Incline Village’s lakefront runs along Lakeshore Boulevard: 104 homes on the water and seven condo complexes. See every sale since 2023, off-market trends, piers and permits, and buyer FAQs.
Incline Village, Nevada · 89451 · Neighborhood guide
Incline Village’s lakefront is the private shoreline along Lakeshore Boulevard, from the Crystal Bay end of the village to Rocky Point, where Lakeshore meets State Route 28 at the start of the East Shore. Washoe County records 104 single-family homes directly on the water: 82 on Lakeshore Boulevard, 14 on Shoreline Circle and the rest at the lake ends of Pine Cone Circle and Vivian Lane. Many have their own beach and a private pier. Seven condominium complexes with 260 units offer a lower-cost way onto the water. IVGID’s Burnt Cedar, Incline and Ski beaches are on the same road, but homes on the water don’t have IVGID beach access.
This is the scarcest real estate in Incline Village and one of the most expensive anywhere on Lake Tahoe. Since January 2023, nine lakefront homes have sold, from $8 million to $125 million, at a median of $37.5 million, and five of them changed hands without a public listing. Lakefront condos sold 30 times at a median of $3.35 million. Across Lakeshore Boulevard, the homes of Lakeview and Mill Creek face the lake but are not on it; they have their own guides.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$37.5M
Median lakefront home sale since 2023
$125M
Top sale since 2023: 1145 Lakeshore Blvd.
$3.35M
Median lakefront condo sale since 2023
104
Single-family homes on the water
Based on 9 sales of homes on the water, January 1, 2023 to October 14, 2026: 8 reported to the Incline Village REALTORS® MLS and 1 recorded by Washoe County, plus 30 lakefront condo sales. “On the water” follows the county’s lakefront appraisal areas. Home counts from Washoe County Assessor records.
| Topic | Details |
|---|---|
| Location | The Lake Tahoe shore of Incline Village, Nevada 89451 (Washoe County), along Lakeshore Boulevard from the Crystal Bay end of the village to Rocky Point and State Route 28 |
| Lakefront streets | Lakeshore Boulevard (82), Shoreline Circle (14), and the lake ends of Pine Cone Circle (5) and Vivian Lane (3) |
| Homes | 104 single-family homes on the water; 51 more on the lake side of Lakeshore Boulevard without frontage: Vivian Lane (12), Pine Cone Circle (18), Debra Lane (8), Lakeshore Boulevard & Shoreline Circle (13) |
| Condos | 260 lakefront condominiums in seven complexes: 999 Lakeshore (60), Lakeshore Terrace (58), Crystal Shores West (44), Crystal Bay Cove (34), Crystal Shores East (32), Crystal Shores Villas (22), Crystal Tower (10) |
| Lots | Median 0.73 acre on the water; 32 of 104 on an acre or more, up to 6.5 acres |
| Typical home | Median 5,111 sq. ft. in county records; 39 built before 1980, 35 since 2000, and 14 of 10,000 sq. ft. or more |
| Prices since 2023 | Homes on the water $8 million to $125 million (median $37.5 million); lake-side homes $5.6 million to $11 million; condos $2 million to $5.785 million (median $3.35 million) |
| 2026 market | Three lakefront home sales through Oct. 14, none with a public listing; 10 condo sales; one lakefront home and one lakefront condo listed on Oct. 14 |
| Beaches | Homes on the water have their own shoreline but no IVGID beach access, and neither do the homes on Vivian Lane, Pine Cone Circle and Debra Lane; the condo complexes have shared beaches, piers or marinas |
| Skiing | Diamond Peak 7 to 10 minutes; Mt. Rose Ski Tahoe about 20 to 25 minutes |
| Schools | Incline Elementary, Incline Middle and Incline High (Washoe County School District), 5 to 6 minutes by car |
| Taxes | No Nevada state income tax |
| Airport | Reno-Tahoe International (RNO) about 34 miles, roughly 55 to 65 minutes via the Mt. Rose Highway |
Market data · Updated October 14, 2026
Incline’s lakefront is the thinnest market in the village. About two of its 104 homes sell in a typical year, nine since January 2023, so a single estate can swing a year’s median or average. Prices ran from $8 million for 1709 Lakeshore Boulevard, a 2,729 sq. ft. home on 0.09 acre at Rocky Point, to $125 million for 1145 Lakeshore Boulevard. On average, homes on the water sold for $5,049 per square foot, about 5 times the $1,007 average for Incline Village homes. The table below sets them beside the homes off the water on each lake-side street and the lakefront condos.
| Category | Homes | Sales | Median price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| Homes on the water | 104 | 9 | $37,500,000 | $8.00M–$125.00M | $5,049 | 124 | 88.8% |
| Vivian Lane, off the water | 12 | 1 | $7,900,000 | $7,900,000 | $1,121 | 240 | 92.0% |
| Pine Cone Circle, off the water | 18 | 1 | $6,400,000 | $6,400,000 | $4,598 | 71 | 96.0% |
| Debra Lane | 8 | 0 | — | — | — | — | — |
| Lakeshore Boulevard & Shoreline Circle, off the water | 13 | 2 | $8,300,000 | $5.60M–$11.00M | $1,418 | 276 | 86.0% |
| Lakefront condos | 260 | 30 | $3,350,000 | $2.00M–$5.79M | $1,994 | 62 | 95.9% |
| Year | Homes sold | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 14, 2026) | 3 | $46,000,000 | $59,666,667 | $8.00M–$125.00M | $5,016 | 0 | 98.5% |
| 2025 | 1 | $37,500,000 | $37,500,000 | $37.50M–$37.50M | $5,714 | 274 | 77.0% |
| 2024 | 3 | $47,500,000 | $47,666,667 | $33.50M–$62.00M | $3,932 | 364 | 81.7% |
| 2023 | 2 | $18,936,500 | $18,936,500 | $15.00M–$22.87M | $6,443 | 124 | 95.5% |
| All years | 9 | $37,500,000 | $44,152,556 | $8.00M–$125.00M | $5,049 | 124 | 88.8% |
Average price per square foot is the mean of each home’s sold price per square foot. Days on market and the list-price average cover the 8 MLS sales; 1145 Lakeshore Boulevard, recorded only by Washoe County, counts in the price figures. Four MLS sales were recorded with 0 days on market, including both 2026 MLS sales, which pulls the median days on market down.
Five of the nine sales had no public listing. 1145 Lakeshore Boulevard was recorded by Washoe County without an MLS listing; 919 Lakeshore Boulevard ($46 million) and 1709 Lakeshore Boulevard were entered in the MLS after closing; and 859 and 817 Lakeshore Boulevard were recorded with 0 days on market. The four private MLS sales closed at an average of 98.0% of their asking price. Ask Cole about off-market lakefront homes.
The four lakefront homes that sold after a public listing spent 248 to 384 days on the market (median 319) and closed at an average of 79.5% of their original asking price. 1145 Vivian Lane sold for $33.5 million in December 2024 after 364 days, at 68% of its original price.
893 Lakeshore Boulevard, a 1958 house of 2,682 sq. ft., sold for $22.9 million in July 2023, $8,528 per square foot, the highest of any sale. 39 of the 104 lakefront homes were built before 1980, and many buyers pay for the lot, the beach and the pier, then remodel or rebuild.
1145 Lakeshore Boulevard, a 21,486 sq. ft. estate on 3.26 acres built in 2011, sold off-market on March 25, 2026, for $125 million, and the adjacent 1.12-acre lot at 1143 Lakeshore Boulevard sold the same day for $7 million: $132 million combined, the highest known sale in Incline Village (Washoe County records). The top MLS sale was 1041 Lakeshore Boulevard, $62 million in October 2024, on 4.97 acres.
Closed sales · January 2023 to Oct. 14, 2026
Below is every sale of a home on the water in Incline Village since January 1, 2023, nine in all: eight reported to the Incline Village MLS and one recorded only by Washoe County, with lot sizes from county records. Compare price per square foot, lot size, days on market, and how close each home sold to its original asking price. The most recent sale was 1709 Lakeshore Boulevard, which closed June 1, 2026, for $8,000,000. Condo and lake-side home sales have their own tables further down.
As of October 14, 2026, one lakefront home was listed for sale, at $47,500,000, and one lakefront condo, at $3,600,000. No lake-side home was listed. See the current listings below this guide, or ask Cole about homes that may sell before they reach the market.
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 2026 | |||||||||
| 1709 Lakeshore Boulevard* | Jun 1, 2026 | $8,000,000 | 3 / 4 | 2,729 | 0.09 | 2012 | $2,931 | 0 | 100% |
| 1145 Lakeshore Boulevard† | Mar 25, 2026 | $125,000,000 | 6 / 14.5 | 21,486 | 3.26 | 2011 | $5,818 | — | — |
| 919 Lakeshore Boulevard* | Feb 13, 2026 | $46,000,000 | 7 / 8 | 7,302 | 0.59 | 2014 | $6,300 | 0 | 97% |
| 2025 | |||||||||
| 1013 Lakeshore Boulevard | Aug 6, 2025 | $37,500,000 | 6 / 7.5 | 6,563 | 1.91 | 1978 | $5,714 | 274 | 77% |
| 2024 | |||||||||
| 1145 Vivian Lane | Dec 11, 2024 | $33,500,000 | 8 / 9 | 9,800 | 1.05 | 1997 | $3,418 | 364 | 68% |
| 1041 Lakeshore Boulevard | Oct 10, 2024 | $62,000,000 | 7 / 9.5 | 14,197 | 4.97 | 1994 | $4,367 | 384 | 82% |
| 859 Lakeshore Boulevard* | Oct 1, 2024 | $47,500,000 | 4 / 5.5 | 11,843 | 1.39 | 2005 | $4,011 | 0 | 95% |
| 2023 | |||||||||
| 817 Lakeshore Boulevard* | Jul 5, 2023 | $15,000,000 | 5 / 4.5 | 3,442 | 0.63 | 1976 | $4,358 | 0 | 100% |
| 893 Lakeshore Boulevard | Jul 3, 2023 | $22,873,000 | 5 / 4 | 2,682 | 0.89 | 1958 | $8,528 | 248 | 91% |
*Recorded with 0 days on market. †Recorded by Washoe County but not reported to the MLS, so days on market and list price are unknown. 1145 Lakeshore Boulevard was recorded with the adjacent 1.12-acre lot at 1143 Lakeshore Boulevard, which sold the same day for $7 million and isn’t counted here. Beds, baths and size for county-recorded sales are from county records. Partial-ownership and family transfers are excluded. Measurements are approximate. Sales include transactions by all brokerages, and inclusion does not imply Cole Mizak represented the buyer or seller. Sources: Incline Village REALTORS® MLS; Washoe County Assessor parcel records for lot sizes and county-recorded sales; information deemed reliable but not guaranteed.
Price guide
On the lakefront the kind of property sets the price. Since January 2023, condos sold for $2 million to $5.785 million, homes on the lake side of Lakeshore Boulevard for $5.6 million to $11 million, and homes on the water for $8 million to $125 million. Here are all 43 sales by price.
8 sales · median $2,400,000
Smaller lakefront condos: three-bedroom units at Crystal Shores East and Lakeshore Terrace, and Crystal Tower’s smaller units. The lowest sale was $2 million, a Crystal Tower unit of 1,475 sq. ft. in December 2023.
20 sales · median $3,660,000
The heart of the condo market: two- and three-bedroom units at Crystal Shores West and East, Crystal Bay Cove, Lakeshore Terrace and 999 Lakeshore. The top was 525 Lakeshore #74 at Crystal Shores West, $4,675,000 in May 2026.
7 sales · median $6,400,000
The biggest condos, the lake-side homes and the lakefront’s entry point: Crystal Bay Cove #36 ($5.785 million, 3,145 sq. ft.) and Crystal Tower #4 ($5.25 million), four homes off the water on Vivian Lane, Pine Cone Circle and Lakeshore Boulevard, and 1709 Lakeshore Boulevard at Rocky Point, $8 million for 2,729 sq. ft. on the water.
8 sales · median $41,750,000
Homes on the water, from a 1976 house at 817 Lakeshore Boulevard ($15 million) to estates of 10,000 sq. ft. or more on one to five acres. Four sold for $40 million or more, all on Lakeshore Boulevard.
Much of a lakefront price is the pier, the buoys and the beach, so confirm what a home has and whether every permit is current: piers and buoys on the Nevada side need Tahoe Regional Planning Agency (TRPA) approval and a permit or lease from the Nevada Division of State Lands. Lake Tahoe also rises and falls several feet between wet and dry years (its legal maximum is 6,229.1 feet), so check the water depth at the end of the pier.
Only the 104 homes on the water own frontage. The 51 lake-side homes on Vivian Lane, Pine Cone Circle, Debra Lane and Lakeshore Boulevard sit between the road and the shore; across the road, Lakeview and Mill Creek homes look toward the lake. On the water, the price per square foot averaged $5,049; on the lake side, $2,139.
Lakefront condominiums
Six of Incline’s seven lakefront condominium complexes sit together at the west end of Lakeshore Boulevard, between the Crystal Bay line and Burnt Cedar Beach; the seventh, 999 Lakeshore, is next to Incline Beach. Together they hold 260 units, built from 1963 to 1970, and they trade far more often than lakefront homes: 30 sales since January 2023, at a median of $3,350,000, less than a tenth of the lakefront home median. Cole listed and sold 549 Lakeshore Boulevard #9 at Crystal Shores East for $3,350,000 in May 2025, in 24 days. Condos aren’t counted in the home figures above.
| Complex | Address | Units | Built | Sizes (sq. ft., county) | Sales since 2023 | Median price | Avg. $ / sq. ft. | On the market Oct. 14 |
|---|---|---|---|---|---|---|---|---|
| Crystal Tower | 455 Lakeshore Blvd. | 10 | 1970 | 956–3,151 | 3 | $2,500,000 | $1,685 | — |
| Crystal Bay Cove | 475 Lakeshore Blvd. | 34 | 1970 | 2,100–6,575 | 6 | $3,860,000 | $1,752 | — |
| Lakeshore Terrace | 501 Lakeshore Blvd. | 58 | 1970 | 840–2,160 | 9 | $3,000,000 | $1,836 | — |
| Crystal Shores West | 525 Lakeshore Blvd. | 44 | 1964 | 1,521–1,876 | 4 | $3,675,000 | $2,221 | — |
| Crystal Shores East | 549 Lakeshore Blvd. | 32 | 1963 | 1,164–1,804 | 6 | $3,275,000 | $2,399 | — |
| Crystal Shores Villas | 557 Lakeshore Blvd. | 22 | 1965 | 1,168 | 0 | — | — | 1 listed at $3.60M |
| 999 Lakeshore | 999 Lakeshore Blvd. | 60 | 1968 | 1,204–1,922 | 2 | $3,575,000 | $2,222 | — |
Units, year built and sizes from Washoe County Assessor records; sales from the Incline Village MLS and Washoe County. Amenities and rental rules below are as each association has reported them; confirm the current CC&Rs, buoy and slip assignments, and dues for any unit.
The two westernmost complexes. Crystal Tower has 10 single-level units, half of them over 2,500 sq. ft., with deeded buoys, a shared pier, a pool and a gym. Crystal Bay Cove’s 34 units each come with a buoy off a shared pier and an enclosed garage; rentals must be 30 days or longer. Crystal Bay Cove had 6 sales since 2023 at a median of $3,860,000, the highest of any complex.
The largest complex at the west end, 58 townhome-style units: front units on the water, back units with garages, plus buoys, a shared pier, a pool and a hot tub. It had the most sales, 9, from $2.05 million to $4.4 million. Unit #15 sold for $3.2 million in March 2024 and $3.795 million in September 2026.
Three complexes side by side from 525 to 557 Lakeshore Boulevard. Crystal Shores West (44 units) has a marina whose slips go by ownership seniority and a 5-night rental minimum; Crystal Shores East (32) has a marina and a private sandy beach. Crystal Shores West #74 sold for $3.35 million in July 2023 and $4.675 million in May 2026, 40% more. Crystal Shores Villas’ 22 two-bedroom units had no sale since 2023.
A gated complex of 60 condominiums built in 1968 beside Incline Beach, with a sandy beach and swimming area, kayak storage and buoys, and a short walk to the Hyatt and the Recreation Center. Units rarely come up: two sold since 2023, at $3,150,000 and $4,000,000.
| Address | Complex | Closed | Sold price | Beds / baths | Sq. ft. | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 2026 | ||||||||
| 475 Lakeshore Boulevard #18 | Crystal Bay Cove | Oct 2, 2026 | $3,670,000 | 3 / 3 | 2,100 | $1,748 | 421 | 99% |
| 501 Lakeshore Boulevard #15 | Lakeshore Terrace | Sep 11, 2026 | $3,795,000 | 2 / 3 | 1,802 | $2,106 | 38 | 100% |
| 999 Lakeshore Boulevard #21 | 999 Lakeshore | Sep 10, 2026 | $4,000,000 | 3 / 3 | 1,664 | $2,404 | 20 | 100% |
| 525 Lakeshore Boulevard #41† | Crystal Shores West | Sep 4, 2026 | $4,000,000 | 4 / 3 | 1,708 | $2,342 | — | — |
| 501 Lakeshore Boulevard #33 | Lakeshore Terrace | Aug 28, 2026 | $3,525,000 | 3 / 3.5 | 1,944 | $1,813 | 44 | 99% |
| 475 Lakeshore Boulevard #17† | Crystal Bay Cove | Jun 8, 2026 | $4,050,000 | 3 / 3 | 2,275 | $1,780 | — | — |
| 475 Lakeshore Boulevard #13 | Crystal Bay Cove | May 5, 2026 | $4,550,000 | 3 / 3 | 2,450 | $1,857 | 69 | 97% |
| 525 Lakeshore Boulevard #74 | Crystal Shores West | May 5, 2026 | $4,675,000 | 3 / 3 | 1,708 | $2,737 | 91 | 96% |
| 549 Lakeshore Boulevard #16 | Crystal Shores East | Apr 22, 2026 | $4,200,000 | 2 / 3 | 1,440 | $2,917 | 55 | 85% |
| 475 Lakeshore Boulevard #36 | Crystal Bay Cove | Mar 19, 2026 | $5,785,000 | 3 / 2.5 | 3,145 | $1,839 | 308 | 77% |
| 2025 | ||||||||
| 501 Lakeshore Boulevard #30 | Lakeshore Terrace | Nov 3, 2025 | $4,400,000 | 4 / 3 | 2,160 | $2,037 | 48 | 100% |
| 501 Lakeshore Boulevard #56 | Lakeshore Terrace | Oct 27, 2025 | $2,075,000 | 2 / 1.5 | 1,573 | $1,319 | 81 | 122% |
| 501 Lakeshore Boulevard #18† | Lakeshore Terrace | Sep 19, 2025 | $2,050,000 | 3 / 3 | 840 | $2,440 | — | — |
| 549 Lakeshore Boulevard #9 | Crystal Shores East | May 22, 2025 | $3,350,000 | 2 / 2 | 1,350 | $2,481 | 24 | 96% |
| 2024 | ||||||||
| 455 Lakeshore Boulevard #4 | Crystal Tower | Nov 15, 2024 | $5,250,000 | 4 / 3 | 2,840 | $1,849 | 188 | 97% |
| 501 Lakeshore Boulevard #16† | Lakeshore Terrace | Nov 15, 2024 | $3,000,000 | 2 / 2.5 | 1,540 | $1,948 | — | — |
| 455 Lakeshore Boulevard #2B | Crystal Tower | Sep 10, 2024 | $2,500,000 | 2 / 2 | 1,350 | $1,852 | 33 | 91% |
| 549 Lakeshore Boulevard #7 | Crystal Shores East | Jul 12, 2024 | $2,900,000 | 3 / 2 | 1,605 | $1,807 | 27 | 101% |
| 549 Lakeshore Boulevard #28* | Crystal Shores East | Jun 21, 2024 | $3,200,000 | 3 / 2.5 | 1,190 | $2,689 | 0 | 97% |
| 501 Lakeshore Boulevard #45 | Lakeshore Terrace | Jun 20, 2024 | $2,975,000 | 3 / 3 | 1,760 | $1,690 | 27 | 99% |
| 999 Lakeshore Boulevard #31 | 999 Lakeshore | May 16, 2024 | $3,150,000 | 3 / 3 | 1,544 | $2,040 | 13 | 105% |
| 501 Lakeshore Boulevard #15 | Lakeshore Terrace | Mar 7, 2024 | $3,200,000 | 2 / 3 | 2,022 | $1,583 | 314 | 86% |
| 2023 | ||||||||
| 455 Lakeshore Boulevard† | Crystal Tower | Dec 29, 2023 | $2,000,000 | 3 / 2.5 | 1,475 | $1,356 | — | — |
| 501 Lakeshore Boulevard #38 | Lakeshore Terrace | Nov 16, 2023 | $2,800,000 | 3 / 3 | 1,760 | $1,591 | 191 | 79% |
| 549 Lakeshore Boulevard #11† | Crystal Shores East | Aug 31, 2023 | $3,800,000 | 2 / 3.5 | 1,308 | $2,905 | — | — |
| 549 Lakeshore Boulevard #17 | Crystal Shores East | Aug 23, 2023 | $2,300,000 | 3 / 2 | 1,440 | $1,597 | 29 | 100% |
| 475 Lakeshore Boulevard #31 | Crystal Bay Cove | Aug 15, 2023 | $3,650,000 | 3 / 3 | 2,100 | $1,738 | 88 | 94% |
| 525 Lakeshore Boulevard #74 | Crystal Shores West | Jul 3, 2023 | $3,350,000 | 3 / 3 | 1,708 | $1,961 | 123 | 96% |
| 525 Lakeshore Boulevard #48 | Crystal Shores West | Mar 30, 2023 | $3,150,000 | 3 / 3 | 1,708 | $1,844 | 238 | 95% |
| 475 Lakeshore Boulevard #20 | Crystal Bay Cove | Feb 21, 2023 | $3,250,000 | 3 / 3 | 2,100 | $1,548 | 144 | 90% |
*Recorded with 0 days on market. †Recorded by Washoe County but not reported to the MLS, so days on market and list price are unknown. The 455 Lakeshore Boulevard sale recorded by Washoe County in December 2023 has no unit number in the county record. Unit numbers, beds, baths and size for county-recorded sales are from county records. Measurements are approximate. Sales include transactions by all brokerages, and inclusion does not imply Cole Mizak represented the buyer or seller, except as noted. Sources: Incline Village REALTORS® MLS; Washoe County Assessor records; information deemed reliable but not guaranteed.
Lakefront condos averaged $1,818 per square foot in 2023, $1,932 in 2024, $2,070 in 2025 and $2,154 in 2026, and the 10 sales of 2026 so far had a median of $4,025,000. Two units that sold twice show the trend: Crystal Shores West #74 rose 40% in under three years, Lakeshore Terrace #15 19% in two and a half.
Of the 24 MLS condo sales, the 11 that sold within 60 days closed at an average of 97.8% of their original list price; the eight that took more than four months averaged 89.9%. Six more sold without an MLS listing.
Ask early for the CC&Rs, the HOA budget and reserve study, and the insurance details: what the master policy covers and what yours must. Confirm how buoys and slips are assigned (some go with the unit, some by seniority), what the dues include, and the rental rules, which range from 5-night to 30-day minimums. Lenders may also review the association before approving a loan.
Lake side, off the water
Between Lakeshore Boulevard and the homes on the water, 51 homes sit on the lake side of the road without frontage of their own. Most are on three short streets east of the Hyatt: Vivian Lane and Pine Cone Circle, whose lake ends are lakefront, and Debra Lane, in the Incline Park and Incline Beach subdivisions. The rest are on Lakeshore Boulevard and Shoreline Circle, behind the lakefront homes. Four sold since January 2023, for $5.6 million to $11 million, at a median of $7.15 million, about a fifth of the price of a home on the water.
Like the homes on the water, the homes on Vivian Lane, Pine Cone Circle and Debra Lane don’t have IVGID beach access. Washoe County records show association-owned common parcels in Incline Park and Incline Beach, including lots between the lakefront homes on Vivian Lane and Pine Cone Circle, so ask Cole what lake access comes with a specific address.
| Street | Homes off the water | Median sq. ft. (county) | Median lot (acres) | Sales since 2023 |
|---|---|---|---|---|
| Vivian Lane | 12 | 5,935 | 0.63 | 1580 Vivian Lane, $7,900,000 (May 2023) |
| Pine Cone Circle | 18 | 3,481 | 0.35 | 1580 Pine Cone Circle, $6,400,000 (Nov. 2025) |
| Debra Lane | 8 | 3,813 | 0.58 | None |
| Lakeshore Boulevard & Shoreline Circle | 13 | 4,363 | 0.39 | 771 Lakeshore Boulevard, $5,600,000 (Feb. 2026); 1061 Lakeshore Boulevard, $11,000,000 (Feb. 2024) |
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 2026 | |||||||||
| 771 Lakeshore Boulevard | Feb 12, 2026 | $5,600,000 | 4 / 4.5 | 4,408 | 0.36 | 1994 | $1,270 | 34 | 96% |
| 2025 | |||||||||
| 1580 Pine Cone Circle | Nov 15, 2025 | $6,400,000 | 3 / 2 | 1,392 | 0.33 | 1948 | $4,598 | 71 | 96% |
| 2024 | |||||||||
| 1061 Lakeshore Boulevard | Feb 5, 2024 | $11,000,000 | 9 / 8.5 | 7,028 | 1.21 | 1979 | $1,565 | 518 | 76% |
| 2023 | |||||||||
| 1580 Vivian Lane | May 25, 2023 | $7,900,000 | 6 / 7 | 7,045 | 0.55 | 2002 | $1,121 | 240 | 92% |
1580 Vivian Lane and 1061 Lakeshore Boulevard (two parcels) are filed in the MLS under Mill Creek, but both are in Incline Park on the lake side of Lakeshore Boulevard. Home counts, sizes and lot sizes from Washoe County Assessor records. Sources: Incline Village REALTORS® MLS; Washoe County Assessor records; information deemed reliable but not guaranteed.
Twelve homes off the water in Incline Park, the largest on these streets: a median of 5,935 sq. ft. on about 0.63 acre. Three more at the lake end are on the water. 1580 Vivian Lane, 7,045 sq. ft. built in 2002, sold for $7.9 million in May 2023 after 240 days on the market.
Eighteen homes off the water in Incline Beach, mostly smaller and older: a median of about 3,500 sq. ft. on about a third of an acre. Five more at the lake end are on the water. 1580 Pine Cone Circle, a 1,392 sq. ft. house from 1948, sold for $6.4 million in November 2025, about $4,600 per square foot: here the location sets the price more than the house.
Eight homes on lots of about 0.58 acre, a median of about 3,800 sq. ft., built from 1960 to 2013. None has sold since January 2023, so ask Cole for a value estimate from the nearby sales.
Thirteen homes on the lake side of Lakeshore Boulevard without frontage: 8 behind the lakefront homes of Lakeshore Subdivision 1 (759 to 779 Lakeshore Boulevard and Shoreline Circle) and 5 at 1059 to 1127 Lakeshore Boulevard, next to Incline Park. 771 Lakeshore Boulevard sold for $5.6 million in February 2026, in 34 days; 1061 Lakeshore Boulevard, nine bedrooms on two parcels, sold for $11 million in February 2024 after 518 days.
Lifestyle & location
Life on the lakefront runs along Lakeshore Boulevard, a quiet two-lane road that follows the shore for about four miles. Lakefront owners have their own shoreline, condo owners share a beach, pier or marina, and the village’s grocery stores, schools and restaurants are about five minutes uphill. Distances below are from both ends of the lakefront.
| Destination | Where | From the west end | From the east end |
|---|---|---|---|
| Burnt Cedar Beach & pool (IVGID beach-access parcels) | 665 Lakeshore Blvd. | 0.9 mi · 20 min walk | 2.4 mi · 7 min |
| Incline Beach (IVGID beach-access parcels) | 967 Lakeshore Blvd. | 2.4 mi · 6 min | 0.6 mi · 12 min walk |
| Ski Beach (IVGID beach-access parcels) | Lakeshore Blvd. | 2.3 mi · 6 min | 0.8 mi · 18 min walk |
| Hyatt Regency Lake Tahoe | 111 Country Club Dr. | 2.6 mi · 7 min | 0.9 mi · 20 min walk |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 3.6 mi · 8 min | 0.8 mi · 16 min walk |
| IVGID Recreation Center | 980 Incline Way | 2.7 mi · 7 min | 1.0 mi · 4 min |
| Incline Village Library | 845 Alder Ave. | 1.6 mi · 4 min | 2.0 mi · 6 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 2.1 mi · 5 min | 1.7 mi · 5 min |
| Incline Elementary School | 915 Northwood Blvd. | 2.0 mi · 5 min | 1.8 mi · 5 min |
| Incline Middle School | 931 Southwood Blvd. | 2.2 mi · 6 min | 1.3 mi · 5 min |
| Incline High School | 499 Village Blvd. | 2.3 mi · 6 min | 2.1 mi · 6 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 2.6 mi · 6 min | 1.2 mi · 4 min |
| Championship Golf Course (IVGID) | 955 Fairway Blvd. | 2.6 mi · 7 min | 2.0 mi · 6 min |
| Crystal Bay & the California line | SR 28 | 2.3 mi · 5 min | 5.1 mi · 12 min |
| Diamond Peak Ski Resort | 1210 Ski Way | 4.1 mi · 10 min | 2.3 mi · 7 min |
| Sand Harbor State Park | SR 28, East Shore | 5.9 mi · 13 min | 3.3 mi · 7 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11.3 mi · 20–25 min | 11.6 mi · 22–25 min |
| Northstar California | via SR 28 & SR 267 | 11.7 mi · 23–25 min | 14.6 mi · 29–32 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | 34 mi · 55–65 min | 34 mi · 55–65 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
Burnt Cedar, Incline and Ski beaches, IVGID’s three main restricted-access beaches, are all on Lakeshore Boulevard, but homes on the water and the homes on Vivian Lane, Pine Cone Circle and Debra Lane don’t have IVGID beach access. Lakefront owners have their own beach, the condo complexes have shared beaches, piers or marinas, and Sand Harbor State Park, open to the public, is 7 minutes from the east end. Confirm any parcel’s beach status with IVGID.
Many lakefront homes have a private pier and buoys, and most of the condo complexes have a shared pier, buoys or a marina. Sand Harbor State Park is 7 minutes from the east end, and the clear, granite-lined coves of the East Shore start just past Rocky Point.
The Tahoe East Shore Trail, a paved path above the water, starts at Tunnel Creek Café, about a 16-minute walk from Vivian Lane, and runs about 3 miles to Sand Harbor. It’s the easiest way onto the East Shore without a car.
Lakeshore Boulevard carries mostly local traffic, and the lakefront feels removed from State Route 28. The Hyatt Regency Lake Tahoe and its lakeside restaurant are about a 20-minute walk from the east end, and Raley’s, the library and the schools are about 5 minutes by car from either end.
Lakefront homes are in the Washoe County School District, and students attend Incline Elementary, Incline Middle and Incline High School, about 5 to 6 minutes by car from either end of Lakeshore Boulevard. Lake Tahoe School, a private PreK–8 school, is about 4 minutes from the east end, and the University of Nevada, Reno at Lake Tahoe campus is also in Incline Village. Confirm school assignments for any address with the district.
View the neighborhood on Google MapsOwnership costs
Nevada’s tax advantages are a big part of the appeal. Here’s what to budget for beyond the purchase price of a lakefront home.
| Cost | What to know |
|---|---|
| State income tax | None. Nevada has no personal state income tax, a major reason many buyers choose Incline Village over the California side of the lake. |
| Property tax | Washoe County taxes homes on assessed value, which is 35% of taxable value. Taxable value is based on land value plus the depreciated replacement cost of the home, not the sale price. Annual tax-bill increases are capped at 3% for an owner-occupied primary residence (you must file a claim with the Washoe County Assessor) and at up to 8% for second homes and rentals. |
| IVGID facility fees | Homes on the water, and the homes on Vivian Lane, Pine Cone Circle and Debra Lane, don’t have IVGID beach access, so they pay the $1,385 Recreation Facility Fee for 2026–27 on the property tax bill but not the $145 Beach Facility Fee. The Recreation fee brings resident rates at Diamond Peak, the golf courses and the Recreation Center. Confirm a specific parcel with IVGID. |
| HOA dues | There is no lakefront-wide HOA, and most homes on the water have none. The seven condominium complexes each have an association, and Incline Park and Incline Beach homes belong to subdivision associations, so review the budget, reserves, pier and buoy rules, and rental limits for any property you’re considering. |
| Homeowners insurance | Wildfire risk has made insurance across Lake Tahoe more expensive and harder to place. Get quotes early in escrow, and ask about a defensible-space inspection from the North Lake Tahoe Fire Protection District. |
| Remodels & TRPA | Additions, rebuilds, piers, buoys and shoreline work need Washoe County permits and Tahoe Regional Planning Agency (TRPA) approval, and work at the shoreline also needs a permit or lease from the Nevada Division of State Lands. Verify a lot’s land coverage and every pier and buoy permit before you buy. |
| Short-term rentals | Rentals of 28 days or less require a Washoe County short-term rental permit, with occupancy limits by tier. A seller’s permit doesn’t carry over automatically, so plan to apply in your own name. Several lakefront condo associations set their own minimums, from 5 nights to 30 days. |
| Winter & upkeep | Budget for snow removal, roof and deck maintenance, heating, and a property manager if the home will sit empty for stretches. IVGID provides water and sewer service. |
Fee amounts are from IVGID’s published Facility Fee FAQ for 2026–27. Tax caps are set under NRS 361.4723. Confirm current figures with IVGID and the Washoe County Assessor and Treasurer.
Buyer & seller questions
Incline Village’s 104 lakefront homes line the lake side of Lakeshore Boulevard, from the Crystal Bay end of the village to Rocky Point, where Lakeshore meets State Route 28. Most are on Lakeshore Boulevard itself; the rest are on Shoreline Circle and the lake ends of Pine Cone Circle and Vivian Lane.
Washoe County records show 104 single-family homes directly on the water, 51 more on the lake side of Lakeshore Boulevard without frontage of their own, and 260 lakefront condominiums in seven complexes. Only about two lakefront homes sell in a typical year.
Homes on the water sold for $8,000,000 to $125,000,000 from January 2023 to October 14, 2026, at a median of $37,500,000 and an average of $5,049 per square foot. Most sold for more than $15 million; the least expensive was a 2,729 sq. ft. home on a 0.09-acre lot at Rocky Point.
The highest known sale is 1145 Lakeshore Boulevard, a 21,486 sq. ft. lakefront estate on 3.26 acres. It sold off-market on March 25, 2026, for $125 million, and the adjacent lakefront lot at 1143 Lakeshore Boulevard sold the same day for $7 million ($132 million combined), according to Washoe County records. The top MLS sale was 1041 Lakeshore Boulevard at $62 million in October 2024.
Yes, as a condominium. 28 of the 30 lakefront condo sales since January 2023 were under $5 million, at a median of $3,350,000, in complexes such as Crystal Shores, Lakeshore Terrace and 999 Lakeshore. Most come with shared lake frontage, and many with a buoy, a slip or a share of a pier.
Seven, all on Lakeshore Boulevard: 999 Lakeshore (60), Lakeshore Terrace (58), Crystal Shores West (44), Crystal Bay Cove (34), Crystal Shores East (32), Crystal Shores Villas (22), Crystal Tower (10). Six are at the west end near the Crystal Bay line; 999 Lakeshore is next to Incline Beach. Stillwater Cove, just west of the village, is covered in the Crystal Bay guide.
Lakefront homes own frontage on Lake Tahoe. Lake-side homes, such as the 51 off the water on Vivian Lane, Pine Cone Circle, Debra Lane and Lakeshore Boulevard, sit between Lakeshore Boulevard and the shore without frontage of their own. Lake-view homes, such as those in Lakeview and Mill Creek across the road or higher up the mountain, look at the lake. On the water, homes averaged $5,049 per square foot since 2023; lake-side homes, $2,139.
Often. Five of the nine lakefront home sales since January 2023 had no public listing, including all three in 2026, and the private MLS sales closed at an average of 98.0% of their asking price. Ask Cole about off-market lakefront homes.
No. Homes on the water, and the homes off the water on Vivian Lane, Pine Cone Circle and Debra Lane, don’t have access to IVGID’s Burnt Cedar, Incline and Ski beaches, even though all three are on Lakeshore Boulevard. Lakefront owners have their own shoreline instead, and they still pay IVGID’s Recreation Facility Fee, which brings resident rates at Diamond Peak, the golf courses and the Recreation Center. For a condo or any other parcel, verify its beach status with IVGID before you buy.
Confirm that the pier and every buoy are permitted by TRPA and the Nevada Division of State Lands, and what it takes to transfer those permits to you; check the water depth at the end of the pier in a low-water year, and review the lot’s TRPA land coverage before planning a remodel or rebuild.
Nevada has no state income tax. Washoe County property taxes are based on assessed value, and annual tax-bill increases are capped at 3% for a primary residence and at up to 8% for other homes. Homes on the water pay IVGID’s $1,385 Recreation Facility Fee for 2026–27 but not the $145 beach fee, since they don’t have IVGID beach access.
Yes, with a Washoe County short-term rental permit for stays of 28 days or less, subject to any HOA rules. Permits set occupancy limits by tier, and a new owner should plan to apply for their own permit. Several lakefront condo associations also set minimum stays, from 5 nights to 30 days. Read the Lake Tahoe short-term rental guide.
Diamond Peak is about 7 minutes from the east end of Lakeshore Boulevard and 10 from the west end, Mt. Rose Ski Tahoe about 20 to 25 minutes, and Reno-Tahoe International Airport about 34 miles, roughly 55 to 65 minutes via the Mt. Rose Highway.
Supply is thin: on October 14, 2026 only one lakefront home was listed. Lakefront homes sold privately closed at an average of 98.0% of their asking price, while those listed publicly took a median of 319 days and averaged 79.5% of their original price, so pricing and a private launch matter. Request a free home valuation from Cole.
Compare neighborhoods
Comparing the lakefront with the rest of Incline Village? Each neighborhood guide has local market data, recent sales and buyer tips.
Cole Mizak is a longtime Lake Tahoe local and the founder of the Mizak Mountain Luxury Team at Compass, ranked #1 in Incline Village by total transactions for January to September 2026 (Incline Village REALTORS® MLS). Cole listed and sold 549 Lakeshore Boulevard #9 at Crystal Shores East in 24 days in 2025. Five of the nine lakefront home sales since 2023 closed without a public listing, so whether you’re weighing an estate on the water, a lake-side home or a lakefront condo, ask about off-market opportunities and request a comparable-sales report.
Request listings & off-market homesGet your home’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.
