Lower Tyner is Incline Village’s busiest single-family neighborhood, on the wooded hillside between Ponderosa and Upper Tyner. Explore every home sale since 2023, prices by budget, lots, elevation and buyer FAQs.
Incline Village, Nevada · 89451 · Neighborhood guide
Lower Tyner is a wooded hillside neighborhood on the west side of Incline Village, Nevada, above Ponderosa and below Upper Tyner. Tyner Way crosses it from Dale Drive to Jill Court, and Valley Drive climbs from Tyner Way to Tumbleweed Circle, Fallen Leaf Way and Saddlehorn Drive, the highest street, with short courts off each. Gale Street and Second Creek Drive connect it to the Mt. Rose Highway (State Route 431). Homes sit at about 6,550 to 7,210 feet, roughly 320 to 990 feet above Lake Tahoe, and the village center, schools and Burnt Cedar Beach are 6 to 7 minutes away by car.
It is one of Incline’s largest neighborhoods: 381 single-family homes, most built in the 1970s and 1980s on lots of about a quarter to half an acre, plus 43 condominiums on Lariat Circle. It is also the busiest. Since January 2023, 71 homes have sold, more than in any other part of Incline Village, for between $1.02 million and $9.25 million, at a median of $2.4 million.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$2.40M
Median sale price since 2023
$943
Avg. price per sq. ft. since 2023
71
Homes sold since 2023
0.29 acre
Median lot size
Based on 71 single-family sales, January 1, 2023 to October 14, 2026: 65 reported to the Incline Village REALTORS® MLS and 6 recorded by Washoe County. Lot size from Washoe County Assessor parcel records.
| Topic | Details |
|---|---|
| Location | West side of Incline Village, Nevada 89451 (Washoe County), on the hillside above Ponderosa and below Upper Tyner; reached from the Mt. Rose Highway (SR 431) by Gale Street or Second Creek Drive |
| Streets | Tyner Way (Nos. 552 to 758), Valley Drive, Tumbleweed Circle, Fallen Leaf Way, Saddlehorn Drive, Rockrose Court, Lariat Circle, Jill Court, Len Way, Lantern Court, Cole Circle, Alden Lane, Aspen Leaf Lane, Gale Street and the courts off Saddlehorn, Tumbleweed and Tyner |
| Homes | 381 single-family homes and 43 Lariat Circle condominiums, plus 129 vacant lots, 96 of them owned by the U.S. Forest Service, the State of Nevada or IVGID |
| Lots | Median 0.29 acre; 54 homes on half an acre or more and 10 on an acre or more, up to 3.6 acres |
| Typical home | Built 1965 to 2025 (median 1982); 295 of 381 built before 1990 and 9 since 2020; median 2,518 sq. ft. in county records; 305 of 381 have three or four bedrooms |
| Elevation | About 6,550 to 7,210 feet, roughly 320 to 990 feet above Lake Tahoe; Saddlehorn Drive is the highest street |
| Prices since 2023 | $1,015,000 to $9,250,000; median $2,400,000 (71 single-family sales) |
| 2026 market | 24 sales; median $2,694,500; average $1,000 per sq. ft.; 11 homes listed on Oct. 14 |
| Village | Incline Elementary about 1.8 miles; the library, Incline High School and Raley’s about 2 to 2.3 miles (6 to 7 minutes) |
| Beaches | Burnt Cedar Beach about 2.1 miles (7 minutes); Ski Beach and Incline Beach about 3 miles; IVGID access for parcels that pay the Beach Facility Fee |
| Skiing | Diamond Peak about 4.4 miles (11 minutes); Mt. Rose Ski Tahoe about 8.7 miles up the Mt. Rose Highway (16 to 20 minutes) |
| Golf | Mountain Course about 2.2 miles; Championship Course about 2.4 miles |
| Schools | Incline Elementary, Incline Middle and Incline High (Washoe County School District) |
| Taxes | No Nevada state income tax; Washoe County property tax with annual increase caps |
| HOA | No HOA for single-family homes; every Lower Tyner home sold through the MLS since 2023 was listed without HOA dues. The Lariat Circle condominiums have their own associations |
| Airport | Reno-Tahoe International (RNO) about 33 miles, roughly 55 to 60 minutes via the Mt. Rose Highway |
Market data · Updated October 14, 2026
Lower Tyner is Incline Village’s most active single-family market. About 19 homes sell in a typical year, roughly 5% of the neighborhood, and 2026 has been the busiest year of the period: 24 sales through October 14, at a median of $2,694,500 and an average of $1,000 per square foot, up from a $1,925,000 median in 2024. The 71 sales since January 2023 averaged $943 per square foot, 6% below the $1,007 average for Incline Village homes overall.
| 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) | 24 | $2,694,500 | $3,337,592 | $1.41M–$9.25M | $1,000 | 55 | 95.7% |
| 2025 | 17 | $2,400,000 | $2,866,794 | $1.11M–$7.70M | $917 | 97 | 88.7% |
| 2024 | 16 | $1,925,000 | $2,310,000 | $1.02M–$6.50M | $873 | 84 | 90.4% |
| 2023 | 14 | $2,442,500 | $3,505,429 | $1.25M–$8.25M | $958 | 85 | 90.3% |
| All years | 71 | $2,400,000 | $3,026,390 | $1.02M–$9.25M | $943 | 84 | 91.8% |
Average price per square foot is the mean of each home’s sold price per square foot. Median days on market and the list-price average cover the 65 MLS sales; the six sales recorded only by Washoe County had no MLS listing.
The eight homes built since 2015 that sold since 2023 averaged $1,364 per square foot, against $869 for homes built before 2000. The highest price of the period was for a new house: 539 Cole Circle, finished in 2025, sold for $9.25 million in July 2026. With 295 of the 381 homes built before 1990, many buyers here are planning a remodel or a rebuild.
Four of Lower Tyner’s 11 sales of $5 million or more since 2023 were on Fallen Leaf Way, a dead-end street off Tumbleweed Circle where the median lot is nearly half an acre, against 0.29 acre for the neighborhood. 579 Fallen Leaf Way sold for $2.75 million in February 2024 and, after an extensive renovation, for $8.2 million in October 2026.
Of the 71 sales since 2023, 12 had no public listing: 6 were recorded only by Washoe County, and the other six were added to the MLS only when they sold. In 2026 that was seven of 24 sales, including $9.25 million for 539 Cole Circle. Cole represented the buyer of 555 Valley Drive, which sold for $4 million without a listing in October. Ask Cole about off-market homes.
Of the 65 MLS sales since 2023, the 25 that sold within 60 days closed at an average of 99.5% of their original list price. The 23 that sat more than 120 days closed at an average of 84.0%. For sellers, the first price matters most.
Closed sales · January 2023 to Oct. 14, 2026
Below is every single-family home sale in Lower Tyner since January 1, 2023, 71 in all: 65 reported to the Incline Village MLS and 6 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 579 Fallen Leaf Way, which closed October 8, 2026, for $8,200,000. Cole Mizak was the listing agent for 675 Tyner Way in 2023 and 671 Saddlehorn Drive in 2026, and represented the buyers of 699 Tumbleweed Circle in 2025 and of 672 Tyner Way and 555 Valley Drive in 2026, three of the 24 Lower Tyner sales this year.
As of October 14, 2026, 11 single-family homes are for sale in Lower Tyner, priced from $2,049,000 to $9,595,000, and 1 more is under contract. A Lariat Circle condominium was also listed, at $1,495,000. 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 | |||||||||
| 579 Fallen Leaf Way | Oct 8, 2026 | $8,200,000 | 5 / 6.5 | 4,574 | 0.67 | 1988 | $1,793 | 35 | 100% |
| 555 Valley Drive | Oct 7, 2026 | $4,000,000 | 3 / 3.5 | 4,050 | 1.42 | 1985 | $988 | 2 | 100% |
| 609 Tyner Way | Sep 30, 2026 | $2,639,000 | 4 / 3.5 | 2,616 | 0.66 | 1987 | $1,009 | 32 | 101% |
| 647 Saddlehorn Drive | Sep 28, 2026 | $3,333,333 | 3 / 3.5 | 2,821 | 0.19 | 2026 | $1,182 | 55 | 95% |
| 655 Saddlehorn Drive | Sep 15, 2026 | $1,699,000 | 3 / 2.5 | 2,108 | 0.23 | 1991 | $806 | 54 | 98% |
| 697 Tumbleweed Circle | Aug 14, 2026 | $2,625,000 | 4 / 3 | 2,304 | 0.19 | 2024 | $1,139 | 92 | 94% |
| 610 Doeskin Court* | Aug 3, 2026 | $1,925,000 | 3 / 2.5 | 3,811 | 0.80 | 1984 | $505 | 0 | 100% |
| 671 Saddlehorn Drive | Jul 31, 2026 | $1,875,000 | 3 / 3 | 2,690 | 0.55 | 1984 | $697 | 57 | 99% |
| 568 Antler Court | Jul 23, 2026 | $2,100,000 | 3 / 2.5 | 2,280 | 0.22 | 2001 | $921 | 104 | 96% |
| 539 Cole Circle | Jul 14, 2026 | $9,250,000 | 6 / 6.5 | 4,935 | 0.43 | 2025 | $1,874 | 27 | 100% |
| 744 Tyner Way | Jun 10, 2026 | $3,025,000 | 4 / 3.5 | 3,276 | 0.27 | 1976 | $923 | 24 | 101% |
| 672 Tyner Way | Jun 2, 2026 | $3,650,000 | 5 / 3.5 | 4,256 | 0.31 | 1988 | $858 | 19 | 97% |
| 701 Tyner Way | May 27, 2026 | $1,800,000 | 3 / 2.5 | 1,728 | 0.38 | 1982 | $1,042 | 174 | 88% |
| 563 Tyner Way | May 21, 2026 | $3,566,875 | 4 / 4.5 | 4,131 | 0.68 | 1972 | $863 | 212 | 92% |
| 577 Poco Court* | May 15, 2026 | $6,499,000 | 6 / 5 | 5,062 | 0.43 | 1980 | $1,284 | 0 | 100% |
| 602 Tumbleweed Circle* | May 12, 2026 | $1,500,000 | 3 / 2 | 1,850 | 0.19 | 1980 | $811 | 0 | 100% |
| 567 Bronco Court | Apr 23, 2026 | $1,410,000 | 3 / 2 | 1,822 | 0.23 | 1983 | $774 | 70 | 96% |
| 698 Saddlehorn Drive | Apr 20, 2026 | $1,750,000 | 3 / 3 | 2,198 | 0.23 | 1984 | $796 | 318 | 88% |
| 456 Jill Court | Mar 27, 2026 | $2,780,000 | 4 / 3.5 | 2,605 | 0.19 | 1974 | $1,067 | 140 | 94% |
| 558 Valley Drive | Mar 18, 2026 | $1,800,000 | 3 / 2 | 1,960 | 0.18 | 1981 | $918 | 238 | 86% |
| 583 Rockrose Court† | Feb 27, 2026 | $2,500,000 | 5 / 4 | 3,334 | 0.29 | 1980 | $750 | — | — |
| 590 Fallen Leaf Way | Feb 13, 2026 | $5,850,000 | 5 / 4.5 | 3,757 | 0.41 | 1981 | $1,557 | 24 | 96% |
| 689 Tyner Way† | Feb 2, 2026 | $3,575,000 | 6 / 6.5 | 5,621 | 0.36 | 1980 | $636 | — | — |
| 326 Aspen Leaf Lane | Jan 5, 2026 | $2,750,000 | 5 / 3.5 | 3,373 | 0.41 | 1973 | $815 | 244 | 85% |
| 2025 | |||||||||
| 450 Jill Court† | Dec 19, 2025 | $7,700,000 | 4 / 5.5 | 5,681 | 0.74 | 2003 | $1,355 | — | — |
| 577 Fallen Leaf Way | Dec 17, 2025 | $1,250,000 | 3 / 2 | 1,496 | 0.67 | 1980 | $836 | 96 | 66% |
| 699 Tumbleweed Circle | Oct 16, 2025 | $2,400,000 | 4 / 2.5 | 2,990 | 0.20 | 1995 | $803 | 126 | 93% |
| 608 Tumbleweed Circle | Oct 15, 2025 | $1,825,000 | 5 / 3.5 | 2,882 | 0.26 | 1979 | $633 | 159 | 79% |
| 452 Jill Court | Oct 10, 2025 | $2,500,000 | 4 / 3.5 | 4,184 | 0.22 | 1981 | $598 | 147 | 74% |
| 653 Tumbleweed Circle | Oct 2, 2025 | $1,200,000 | 3 / 2 | 1,342 | 0.22 | 1980 | $894 | 181 | 86% |
| 725 Saddlehorn Drive | Sep 2, 2025 | $1,895,000 | 3 / 2.5 | 2,492 | 0.28 | 1985 | $760 | 27 | 100% |
| 587 Fallen Leaf Way | Aug 29, 2025 | $5,800,000 | 4 / 5.5 | 4,833 | 0.46 | 1984 | $1,200 | 64 | 99% |
| 587 Rockrose Court | Aug 26, 2025 | $2,565,000 | 4 / 3.5 | 3,685 | 0.28 | 1992 | $696 | 81 | 88% |
| 552 Valley Drive | Aug 21, 2025 | $1,875,000 | 2 / 3 | 2,625 | 0.53 | 1980 | $714 | 97 | 85% |
| 600 Fallen Leaf Way | Aug 19, 2025 | $4,888,000 | 4 / 4.5 | 3,760 | 0.42 | 1986 | $1,300 | 93 | 99% |
| 629 Tyner Way | Aug 4, 2025 | $5,825,000 | 5 / 4.5 | 4,357 | 0.24 | 2020 | $1,337 | 398 | 88% |
| 562 Chiquita Court | Jun 18, 2025 | $1,375,000 | 3 / 2 | 1,694 | 0.23 | 1979 | $812 | 26 | 99% |
| 585 Fallen Leaf Way | Apr 30, 2025 | $2,400,000 | 3 / 2.5 | 2,288 | 0.50 | 1986 | $1,049 | 306 | 91% |
| 654 Tumbleweed Circle* | Apr 29, 2025 | $1,475,000 | 3 / 2.5 | 1,900 | 0.20 | 1989 | $776 | 0 | 95% |
| 697 Tumbleweed Circle | Mar 27, 2025 | $2,650,000 | 4 / 3 | 2,310 | 0.19 | 2024 | $1,147 | 223 | 89% |
| 620 Tumbleweed Circle† | Feb 25, 2025 | $1,112,500 | 4 / 2 | 1,632 | 0.21 | 1981 | $682 | — | — |
| 2024 | |||||||||
| 754 Tyner Way | Dec 30, 2024 | $3,180,000 | 6 / 3.5 | 4,275 | 0.50 | 1982 | $744 | 100 | 94% |
| 625 Tyner Way | Dec 27, 2024 | $1,850,000 | 4 / 3.5 | 2,830 | 0.31 | 1996 | $654 | 224 | 71% |
| 679 Saddlehorn Drive | Dec 18, 2024 | $2,000,000 | 3 / 3.5 | 2,560 | 0.90 | 1984 | $781 | 137 | 90% |
| 584 Valley Drive | Nov 26, 2024 | $2,000,000 | 3 / 2.5 | 1,980 | 0.43 | 1978 | $1,010 | 84 | 87% |
| 604 Tumbleweed Circle | Sep 10, 2024 | $1,600,000 | 3 / 2 | 1,740 | 0.22 | 1980 | $920 | 35 | 100% |
| 567 Len Way | Sep 3, 2024 | $2,850,000 | 4 / 3.5 | 2,401 | 0.22 | 1992 | $1,187 | 40 | 104% |
| 575 Fallen Leaf Way | Aug 29, 2024 | $1,700,000 | 3 / 3 | 2,518 | 0.52 | 1989 | $675 | 97 | 85% |
| 621 Tumbleweed Circle | Aug 23, 2024 | $2,195,000 | 3 / 3 | 2,312 | 0.27 | 1980 | $949 | 66 | 96% |
| 612 Tumbleweed Circle | Aug 12, 2024 | $1,688,000 | 3 / 2.5 | 1,612 | 0.23 | 1983 | $1,047 | 53 | 100% |
| 671 Saddlehorn Drive | Jul 15, 2024 | $1,645,000 | 3 / 3 | 2,690 | 0.55 | 1984 | $612 | 38 | 97% |
| 699 Tyner Way | Apr 24, 2024 | $1,610,000 | 4 / 2 | 2,008 | 0.30 | 1979 | $802 | 396 | 75% |
| 642 Tumbleweed Circle | Apr 19, 2024 | $1,015,000 | 4 / 3 | 1,609 | 0.23 | 1974 | $631 | 223 | 81% |
| 635 Tyner Way† | Mar 25, 2024 | $1,377,000 | 3 / 2.5 | 1,408 | 0.32 | 1973 | $978 | — | — |
| 579 Fallen Leaf Way | Feb 9, 2024 | $2,750,000 | 4 / 3.5 | 4,356 | 0.67 | 1988 | $631 | 7 | 110% |
| 575 Tyner Way | Jan 25, 2024 | $6,500,000 | 4 / 4.5 | 4,007 | 0.27 | 2023 | $1,622 | 24 | 87% |
| 749 Tyner Way | Jan 10, 2024 | $3,000,000 | 5 / 3.5 | 4,140 | 0.56 | 1971 | $725 | 302 | 79% |
| 2023 | |||||||||
| 668 Tumbleweed Circle | Nov 17, 2023 | $4,350,000 | 4 / 3.5 | 3,773 | 0.27 | 2021 | $1,153 | 116 | 94% |
| 567 Alden Lane | Nov 3, 2023 | $8,000,000 | 5 / 5.5 | 5,476 | 0.39 | 2017 | $1,461 | 506 | 70% |
| 576 Valley Drive | Sep 22, 2023 | $2,325,000 | 3 / 2.5 | 2,440 | 0.25 | 1981 | $953 | 77 | 95% |
| 675 Tyner Way | Sep 12, 2023 | $2,445,000 | 4 / 2.5 | 2,616 | 0.20 | 1979 | $935 | 64 | 98% |
| 680 Saddlehorn Drive | Aug 29, 2023 | $1,525,000 | 4 / 3 | 4,269 | 0.46 | 1980 | $357 | 62 | 78% |
| 596 Tyner Way | Aug 21, 2023 | $1,710,000 | 4 / 3 | 2,376 | 1.03 | 1987 | $720 | 41 | 101% |
| 564 Loma Court | Aug 16, 2023 | $1,250,000 | 4 / 3 | 1,704 | 0.22 | 1973 | $734 | 47 | 113% |
| 450 Jill Court | Jun 29, 2023 | $8,250,000 | 4 / 5.5 | 5,681 | 0.74 | 2003 | $1,452 | 54 | 95% |
| 716 Tyner Way | Jun 15, 2023 | $2,745,000 | 3 / 2 | 2,279 | 0.25 | 1979 | $1,204 | 143 | 98% |
| 568 Valley Drive | May 25, 2023 | $2,250,000 | 4 / 3.5 | 2,820 | 0.23 | 1977 | $798 | 220 | 87% |
| 597 Fallen Leaf Way | Apr 6, 2023 | $6,000,000 | 5 / 5.5 | 4,423 | 0.55 | 2003 | $1,357 | 167 | 86% |
| 688 Tumbleweed Circle† | Apr 3, 2023 | $1,440,000 | 3 / 2 | 1,408 | 0.22 | 1977 | $1,023 | — | — |
| 547 Lantern Court | Jan 17, 2023 | $2,440,000 | 4 / 4.5 | 3,622 | 0.23 | 1980 | $674 | 85 | 96% |
| 623 Tyner Way | Jan 9, 2023 | $4,346,000 | 5 / 5.5 | 7,402 | 0.34 | 2005 | $587 | 203 | 63% |
*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. 671 Saddlehorn Drive, 697 Tumbleweed Circle, 579 Fallen Leaf Way and 450 Jill Court each sold twice. 539 Cole Circle and 555 Valley Drive, like the starred sales, were added to the MLS only when they sold, without a public listing. Beds, baths and size for county-recorded sales are from county records, except 450 Jill Court’s 2025 sale, which uses its 2023 MLS listing. Five sales the MLS files under Lower Tyner are left out because the homes are in Ponderosa (539 and 571 Dale Drive) or Upper Tyner (827 Tyner Way, 592 Douglas Court). 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
Since 2023, Lower Tyner homes have sold for $357 to $1,874 per square foot. Age and condition explain most of the spread: original 1970s and 1980s homes sit at the bottom, new and renovated homes at the top. Here’s how the 71 recent sales break down by price.
28 sales · median $1,627,500
Original 1970s and 1980s homes, most of them on Tumbleweed Circle, Saddlehorn Drive and Valley Drive, many on lots of about a quarter acre. 642 Tumbleweed Circle, the lowest sale since 2023, sold for $1.02 million in April 2024. Buyers in this range usually plan updates.
21 sales · median $2,500,000
Updated original homes and a few newer ones along Tyner Way, Tumbleweed Circle, Jill Court and Fallen Leaf Way. 697 Tumbleweed Circle, built in 2024, sold for $2.65 million in March 2025 and $2.625 million in August 2026; 567 Len Way sold in 40 days at 104% of its asking price.
11 sales · median $3,575,000
Larger homes, most of them on Tyner Way, plus new construction such as 647 Saddlehorn Drive (built 2026). Cole represented the buyers of 672 Tyner Way, which sold in 19 days in June 2026, and 555 Valley Drive, on 1.42 acres, which sold privately in October.
11 sales · median $6,500,000
New, rebuilt and renovated homes and Fallen Leaf Way’s larger houses. 539 Cole Circle, built in 2025, sold for $9.25 million in July 2026; 450 Jill Court sold for $8.25 million in 2023 and $7.7 million in 2025; 567 Alden Lane, built in 2017, sold for $8 million in 2023.
Of Lower Tyner’s 129 vacant lots, 96 are public open space, so only 33 are privately owned. Most new homes here replace older ones: county records show 28 homes built since 2000, nine of them since 2020. Additions and rebuilds need Washoe County permits and must meet TRPA land-coverage rules, so verify a lot’s coverage and get a builder’s estimate before you buy.
Lariat Circle, off Tyner Way, has 43 condominiums in 14 duplex and fourplex buildings, built from 1978 to 2006. Four sold through the MLS since 2023, for $1,030,000 to $1,650,000, the lowest-priced way into Lower Tyner. Each building has its own association, so review its budget and rules.
671 Saddlehorn Drive, a remodeled home with lake views from its upper-level primary suite, borders Nevada state land, with IVGID and Forest Service land behind it and three Forest Service lots across the street. It sold for $1,875,000 in 57 days in July 2026, at 99% of its asking price; it had sold for $1,645,000 in July 2024.
Lifestyle & location
Lower Tyner sits close enough to town for quick errands and high enough for quiet, wooded streets. From the middle of the neighborhood, Incline Elementary, the library and Raley’s are about 6 minutes away by car and Burnt Cedar Beach about 7, and the Mt. Rose Highway leads up to Tahoe Meadows, Mt. Rose Ski Tahoe and Reno.
| Destination | Where | Driving |
|---|---|---|
| Incline Elementary School | 915 Northwood Blvd. | 1.8 mi · 6 min |
| Incline Village Library | 845 Alder Ave. | 2.0 mi · 6 min |
| Incline High School | 499 Village Blvd. | 2.0 mi · 7 min |
| Burnt Cedar Beach & pool (IVGID) | 665 Lakeshore Blvd. | 2.1 mi · 7 min |
| Mountain Course clubhouse (IVGID) | 690 Wilson Way | 2.2 mi · 7 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 2.3 mi · 6 min |
| Championship Golf Course | 955 Fairway Blvd. | 2.4 mi · 8 min |
| Incline Middle School | 931 Southwood Blvd. | 2.6 mi · 7 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 2.9 mi · 8 min |
| IVGID Recreation Center | 980 Incline Way | 3.0 mi · 9 min |
| Ski Beach & Incline Beach (IVGID) | Lakeshore Blvd. | 3.0–3.2 mi · 9 min |
| Hyatt Regency & Country Club Dr. dining | 111 Country Club Dr. | 3.4 mi · 9 min |
| Crystal Bay & the California line | SR 28 | 3.5 mi · 9 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 4.4 mi · 10 min |
| Diamond Peak Ski Resort | 1210 Ski Way | 4.4 mi · 11 min |
| Sand Harbor State Park | SR 28, East Shore | 6.9 mi · 15 min |
| Tahoe Meadows trailhead (Tahoe Rim Trail) | Mt. Rose Hwy. (SR 431) | 7.7 mi · 14 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 8.7 mi · 16–20 min |
| Truckee, CA | via SR 267 | 17 mi · 32–35 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | 33 mi · 55–60 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
Of Lower Tyner’s 129 vacant lots, 92 belong to the U.S. Forest Service, most bought in the late 1980s, when the Forest Service was buying environmentally sensitive lots around Lake Tahoe. The State of Nevada owns three more and IVGID one. They stay open, so many homes back onto trees rather than neighbors. On Saddlehorn Drive, Forest Service lots (30) outnumber houses (29).
The hillside faces south over Ponderosa and the village toward Lake Tahoe, and many homes catch the lake through the trees, from filtered glimpses to open views from upper decks. Trees and orientation make every lot different, so judge the view in person. Compare higher and lower elevation living.
Gale Street meets the Mt. Rose Highway at the east end of the neighborhood, so Tahoe Meadows and the Tahoe Rim Trail are about 14 minutes up the road, Mt. Rose Ski Tahoe about 16 and Reno-Tahoe International Airport about an hour. Downhill, Second Creek Drive reaches the highway a few hundred yards above Tahoe Boulevard (SR 28).
Lower Tyner gets more snow than the lakeside neighborhoods below it, and the upper streets more than Tyner Way. Expect sloped driveways, snow-removal costs, and days when chains or a capable all-wheel-drive car are a must. Visit in winter if you can.
Lower Tyner is in the Washoe County School District. Incline Elementary, Incline Middle and Incline High School are each about 6 to 7 minutes away by car. Lake Tahoe School, a private PreK–8 school, is about 8 minutes away, 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 Lower Tyner 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 | No HOA for single-family homes. Every Lower Tyner home sold through the MLS since 2023 was listed without association dues. The Lariat Circle condominiums have their own associations, so review the budget, reserves and rules for any unit you’re considering. |
| Homeowners insurance | Lower Tyner is wooded, with Forest Service lots between many homes, and wildfire risk has made insurance across Lake Tahoe more expensive and harder to place. Get quotes early in escrow, keep up defensible space, and ask the North Lake Tahoe Fire Protection District about a defensible-space inspection. |
| Remodels & TRPA | Most Lower Tyner homes were built in the 1970s and 1980s, and many buyers plan to remodel or rebuild. Additions and new homes require Washoe County permits and must meet Tahoe Regional Planning Agency (TRPA) land-coverage rules, and sloped lots can limit coverage. 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. HOA rules may add restrictions. |
| Winter & upkeep | At 6,500 to 7,200 feet, Lower Tyner gets more snow than the lakeside neighborhoods: 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
Lower Tyner is on the west side of Incline Village, Nevada 89451, on the wooded hillside above Ponderosa and below Upper Tyner. It covers Tyner Way from Dale Drive to Jill Court and the streets off it, including Valley Drive, Tumbleweed Circle, Fallen Leaf Way, Saddlehorn Drive, Rockrose Court and Lariat Circle. Gale Street and Second Creek Drive connect it to the Mt. Rose Highway (SR 431).
Single-family homes have sold for $1,015,000 to $9,250,000 since January 2023, with a median of $2,400,000 and an average of $943 per square foot. In 2026 (through October 14), 24 homes sold at a median of $2,694,500. Original homes start around $1 million to $1.5 million, and new homes have sold for $5 million to $9.25 million.
Both sit along Tyner Way. Lower Tyner covers house numbers 552 to 758 and the streets off that stretch, at about 6,550 to 7,210 feet. Upper Tyner continues up Tyner Way past Jennifer Street, with Dorcey Drive and nearby courts, at roughly 7,000 to 7,650 feet. Lower Tyner sits lower and has sold for more: a median of $2.4 million since 2023, against about $1.8 million for Upper Tyner homes sold through the MLS.
Washoe County records show 381 single-family homes, 43 condominiums on Lariat Circle and 129 vacant lots, 96 of which are publicly owned. The median lot is about 0.29 acre, and 54 homes sit on half an acre or more. About 19 homes sell each year.
For an original home, often yes. Lower Tyner homes averaged $943 per square foot since 2023, 6% below the $1,007 average for Incline Village homes overall, and homes built before 2000 averaged $869. New homes sell for much more, averaging $1,364 per square foot.
Only 33 of Lower Tyner’s 129 vacant lots are privately owned; the rest belong to the U.S. Forest Service, the State of Nevada or IVGID. Most new homes replace older ones, and county records show nine built since 2020. Rebuilds require Washoe County permits and must meet TRPA land-coverage rules.
Many do. The hillside faces south over Ponderosa and the village toward Lake Tahoe, about 320 to 990 feet above the water, and many homes see the lake through the trees. Others look into the forest, so judge each home in person.
Homes sit at about 6,550 to 7,210 feet, with Saddlehorn Drive the highest street and Rockrose Court and Aspen Leaf Lane among the lowest. Expect more snow than the lakeside neighborhoods, sloped driveways and snow-removal costs.
It is Incline’s most active single-family market, with about 19 sales a year, and 11 homes were listed on October 14, 2026. Well-priced homes move: since 2023, those that sold within 60 days closed at an average of 99.5% of their original list price, while those that sat more than 120 days closed at 84.0%.
Often. Of the 71 sales since 2023, 12 had no public listing, including seven of the 24 sales in 2026. Cole Mizak represented the buyer of 555 Valley Drive, which sold for $4 million without a listing in October 2026. Ask Cole about off-market homes.
Burnt Cedar Beach, at 665 Lakeshore Boulevard, is about 2.1 miles away, roughly a 7-minute drive; Ski Beach and Incline Beach are about 3 miles. They are IVGID’s three main 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.
Diamond Peak’s base lodge, at 1210 Ski Way, is about 4.4 miles away, roughly an 11-minute drive. Mt. Rose Ski Tahoe is about 8.7 miles up the Mt. Rose Highway, 16 to 20 minutes depending on the weather.
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.
Not for single-family homes: every Lower Tyner home sold through the MLS since 2023 was listed without association dues. The Lariat Circle condominiums have their own associations.
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. Read the Lake Tahoe short-term rental guide.
2026 has been the neighborhood’s busiest year since 2023: 24 homes sold through October 14 at a median of $2,694,500, and homes averaged 96% of their original list price. Homes priced right at launch sold within two months, close to their asking price. Request a free home valuation from Cole.
Compare neighborhoods
Weighing Lower Tyner 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 Lower Tyner, Cole has represented a buyer or seller in five sales since 2023: as listing agent for 675 Tyner Way and 671 Saddlehorn Drive, and for the buyers of 699 Tumbleweed Circle, 672 Tyner Way and 555 Valley Drive, three of them in 2026. Ask for a private tour, a street-by-street comparable-sales report, or early access to off-market homes.
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.
