Explore Lakeview Subdivision in Incline Village, NV; an established, low-elevation neighborhood with spacious lots, luxury homes, and convenient access to Lake Tahoe. View homes for sale, recent sales, and local market insights.
Incline Village, Nevada · 89451 · Neighborhood guide
Lakeview, recorded as the Lakeview Subdivision, is a neighborhood of 293 single-family homes on the west side of Incline Village, Nevada. It runs along the mountain side of Lakeshore Boulevard from the road’s west end almost to Village Boulevard, and up a gentle slope to Tahoe Boulevard (State Route 28) and Southwood Boulevard. IVGID’s Burnt Cedar Beach is just across Lakeshore Boulevard, about a 12-minute walk from the middle of the neighborhood.
The lots are big and remarkably even: almost nine in ten are 0.4 to 0.5 acre. The homes run from 1960s originals to new custom builds, and the 61 homes on Lakeshore Boulevard face the lakefront estates across the road. Since January 2023, 44 homes have sold for between $2.2 million and $20 million, at a median of $4.16 million.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$4.16M
Median sale price since 2023
$1,305
Avg. price per sq. ft. since 2023
0.43 acre
Median lot size
3
Homes for sale (Oct. 14, 2026)
Based on 44 single-family sales, January 1, 2023 to October 14, 2026. Sources: Incline Village REALTORS® MLS; lot size from Washoe County Assessor parcel records.
| Topic | Details |
|---|---|
| Location | West side of Incline Village, Nevada 89451 (Washoe County), between Lakeshore Boulevard and Tahoe Boulevard (SR 28) / Southwood Boulevard, from the west end of Lakeshore Boulevard almost to Village Boulevard |
| Homes | 293 single-family homes and 6 vacant lots: the Lakeview Subdivision plus four adjoining homes on Mays Boulevard, Freel’s Peak Drive and Crystal Peak Road; single-family only |
| Lots | Median 0.43 acre; almost nine in ten are 0.4 to 0.5 acre |
| Typical home | Built 1960 to 2026 (median 1980); 27 homes built in 2010 or later; most recent sales had 3 to 5 bedrooms |
| Elevation | About 6,250 to 6,420 feet, roughly 25 to 195 feet above Lake Tahoe |
| Prices since 2023 | $2,200,000 to $20,000,000; median $4,161,250 (44 single-family sales) |
| 2026 market | 12 sales; median $5,100,000; average $1,524 per sq. ft.; 94% of original list price |
| Beaches | Burnt Cedar Beach and pool about 0.6 mile (12-minute walk); Ski Beach and Incline Beach about 1.4 miles, closer from the east end; IVGID access for parcels that pay the Beach Facility Fee |
| Village | Incline Village Library about 0.8 mile; Raley’s and the elementary and middle schools about 1 mile |
| Skiing | Diamond Peak about 3.1 miles (8 minutes); Mt. Rose Ski Tahoe about 12 miles, with the Mt. Rose Highway starting at the neighborhood’s northwest corner |
| Schools | Incline Elementary, Incline Middle and Incline High (Washoe County School District); private Lake Tahoe School (PreK–8) about 1.6 miles |
| Taxes | No Nevada state income tax; Washoe County property tax with annual increase caps |
| HOA | None: single-family homes in the Lakeview Subdivision have no HOA and no association dues |
| Airport | Reno-Tahoe International (RNO) about 34 miles, roughly 50 to 60 minutes via Mt. Rose Highway |
Market data · Updated October 14, 2026
Lakeview held at about $1,250 per square foot in 2023 and 2024, slipped to $1,166 in 2025, then jumped to $1,524 in 2026, lifted by three sales of $10 million or more. Through October 14, 2026, 12 homes sold in 2026, compared with 11 in 2025, at a median of $5,100,000 and an average of 94% of original list price. The 44 sales since January 2023 have a median price of $4,161,250.
| 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) | 12 | $5,100,000 | $6,451,250 | $2.20M–$20.00M | $1,524 | 35 | 94.4% |
| 2025 | 11 | $4,000,000 | $4,220,136 | $2.27M–$7.00M | $1,166 | 91 | 90.5% |
| 2024 | 12 | $4,350,000 | $4,482,333 | $2.39M–$6.65M | $1,252 | 43 | 96.2% |
| 2023 | 9 | $4,079,000 | $4,386,333 | $2.22M–$7.20M | $1,251 | 58 | 92.8% |
| All years | 44 | $4,161,250 | $4,934,125 | $2.20M–$20.00M | $1,305 | 54 | 93.6% |
Average price per square foot is the mean of each home’s sold price per square foot. With 9 to 12 sales a year, one sale can move the median and the average. The $20 million sale of 740 Lakeshore Boulevard alone raised 2026’s average sale price by about $1.2 million.
Of the 44 sales since 2023, the 25 homes that sold within 60 days closed at an average of 97.4% of their original list price. The 11 homes that sat more than 120 days closed at an average of 84.9%. 715 Joyce Lane took 367 days and sold at 77% of its first asking price. For sellers, the first price matters most. For buyers, a listing that has lingered can leave room to negotiate.
Before 2026, no Lakeview home had sold for more than $7.2 million in this period. Then three topped $10 million: 740 Lakeshore Boulevard, built in 2024, sold for $20 million ($2,455 per sq. ft.) in April; 106 Slott Peak Court, built in 2023, sold for $10.2 million in January; and 726 Lakeshore Boulevard sold for $10 million in June. Leave those three out and 2026 still averaged $1,325 per sq. ft., up from $1,166 in 2025.
Two homes sold twice in this period. 734 Martis Peak Road sold for $3,050,000 in May 2024 and for $3,225,000 in May 2026, 6% more. 932 Lakeshore Boulevard sold for $6,650,000 in December 2024 and for $7,850,000 in July 2026, 18% more. The MLS listed each home at about the same size both times, though MLS data doesn’t capture any updates made in between.
About 12 homes change hands per year, roughly 4% of the neighborhood. On October 14, 2026, 3 homes were listed, from $2,800,000 to $11,500,000, and 1 was under contract. 25 of 44 closings since 2023 happened between May and September, so buyers who shop in fall and winter often face less competition. And five sales since 2023 never had a public listing at all. Ask about off-market homes.
Closed sales · January 2023 to Oct. 14, 2026
Below is every single-family sale reported to the Incline Village MLS in Lakeview since January 1, 2023, 44 homes in all, with lot sizes from Washoe 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 sales were 854 Lakeshore Boulevard and 859 Ophir Peak Road, which both closed October 9, 2026, for $5,100,000. Cole Mizak was the listing agent on 2 of the 12 Lakeview sales in 2026, more than any other agent, and on 3 of the 44 since 2023, tied for the most (Incline Village REALTORS® MLS). Cole represented both the seller and the buyer of 136 Rubicon Peak Lane.
As of October 14, 2026, 3 single-family homes are for sale in Lakeview, priced from $2,800,000 to $11,500,000, and 1 more is under contract. 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 | |||||||||
| 854 Lakeshore Boulevard | Oct 9, 2026 | $5,100,000 | 4 / 4.5 | 4,024 | 0.41 | 1975 | $1,267 | 29 | 102% |
| 859 Ophir Peak Road | Oct 9, 2026 | $5,100,000 | 4 / 3.5 | 3,467 | 0.41 | 1989 | $1,471 | 95 | 91% |
| 110 Robert Avenue* | Sep 17, 2026 | $2,650,000 | 3 / 2 | 1,650 | 0.40 | 1974 | $1,606 | 0 | 100% |
| 136 Rubicon Peak Lane* | Sep 4, 2026 | $2,800,000 | 3 / 2 | 2,390 | 0.51 | 1979 | $1,172 | 0 | 100% |
| 932 Lakeshore Boulevard | Jul 27, 2026 | $7,850,000 | 5 / 5.5 | 4,925 | 0.46 | 1988 | $1,594 | 25 | 101% |
| 886 Freel’s Peak Drive | Jul 10, 2026 | $5,600,000 | 4 / 4.5 | 4,308 | 0.47 | 1992 | $1,300 | 41 | 95% |
| 650 Martis Peak Road | Jun 25, 2026 | $2,690,000 | 3 / 3 | 2,315 | 0.52 | 1967 | $1,162 | 55 | 98% |
| 726 Lakeshore Boulevard | Jun 2, 2026 | $10,000,000 | 5 / 5.5 | 6,595 | 0.43 | 1998 | $1,516 | 53 | 87% |
| 734 Martis Peak Road | May 8, 2026 | $3,225,000 | 5 / 3.5 | 3,347 | 0.48 | 1975 | $964 | 258 | 92% |
| 740 Lakeshore Boulevard | Apr 6, 2026 | $20,000,000 | 7 / 7.5 | 8,147 | 0.46 | 2024 | $2,455 | 18 | 98% |
| 701 Martis Peak Road* | Mar 24, 2026 | $2,200,000 | 4 / 2 | 1,580 | 0.41 | 1962 | $1,392 | 0 | 96% |
| 106 Slott Peak Court | Jan 13, 2026 | $10,200,000 | 5 / 6.5 | 4,274 | 0.47 | 2023 | $2,387 | 243 | 73% |
| 2025 | |||||||||
| 607 Crystal Peak Road | Dec 22, 2025 | $3,024,000 | 3 / 2.5 | 2,566 | 0.42 | 1982 | $1,178 | 80 | 96% |
| 781 Mays Boulevard | Dec 19, 2025 | $2,270,000 | 4 / 2.5 | 1,959 | 0.34 | 1985 | $1,159 | 91 | 90% |
| 839 Ophir Peak Road | Dec 8, 2025 | $4,000,000 | 4 / 3.5 | 3,578 | 0.46 | 1980 | $1,118 | 128 | 91% |
| 831 Ophir Peak Road | Nov 12, 2025 | $6,675,000 | 6 / 5.5 | 5,011 | 0.46 | 1997 | $1,332 | 118 | 95% |
| 855 Ophir Peak Road | Nov 7, 2025 | $4,380,000 | 5 / 4.5 | 4,675 | 0.41 | 1982 | $937 | 304 | 83% |
| 889 Freel’s Peak Drive* | Oct 13, 2025 | $7,000,000 | 5 / 6 | 5,102 | 0.44 | 2003 | $1,372 | 0 | 100% |
| 718 James Lane | Aug 29, 2025 | $3,255,000 | 4 / 3 | 2,251 | 0.41 | 1967 | $1,446 | 164 | 90% |
| 725 Joyce Lane | Aug 15, 2025 | $2,675,000 | 4 / 3 | 2,722 | 0.41 | 1964 | $983 | 141 | 79% |
| 717 James Lane | Jul 31, 2025 | $4,122,500 | 4 / 3 | 3,273 | 0.51 | 1989 | $1,260 | 39 | 97% |
| 210 Allen Way | Jul 30, 2025 | $5,220,000 | 5 / 6 | 5,291 | 0.42 | 1991 | $987 | 29 | 87% |
| 647 Martis Peak Road | Jun 16, 2025 | $3,800,000 | 3 / 3 | 3,604 | 0.44 | 1977 | $1,054 | 55 | 88% |
| 2024 | |||||||||
| 932 Lakeshore Boulevard | Dec 19, 2024 | $6,650,000 | 5 / 5.5 | 4,975 | 0.46 | 1988 | $1,337 | 152 | 95% |
| 106 Job’s Peak Road | Aug 22, 2024 | $4,500,000 | 6 / 4 | 4,268 | 0.43 | 1982 | $1,054 | 99 | 93% |
| 670 Martis Peak Road | Jul 26, 2024 | $2,390,000 | 3 / 3.5 | 2,442 | 0.45 | 1979 | $979 | 52 | 90% |
| 640 Lakeshore Boulevard | Jul 22, 2024 | $6,300,000 | 3 / 3.5 | 4,035 | 0.50 | 1984 | $1,561 | 63 | 93% |
| 715 Martis Peak Road | Jun 21, 2024 | $4,700,000 | 4 / 4.5 | 3,836 | 0.42 | 1994 | $1,225 | 29 | 98% |
| 124 Rubicon Peak Lane | Jun 4, 2024 | $2,800,000 | 3 / 2.5 | 2,688 | 0.47 | 1984 | $1,042 | 18 | 100% |
| 689 Mount Watson Court | Jun 4, 2024 | $3,673,000 | 4 / 3 | 2,886 | 0.41 | 1965 | $1,273 | 19 | 102% |
| 640 Martis Peak Road | May 23, 2024 | $4,200,000 | 4 / 3.5 | 3,468 | 0.38 | 1978 | $1,211 | 28 | 105% |
| 734 Martis Peak Road | May 21, 2024 | $3,050,000 | 5 / 3.5 | 3,347 | 0.48 | 1975 | $911 | 28 | 100% |
| 718 Lakeshore Boulevard | Apr 30, 2024 | $5,675,000 | 4 / 3 | 3,047 | 0.43 | 1969 | $1,862 | 140 | 84% |
| 839 Freel’s Peak Drive | Apr 17, 2024 | $5,950,000 | 4 / 4.5 | 4,219 | 0.41 | 2009 | $1,410 | 34 | 95% |
| 904 Lakeshore Boulevard | Feb 20, 2024 | $3,900,000 | 1 / 2 | 3,364 | 0.46 | 1970 | $1,159 | 67 | 100% |
| 2023 | |||||||||
| 912 Lakeshore Boulevard | Nov 21, 2023 | $7,200,000 | 4 / 3.5 | 3,820 | 0.46 | 1980 | $1,885 | 168 | 80% |
| 737 Mays Boulevard | Oct 25, 2023 | $4,079,000 | 4 / 3.5 | 3,784 | 0.41 | 1991 | $1,078 | 40 | 98% |
| 715 Joyce Lane | Oct 24, 2023 | $3,250,000 | 4 / 2.5 | 2,750 | 0.43 | 1962 | $1,182 | 367 | 77% |
| 729 Joyce Lane | Sep 1, 2023 | $2,223,000 | 3 / 1.5 | 1,768 | 0.41 | 1965 | $1,257 | 30 | 101% |
| 842 Lakeshore Boulevard | Aug 28, 2023 | $3,600,000 | 4 / 3.5 | 3,264 | 0.41 | 1981 | $1,103 | 58 | 95% |
| 849 Freel’s Peak Drive* | Aug 24, 2023 | $6,600,000 | 4 / 5 | 4,008 | 0.44 | 2019 | $1,647 | 0 | 95% |
| 701 Mays Boulevard | Aug 16, 2023 | $5,500,000 | 5 / 5.5 | 5,494 | 0.50 | 1986 | $1,001 | 93 | 92% |
| 645 Martis Peak Road | May 22, 2023 | $2,525,000 | 4 / 2.5 | 2,233 | 0.47 | 1966 | $1,131 | 20 | 107% |
| 703 James Lane | Mar 23, 2023 | $4,500,000 | 6 / 5 | 4,595 | 0.44 | 1962 | $979 | 178 | 90% |
*Recorded with 0 days on market. These sales were entered in the MLS after closing, which usually means the home sold without a public listing. Measurements are approximate. Sales include transactions by all brokerages, and inclusion does not imply Cole Mizak represented the buyer or seller. Source: Incline Village REALTORS® MLS; lot sizes from Washoe County Assessor parcel records; information deemed reliable but not guaranteed.
Price guide
Since 2023, Lakeview homes have sold for $911 to $2,455 per square foot. The lots are so similar in size that the house and the street drive most of that spread: original homes on the inland streets sit at the low end, and new construction and Lakeshore Boulevard at the top. Here’s how the 44 recent sales break down by price.
10 sales · median $2,587,500
All original homes built from the 1960s to the 1980s, bought to live in as they are, to remodel, or to rebuild later. The lowest sale since 2023 was 701 Martis Peak Road, a 1,580 sq. ft. home built in 1962, at $2.2 million in March 2026.
17 sales · median $3,900,000
Larger and remodeled homes built from the 1960s to the 1990s, almost all on the inland streets; just 2 of these sales were on Lakeshore Boulevard. Homes in this range took the longest to sell, so the asking price matters.
17 sales · median $6,600,000
Mostly Lakeshore Boulevard and Freel’s Peak Drive: 8 of these 17 sales were on Lakeshore Boulevard and 4 on Freel’s Peak Drive. Only 4 were built in 2008 or later. The top sale since 2023 was 740 Lakeshore Boulevard at $20 million in April 2026.
Washoe County records show 27 of Lakeview’s 293 homes were built in 2010 or later, 11 of them since 2020, so most of the neighborhood is still original or remodeled housing. The two highest prices per square foot since 2023 went to new homes: 740 Lakeshore Boulevard (2024) and 106 Slott Peak Court (2023), both above $2,350 per sq. ft. If you plan to rebuild, verify the parcel’s TRPA land coverage and get a builder’s estimate before you close.
Lakeview’s 61 Lakeshore Boulevard homes sit on the mountain side of the road, across from lakefront estates and Burnt Cedar Beach. Their 10 sales since 2023 averaged $1,574 per sq. ft. at a median of $6.48 million, against $1,225 and $3.9 million on Lakeview’s inland streets. For homes directly on the water, see the Lakefront neighborhood guide.
Five Lakeview sales since 2023, from $2.2 million to $7 million, were entered in the MLS after closing with 0 days on market, which usually means the home sold without a public listing. Two were Cole’s 2026 sales of 701 Martis Peak Road and 136 Rubicon Peak Lane. Ask about off-market homes.
Lifestyle & location
Lakeview’s best amenity is across the street. Burnt Cedar Beach, IVGID’s beach with a pool and waterslide, is on the lake side of Lakeshore Boulevard, about a 12-minute walk from the middle of Mays Boulevard. Every Lakeview home is within roughly a 20-minute walk of an IVGID beach: Burnt Cedar from the west and central streets, and Ski Beach and Incline Beach from the east end. The library, Raley’s and two public schools are each about a mile away, and the gentle grades make for easy walks and winter driving.
| Destination | Where | Walking | Driving |
|---|---|---|---|
| Burnt Cedar Beach & pool (IVGID) | 665 Lakeshore Blvd. | 0.6 mi · 12 min | 0.6 mi · 3 min |
| Incline Village Library | 845 Alder Ave. | 0.8 mi · 17 min | 0.8 mi · 3 min |
| Incline Elementary School | 915 Northwood Blvd. | 1.0 mi · 22 min | 1.1 mi · 3 min |
| Incline Middle School | 931 Southwood Blvd. | 1.0 mi · 22 min | 1.1 mi · 3 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 1.1 mi · 23 min | 1.2 mi · 4 min |
| Ski Beach & Incline Beach (IVGID) | Lakeshore Blvd. | 1.3–1.4 mi · 28–30 min | 1.4–1.5 mi · 4 min |
| Incline High School | 499 Village Blvd. | 1.3 mi · 28 min | 1.4 mi · 4 min |
| IVGID Recreation Center | 980 Incline Way | 1.4 mi · 30 min | 1.4 mi · 4 min |
| Hyatt Regency & Country Club Dr. dining | 111 Country Club Dr. | 1.5 mi · 33 min | 1.5 mi · 5 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | — | 1.6 mi · 4 min |
| Championship Golf Course | 955 Fairway Blvd. | — | 1.7 mi · 5 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | — | 2.6 mi · 6 min |
| Diamond Peak Ski Resort | 1210 Ski Way | — | 3.1 mi · 8 min |
| Crystal Bay & the California line | SR 28 | — | 3.3 mi · 8 min |
| Sand Harbor State Park | SR 28, East Shore | — | 5.0 mi · 11 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | — | 11.8 mi · 20–25 min |
| Truckee, CA | via SR 267 | — | 17 mi · 30–35 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | — | 34 mi · 50–60 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
Burnt Cedar has an outdoor pool with a waterslide and a toddler pool, a protected swimming cove, a big grassy point with benches, a playground, and barbecue and group picnic areas. It is one of IVGID’s three main restricted-access beaches, along with Incline Beach and Ski Beach, open to IVGID Picture Pass and Punch Card holders from parcels that pay the Beach Facility Fee, and their guests. Confirm a home’s beach status with IVGID before you buy.
Much of daily life is walkable from Lakeview. From the middle of the neighborhood, the Incline Village Library is about a 17-minute walk, and Incline Elementary, Incline Middle and Raley’s are each about 22 to 23 minutes. Homes at the east end, near Rubicon Peak Lane and Lakeshore Boulevard, are closer still to the village and to Ski Beach.
Most Lakeview streets share their names with peaks around the lake: Freel’s Peak Drive for Freel Peak, the highest summit in the Tahoe Basin, plus Martis Peak, Rubicon Peak, Mount Watson, Job’s Peak and Rifle Peak. Incline Village was laid out in the early 1960s, and county records date Lakeview’s oldest homes to 1960, among the earliest in town.
Lakeview is at the west end of town, where the Mt. Rose Highway begins: it leaves Tahoe Boulevard near Crystal Peak Road, so the drive to Mt. Rose Ski Tahoe or the Reno-Tahoe airport skips the village traffic, and Crystal Bay and the California line are about eight minutes west. Diamond Peak is about eight minutes east, and the Tahoe East Shore Trail about six.
Lakeview is in the Washoe County School District. Incline Elementary, Incline Middle and Incline High School are all close: the elementary and middle schools are each about a 22-minute walk from the middle of Mays Boulevard, and the high school is about 1.4 miles by car. Lake Tahoe School, a private PreK–8 school, is about a 4-minute drive, 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 Lakeview 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 | $1,530 per parcel for 2026–27 ($1,385 Recreation plus $145 Beach Facility Fee), billed on the property tax bill. The fees support IVGID’s beaches, golf, ski area and recreation programs, and they come with five Picture Passes and Punch Cards per parcel. |
| HOA dues | None. Single-family homes in the Lakeview Subdivision have no HOA and no association dues. The condominium and townhome complexes next to Lakeview on Mays Boulevard and Freel’s Peak Drive have their own associations. |
| 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 | Many Lakeview buyers plan a remodel or rebuild. Additions and new homes require Washoe County permits and must meet Tahoe Regional Planning Agency (TRPA) land-coverage rules, and the coverage allowed depends on each parcel’s land capability, not the neighborhood. Verify a lot’s coverage 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. Lakeview’s single-family homes have no HOA, so there are no association rental rules on top of the county’s. |
| 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
Lakeview is on the west side of Incline Village, Nevada 89451. It runs along the mountain side of Lakeshore Boulevard from the road’s west end almost to Village Boulevard, and up to Tahoe Boulevard (State Route 28) and Southwood Boulevard, across the road from Burnt Cedar Beach. Its streets include Lakeshore Boulevard, Mays Boulevard, Martis Peak Road, Freel’s Peak Drive, Ophir Peak Road, Joyce Lane, James Lane, Crystal Peak Road, Allen Way, David Way, Rubicon Peak Lane, Job’s Peak Road, Abbey Peak Lane, Robert Avenue, Slott Peak Court, Rifle Peak Court and Mount Watson Court.
Single-family homes in Lakeview have sold for $2,200,000 to $20,000,000 since January 2023, with a median of $4,161,250 and an average of $1,305 per square foot. In 2026 (through October 14), 12 homes sold at a median of $5,100,000. Original homes on the inland streets start around $2.2 million, and Lakeshore Boulevard homes sold at a median of $6,475,000.
For well-priced homes, yes. Since 2023, the 25 homes that sold within 60 days closed at an average of 97.4% of their original list price. In 2026, 12 homes closed through October 14, 2026, with a median of 35 days on market, and only 3 homes were listed on that date. Homes that were overpriced at launch sat for months and sold for less.
Washoe County records show 293 single-family homes and 6 vacant lots in Lakeview: 289 homes and 6 lots in the Lakeview Subdivision, plus four adjoining homes. The median lot is 0.43 acre, and almost nine in ten are between 0.4 and 0.5 acre, large by Incline Village standards. Roughly 12 homes sell each year, about 4% of the neighborhood.
Burnt Cedar Beach, across Lakeshore Boulevard, is about 0.6 mile, a 12-minute walk, from the middle of Mays Boulevard. It has a pool with a waterslide, a swimming cove and a playground. From the east end of Lakeview, Ski Beach and Incline Beach are closer. All are IVGID restricted-access beaches, and access depends on the parcel: parcels that pay IVGID’s Beach Facility Fee receive Picture Passes or Punch Cards. Verify a specific home’s beach eligibility with IVGID before you buy.
No. Lakeview’s 61 Lakeshore Boulevard homes are on the mountain side of the road, across from the lakefront estates and Burnt Cedar Beach, so their parcels don’t reach the shoreline. They are steps from the water and include Lakeview’s highest sales. See the Lakefront guide for waterfront homes.
Some do. Some Lakeview homes have filtered or partial views of Lake Tahoe through the pines, but the name doesn’t promise a view from every house, and many inland homes have none. Views vary from house to house, so judge each one in person.
Many buyers choose Lakeview to remodel or build. The lots are large and gently sloped, and only 27 of the 293 homes were built in 2010 or later, according to county records, so there is plenty of original housing to update. Before you buy, verify the parcel’s TRPA land coverage and get a builder’s estimate, since those two numbers decide whether a remodel or a rebuild makes sense.
Cole Mizak was the listing agent on 2 of the 12 Lakeview sales in 2026, more than any other agent, and on 3 of the 44 since 2023, tied for the most (Incline Village REALTORS® MLS). Cole also represented both the seller and the buyer of 136 Rubicon Peak Lane. Meet Cole.
Both are established, lower-elevation neighborhoods of large, fairly level lots near the lake, on opposite sides of the village. Lakeview is on the west side by Burnt Cedar Beach; Mill Creek is on the east side near Incline Beach and the Hyatt. Since 2023, Lakeview’s median sale price was $4,161,250 (average $1,305 per sq. ft.), against $3,475,000 ($1,280) in Mill Creek, and Lakeview’s median lot is 0.43 acre, against 0.39 acre.
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. IVGID’s 2026–27 recreation and beach fees add $1,530 a year to the tax bill.
No. Single-family homes in the Lakeview Subdivision have no homeowners association and no HOA dues. The condominium and townhome complexes next to Lakeview on Mays Boulevard and Freel’s Peak Drive have their own associations.
Yes, with a Washoe County short-term rental permit for stays of 28 days or less. Permits set occupancy limits by tier, and a new owner should plan to apply for their own permit. Lakeview’s single-family homes have no HOA, so the county’s rules are the ones that apply. Read the Lake Tahoe short-term rental guide.
Reno-Tahoe International Airport is about 34 miles away, roughly 50 to 60 minutes via the Mt. Rose Highway, which starts at Lakeview’s northwest corner. Diamond Peak is about 3.1 miles (8 minutes) by car, and Crystal Bay and the California state line are about 3.3 miles (8 minutes) west.
Supply is tight. Only 3 homes were listed on October 14, 2026, and Lakeview’s average price per square foot reached $1,524 in 2026, the highest of any year since 2023. Homes priced correctly at launch sold in about a month at close to full asking price, while overpriced homes sat. Request a free home valuation from Cole.
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Weighing Lakeview against other parts of Incline Village? Each 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). In Lakeview, Cole was the listing agent on 2 of the 12 sales in 2026, more than any other agent, and represented both the seller and the buyer of 136 Rubicon Peak Lane. Ask for a private tour, a lot-by-lot comparable-sales report, or early access to off-market homes.
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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.
