, often a garage and a yard you don’t have to tend, and snow removal handled by the HOA: easier to own from afar than a house.
Who insures and maintains the exterior and roof, whether the HOA can approve or deny remodels and additions, and the rental rules. These vary more between freestanding communities than between condo complexes.
Amenities
Only 22 of the 99 complexes list association amenities. Third Creek has the most: a pool, hot tub, sauna, clubhouse, gym and tennis courts. Most complexes in the village core have no shared facilities beyond their grounds; their owners use IVGID’s beaches, the Recreation Center (indoor pool and gym), the tennis center and the two golf courses, which come with the IVGID fees every unit pays.
| Amenity | Complexes |
|---|---|
| Pool | Mountain Shadows, Third Creek, Forest Pines, Coeur du Lac, Lakeshore Terrace, Lower Tyrolia, Glenrock, Incline Villas, Crystal Tower, The Pointe |
| Hot tub | McCloud, Third Creek, Forest Pines, Coeur du Lac, Lakeshore Terrace, Lower Tyrolia, The Pointe |
| Sauna | Mountain Shadows, McCloud, Third Creek, Forest Pines, Coeur du Lac |
| Tennis courts | Tyrolian Village, Third Creek, Lower Tyrolia, The Pointe |
| Gym | Third Creek, Coeur du Lac, Crystal Tower |
| Clubhouse | Third Creek, Forest Pines, Coeur du Lac, Lakeshore Terrace, Lower Tyrolia, Glenrock |
| Beach, pier or marina | Lakeshore Terrace, Crystal Bay Cove, Crystal Shores East, Crystal Shores West, 999 Lakeshore, Crystal Tower, Crystal Shores Villas (all on the lake) |
| Controlled access | Incline Creek Estates, L’Ermitage, Crystal Shores West, 999 Lakeshore, Sierra Bouquet, The Glen, The Pointe, Woodmere, Crystal Shores Villas |
From the association-amenities field on MLS listings since 2023, plus amenities confirmed for the lakefront and Ski Way complexes. An amenity counts when at least a quarter of a complex’s listings name it. Seasonal pools and hot tubs may be closed part of the year; ask the HOA.
HOA dues
Dues on condo listings from the past 12 months ran from about $267 to $1,794 a month, with a median of $725. The lowest are at small and freestanding complexes that leave more to the owner; the highest are on the lake, where the HOA keeps up a beach, pier or marina. Lower dues aren’t always cheaper: check what they include and how well the reserves are funded.
Brookside ($267), Lower Tyrolia ($300), Wood Creek ($353), Incline Crest ($360).
Crystal Bay Cove ($1,193–$1,794), McCloud ($791–$1,413), Fairway Pines ($813–$1,230), Ski Way Ridge ($985).
Most Incline HOAs bundle utilities and upkeep into the dues. Share of complexes whose listings say the dues include each item:
| Service | Share of complexes |
|---|---|
| Snow | 94% |
| Building insurance | 91% |
| Water | 85% |
| Sewer | 84% |
| Trash | 84% |
| Exterior | 78% |
| Landscaping | 75% |
| Parking | 56% |
Cable or internet appears on 10% of listings, mostly at Mountain Shadows and Coeur du Lac; a few complexes include heat or hot water.
Of 42 complexes with listings in both 2023 and the past 12 months, dues rose at 40, by a median of 32%. At McCloud, the largest complex, the same unit (170 Village Boulevard #4) listed dues of $598 a month in 2024 and $1,147 in 2026. These are real increases, not one-time assessments, and the main cause is fire insurance: the building’s master policy is usually paid from the dues, and wildfire risk has driven premiums up across Lake Tahoe. Nevada also requires associations to study their reserves at least every five years and fund them, which can mean higher dues or a special assessment.
| Complex | 2023 listings | Past 12 months | Change |
|---|---|---|---|
| McCloud | $526 | $1,112 | +111% |
| Village Green | $388 | $795 | +105% |
| Woodstock | $406 | $795 | +96% |
| Coeur du Lac | $453 | $795 | +75% |
| Fairway Pines | $595 | $1,022 | +72% |
| Deer Creek | $450 | $750 | +67% |
| Crystal Shores West | $490 | $815 | +66% |
| Ski Way Ridge | $597 | $985 | +65% |
| White Pines | $395 | $650 | +65% |
| Forest Pines | $490 | $800 | +63% |
| Incline Creek Estates | $488 | $740 | +52% |
| Tahoe Sierra Pines | $575 | $860 | +50% |
Dues as entered on MLS listings, which can include an assessment; confirm with the HOA’s current budget.
Buying & ownership costs
| Cost | What to know |
|---|---|
| HOA dues | Median $725 a month on recent listings. Ask for the budget, the reserve study, the last two years of board minutes and any planned special assessment. |
| IVGID facility fees | Billed per unit on the property tax bill: $1,530 for 2026–27 ($1,385 Recreation plus $145 Beach Facility Fee) for units with beach access. Properties added to the district after June 1, 1968 pay only the $1,385 Recreation fee and have no IVGID beach access. Each unit gets IVGID Picture Passes and Punch Cards. |
| Property tax | Washoe County taxes condos on assessed value (35% of taxable value), not the price you pay. The 2026–27 rate in Incline is $3.5211 per $100 of assessed value. Annual increases are capped at 3% for a primary residence (file with the Assessor) and up to 8% for second homes and rentals. |
| Transfer tax | Washoe County’s real property transfer tax is $2.05 per $500 of value ($4.10 per $1,000), paid at recording; who pays is negotiable. |
| Insurance | The HOA’s master policy covers the building; you need an HO-6 policy for the interior, your belongings and liability, plus loss-assessment coverage in case the master policy’s deductible is passed to owners. |
| State income tax | None. Nevada has no personal income tax. |
IVGID fees from IVGID’s Facility Fee FAQ and Resolution No. 1917 (fees per dwelling unit, including units in multi-unit buildings). Tax caps under NRS 361.4723; transfer tax from the Washoe County Recorder.
In Nevada the seller must give you the HOA’s resale package: the declaration, bylaws and rules, the current budget and year-to-date financials with a summary of the reserves, the monthly assessment and anything unpaid, any judgments or lawsuits against the association, transfer and other fees, and proof of the association’s required insurance. You can cancel the purchase in writing until midnight of the fifth calendar day after you receive it, and get back what you paid (NRS 116.4109). Read it with your agent; it’s where special assessments, lawsuits and thin reserves show up.
No Incline Village complex holds FHA approval: HUD’s list (November 9, 2026) shows seven past approvals, all expired (the latest, Incline Pines, in February 2024), and two single-unit requests that were rejected. VA loans need their own project approval. Conventional lenders review the HOA through a condo questionnaire and may decline a complex with thin reserves, pending litigation, hotel-style rental operations, a lot of commercial space or one owner holding many units. Those complexes need a portfolio loan or cash, so ask your lender to review the complex before you write an offer.
Short-term rentals
Often, but check two sets of rules. Washoe County requires a short-term rental permit for stays of 28 days or less, with occupancy limits by tier (Tier 1 is up to 10 guests), parking requirements and a 13% transient lodging tax, and a seller’s permit does not carry over to a buyer. The county has no cap on permits.
Then the HOA, whose CC&Rs can ban short-term rentals, set minimum stays or require registration. Almost every Incline complex allows them: 81 of the 99 are confirmed or have had a listing since 2023 that showed short-term rentals, which is every complex with a listing since then except Crystal Bay Cove. The largest complexes, Mountain Shadows, McCloud, Bitterbrush and Tyrolian Village, all allow them, and Lakeshore Terrace on the lake has no rental restrictions. The known limits are Crystal Bay Cove, which requires stays of 30 days or longer, and Crystal Shores West, which has a 5-night minimum.
Mountain Shadows, McCloud, Bitterbrush, Tyrolian Village, Lakeshore Terrace, Mt. Rose Chalets, Creekside, Crystal Shores West, Chateau, Montclair Villas, The Chalets, Lake Haven, Wendy Wood.
Third Creek, Incline Creek Estates, the small buildings near the Mountain Course, Tahoe Racquet Club, Burgundy Hill, The Village at Incline, Forest Pines, Incline Manor, Coeur du Lac, Ski Way Ridge, Country Club Villas, Lake Country Estates, the small buildings on Lark, Willow and Cottonwood courts, Woodstock, Incline Crest, Incline Pines, Aspen Woods, High Sierra, Lower Tyrolia, Northwood Estates, Royal Pines, Village Green, Woodminster, The Cedars, White Pines, Brookstone, Creekside East, Creekside West, Crystal Shores East, Fairway Pines, L’Ermitage, Pine Creek, Tahoe Palisades, Village Highlands, 1000 Lakeshore, Brookside, Cedarcrest, Glenrock, Incline Crest III, Lariat Circle, Pinebrook, Village Court, Deer Creek, Golf Course Villas, Incline Villas, Lodgepole Parque, Northshore Estates, Southwood Pines, Tahoe Sierra Pines, Villas at Southwood, Wood Creek, 915 Incline Way, 999 Lakeshore, All Seasons Resort, Crystal Tower, Red Cedar Estates, Sierra Bouquet, Southwood Court, The Glen, The Pointe, The Vintage, Toepa, Alpine Terrace, Sierra View Homes, Southwood Glen, Southwood Homes, Woodmere, Crystal Shores Villas.
760 Northwood, Country Club Court, Fairway Woods, Lakeshore Estates, Lakewood Square, Mountain House, Northwood Village, Seacap Villas, Ski Way Villas, Skylake, the small buildings on Harold Dr. and Wendy Ln., Southwood Shadows, Tahoe Pines, The Reserve, The Summit Townhomes, Village Estates, Village Pines: no unit has been listed since 2023, so ask the HOA.
Rules change, so ask for the current CC&Rs and rules before you count on rental income. Read the Lake Tahoe short-term rental guide.
Rentals of more than 28 days don’t need a county short-term rental permit, but an HOA can still set minimum lease terms.
HOAs with many rentals can be harder to finance, and rental income depends on the complex’s rules, its amenities and its distance to the beaches and the ski area. Ask Cole for a rental analysis.
Beaches, skiing & town
Incline’s three main IVGID beaches, Incline, Ski and Burnt Cedar, are all on Lakeshore Boulevard, and Diamond Peak is at the top of Ski Way. The village-core complexes south of Tahoe Boulevard and the Country Club Drive complexes are a 5- to 15-minute walk from Ski or Incline Beach; the Ski Way complexes are a short walk or drive from the slopes. How IVGID beach access works.
| Complex | Nearest beach | Walk | Sales | Median price |
|---|---|---|---|---|
| 1000 Lakeshore | Ski Beach | 0.3 mi · 7 min | 4 | $1,426,500 |
| The Village at Incline | Ski Beach | 0.4 mi · 9 min | 15 | $1,200,000 |
| Village Highlands | Ski Beach | 0.5 mi · 10 min | 5 | $2,280,000 |
| Coeur du Lac | Ski Beach | 0.5 mi · 12 min | 12 | $755,000 |
| Country Club Villas | Incline Beach | 0.6 mi · 12 min | 9 | $2,250,000 |
| McCloud | Ski Beach | 0.6 mi · 13 min | 46 | $965,000 |
| The Cedars | Burnt Cedar Beach | 0.6 mi · 13 min | 6 | $975,000 |
| Northshore Estates | Ski Beach | 0.7 mi · 14 min | 3 | $1,400,000 |
| Complex | Area | Walk | Sales | Median price |
|---|---|---|---|---|
| Tyrolian Village | Ski Way & Diamond Peak | 0.3 mi · 6 min | 30 | $1,012,500 |
| Bitterbrush | Ski Way & Diamond Peak | 0.4 mi · 8 min | 31 | $1,135,000 |
| Burgundy Hill | Ski Way & Diamond Peak | 0.8 mi · 16 min | 15 | $775,000 |
| Ski Way Ridge | Ski Way & Diamond Peak | 0.9 mi · 18 min | 12 | $567,500 |
| Lower Tyrolia | Ski Way & Diamond Peak | 1.2 mi · 25 min | 7 | $1,450,000 |
| Mountain Shadows | Ski Way & Diamond Peak | 1.2 mi · 26 min | 63 | $682,500 |
OpenStreetMap routing from the middle of each complex, Nov. 9, 2026. Times vary by unit and season.
Next door in Crystal Bay (89402) are three more complexes: Stillwater Cove on the lake, Granite Place and Crystal View. They aren’t in this guide’s figures. See the Crystal Bay guide.
Incline Elementary, Middle and High schools, the library, Raley’s and the Recreation Center are all in the village core, within a few minutes’ drive of any complex.
Buyer & seller questions
Condos and townhomes sold for a median of $914,000 from January 2023 to November 6, 2026 (456 sales), from $273,300 for a one-bedroom to $5.79M on the lake. The median one-bedroom sold for $627,500, two-bedroom $921,500 and three-bedroom $955,500. Freestanding condos sold for a median of $1,482,000.
The median on listings from the past 12 months was $725 a month. Most complexes charge $300 to $1,000; lakefront complexes run up to about $1,850. Dues usually include snow removal, building insurance, exterior upkeep, water, sewer and trash.
Yes. At 40 of 42 complexes with listings in both 2023 and the past year, dues rose, by a median of 32%. The increases are real, driven mainly by rising fire insurance premiums on the HOAs’ master policies.
By their listings: Mountain Shadows, Third Creek, Forest Pines, Coeur du Lac, Lakeshore Terrace, Lower Tyrolia, Glenrock, Incline Villas, Crystal Tower, The Pointe. Hot tubs: McCloud, Third Creek, Forest Pines, Coeur du Lac, Lakeshore Terrace, Lower Tyrolia, The Pointe. Tennis courts: Tyrolian Village, Third Creek, Lower Tyrolia, The Pointe. Owners of every unit can also use IVGID’s Recreation Center, which has an indoor pool.
Seven complexes on Lakeshore Boulevard: Lakeshore Terrace, 999 Lakeshore, Crystal Shores West, Crystal Shores East, Crystal Shores Villas, Crystal Bay Cove and Crystal Tower, 260 units in all. 24 sold since 2023 at a median of $3,350,000.
Apart from the lakefront complexes, the closest are 1000 Lakeshore (7 minutes to Ski Beach), The Village at Incline (9 minutes to Ski Beach), Village Highlands (10 minutes to Ski Beach), Coeur du Lac (12 minutes to Ski Beach), Country Club Villas (12 minutes to Incline Beach), by walking routes.
Tyrolian Village (6 minutes), Bitterbrush (8 minutes), Burgundy Hill (16 minutes), Ski Way Ridge (18 minutes), walking to the base lodge at 1210 Ski Way.
Most do, including owners in the seven lakefront condo complexes (unlike Incline’s lakefront homes). IVGID bills its Recreation and Beach Facility Fees per unit, including units in multi-unit buildings: $1,530 for 2026–27 for units with beach access. Properties added to the district after June 1, 1968 pay only the $1,385 Recreation fee and have no access to Incline, Ski and Burnt Cedar beaches. Confirm any unit with IVGID before you buy.
A detached house on a condominium plat: you own the house, and the land is common area owned by the HOA, which handles snow removal, landscaping and often the exterior. Incline has about 963; 158 sold since 2023 at a median of $1,482,000.
Usually, if you get a Washoe County short-term rental permit for stays of 28 days or less. Almost every complex allows short-term rentals; the known limits are minimum stays at Crystal Bay Cove (30 days) and Crystal Shores West (5 nights). Read the short-term rental guide.
Almost all: 81 of 99 complexes, including Mountain Shadows, McCloud, Bitterbrush, Tyrolian Village, Third Creek, Burgundy Hill and Lakeshore Terrace, which has no rental restrictions. Crystal Bay Cove requires stays of 30 days or longer and Crystal Shores West has a 5-night minimum; the other 17 complexes have had no listings since 2023 to go by. You also need a Washoe County short-term rental permit, and rules change, so confirm the HOA’s current CC&Rs.
Not today: no Incline complex is FHA-approved on HUD’s list (November 9, 2026); every past approval has expired. Most buyers use conventional, portfolio or jumbo loans, or cash, and the lender reviews the HOA first.
The resale package: the CC&Rs, bylaws and rules, the budget and financials, the reserve summary, unpaid assessments, lawsuits against the association, fees and proof of insurance. In Nevada you can cancel until midnight of the fifth calendar day after you receive it (NRS 116.4109).
Slowly. The median condo or townhome sold for $900,000 in 2023, $892,500 in 2024, $930,000 in 2025 and $932,500 in 2026 (through Nov. 6), while time on the market lengthened.
The median condo or townhome sold in 80 days since 2023 (85 in 2026), at about 93% of its original asking price on average.
Mountain Shadows (63 sales), McCloud (46 sales), Bitterbrush (31 sales), Tyrolian Village (30 sales), Third Creek (28 sales), from January 2023 to November 6, 2026.
Pinebrook (median $390,000), Village Court (median $537,812), Ski Way Ridge (median $567,500), Woodstock (median $635,000): older complexes with smaller units.
Washoe County taxes on assessed value (35% of taxable value), at $3.5211 per $100 of assessed value in Incline for 2026–27; annual increases are capped at 3% for a primary residence and up to 8% otherwise. IVGID’s fees add $1,530 a year for a unit with beach access. Nevada has no state income tax.
Keep exploring
Each neighborhood guide has its own market data, recent sales and buyer tips.
Since January 2023, Cole has represented the seller in 10 Incline Village condo sales and the buyer in 23, 12 of them in 2026, in complexes from Pinebrook to Crystal Shores East. Ask for a complex-by-complex comparison of dues, reserves and rental rules, a price analysis for your unit, or early access to condos that sell without a public listing.
Request condo listings & off-market unitsGet your condo’s value(775) 225-2549 · [email protected]
Cole Mizak · Compass · Mizak Mountain Luxury Team
NV RED: S.0179606 | CA DRE: 02126888
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Cole’s mission is to elevate the real estate experience for his clients. He is a long-time Lake Tahoe local and luxury home expert who has developed innovative strategies to provide his clients with an unmatched, bespoke level of service, attention, and support.
