Ponderosa is a wooded west-end Incline Village neighborhood between Tahoe Boulevard and Lower Tyner, minutes from Burnt Cedar Beach. Explore every home sale since 2023, prices by budget, lots and buyer FAQs.
Incline Village, Nevada · 89451 · Neighborhood guide
Ponderosa is a wooded neighborhood at the west end of Incline Village, Nevada, on the hillside between Tahoe Boulevard (State Route 28) and Lower Tyner. Ponderosa Avenue and Pinion Drive climb from Tahoe Boulevard into streets named for the forest, among them Sugarpine, Silvertip, Jackpine, Lodgepole and Knotty Pine; Dale Drive and Spencer Way sit along the top, and Second Creek Drive and Woodridge Circle on the east side, by the Mt. Rose Highway. Homes sit at about 6,310 to 6,825 feet, roughly 85 to 600 feet above Lake Tahoe, and Burnt Cedar Beach, the library and Raley’s are about 5 minutes away by car.
Ponderosa has 275 single-family homes, most built from the 1960s to the 1980s on lots of about 0.35 to 0.55 acre, plus Red Cedar Estates, a gated community of 23 freestanding homes on Red Cedar Drive. Since January 2023, 42 homes have sold, for between $1.2 million and $9.6 million, at a median of $2.57 million. Dale Drive, along the top of the neighborhood, accounts for most of the sales above $5 million.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$2.57M
Median sale price since 2023
$966
Avg. price per sq. ft. since 2023
42
Homes sold since 2023
0.43 acre
Median lot size
Based on 42 single-family sales reported to the Incline Village REALTORS® MLS, January 1, 2023 to October 14, 2026, each matched to a Washoe County recorded sale. Lot size from Washoe County Assessor parcel records.
| Topic | Details |
|---|---|
| Location | West end of Incline Village, Nevada 89451 (Washoe County), on the hillside between Tahoe Boulevard (SR 28) and Lower Tyner; reached from Tahoe Boulevard by Ponderosa Avenue or Pinion Drive and from the Mt. Rose Highway (SR 431) by Second Creek Drive |
| Streets | Sugarpine Drive, Ponderosa Avenue, Silvertip Drive, Knotty Pine Drive, Second Creek Drive, Dale Drive, Woodridge Circle, Spencer Way, Lodgepole Drive, Jackpine Lane, Woodridge Way, Vue Court, Pinion Drive, Nue Court and Pine Place, plus Red Cedar Estates on Red Cedar Drive |
| Homes | 275 single-family homes and 23 freestanding homes in Red Cedar Estates, plus 29 vacant lots, all owned by the U.S. Forest Service, the State of Nevada or Washoe County |
| Lots | Median 0.43 acre; 57 homes on half an acre or more and three on an acre or more, up to 2.24 acres |
| Typical home | Built 1960 to 2024 (median 1980); 206 of 275 built before 1990 and five since 2020; median 2,880 sq. ft. in county records; 204 of 275 have three or four bedrooms |
| Elevation | About 6,310 to 6,825 feet, roughly 85 to 600 feet above Lake Tahoe; Lodgepole Drive and Pinion Drive are the lowest streets and Spencer Way the highest |
| Creeks | First Creek runs down the west side of the neighborhood and Second Creek down the east side |
| Prices since 2023 | $1,200,000 to $9,600,000; median $2,570,000 (42 single-family sales) |
| 2026 market | 9 sales; median $2,950,000; average $1,077 per sq. ft.; four homes listed on Oct. 14 |
| Village | Incline Village Library about 1.7 miles; Raley’s and Incline Elementary about 2 miles; Incline Middle and Incline High about 2.3 miles (5 to 6 minutes) |
| Beaches | Burnt Cedar Beach about 1.6 miles by car (5 to 6 minutes), or about 1.1 miles on foot from Lodgepole Drive; Ski Beach and Incline Beach about 2.7 to 2.9 miles; IVGID access for parcels that pay the Beach Facility Fee |
| Skiing | Diamond Peak about 4.1 miles (10 minutes); Mt. Rose Ski Tahoe about 11 miles up the Mt. Rose Highway (about 20 minutes) |
| Golf | Championship Course about 2.6 miles; Mountain Course about 2.7 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 Ponderosa home sold through the MLS since 2023 was listed without HOA dues. Red Cedar Estates has its own association |
| Airport | Reno-Tahoe International (RNO) about 34 miles, roughly 55 to 60 minutes via the Mt. Rose Highway |
Market data · Updated October 14, 2026
About 11 Ponderosa homes sell in a typical year, roughly 4% of the neighborhood. 2026 has brought the highest prices per square foot of the period: 9 sales through October 14 at an average of $1,077 per square foot and a median of $2,950,000, with homes closing at 95.7% of their original list price on average, up from 88.7% in 2025. The 42 sales since January 2023 averaged $966 per square foot, 4% 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) | 9 | $2,950,000 | $4,164,444 | $1.88M–$9.60M | $1,077 | 52 | 95.7% |
| 2025 | 11 | $2,150,000 | $3,157,727 | $1.20M–$9.00M | $965 | 134 | 88.7% |
| 2024 | 12 | $3,325,000 | $3,402,354 | $1.26M–$5.90M | $935 | 82 | 90.5% |
| 2023 | 10 | $2,125,000 | $2,649,500 | $1.24M–$6.35M | $902 | 59 | 94.5% |
| All years | 42 | $2,570,000 | $3,322,339 | $1.20M–$9.60M | $966 | 71 | 92.1% |
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 all sales, including those with no public listing (0 days).
Dale Drive, along the top of the neighborhood, had nine sales since 2023 at a median of $5.53 million, against $2.35 million for the rest of Ponderosa, and six of the neighborhood’s nine sales of $5 million or more. 571 Dale Drive sold for $2.75 million in January 2024 and, rebuilt in 2025 with about 5,270 square feet, for $9.6 million in August 2026, the highest price of the period.
The median Ponderosa lot is 0.43 acre, against 0.29 acre in Lower Tyner next door, and 57 homes sit on half an acre or more. Ponderosa homes sold since 2023 had a median price of $2.57 million, against $2.4 million in Lower Tyner.
The five homes built or rebuilt since 2000 that sold since 2023 averaged $1,331 per square foot, against $916 for older homes. With 206 of the 275 homes built before 1990 and no private vacant lots left, renovations and rebuilds drive the top of the market: 539 Dale Drive sold for $4.76 million in April 2023 and, renovated, for $9 million in September 2025.
Of the 42 sales since 2023, the 17 that sold within 60 days closed at an average of 97.6% of their original list price. The 14 that sat more than 120 days closed at an average of 85.4%. For sellers, the first price matters most.
Closed sales · January 2023 to Oct. 14, 2026
Below is every single-family home sale in Ponderosa since January 1, 2023, 42 in all, from the Incline Village MLS, 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 sale was 575 Jackpine Lane, which closed September 15, 2026, for $2,950,000. Cole Mizak represented the buyers of 576 Ponderosa Avenue and 520 Lodgepole Drive, which sold for $2,100,000 in February 2026 and $2,950,000 in May 2026, both without a public listing.
As of October 14, 2026, 4 single-family homes are for sale in Ponderosa, priced from $2,200,000 to $9,995,000. 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 | |||||||||
| 575 Jackpine Lane | Sep 15, 2026 | $2,950,000 | 4 / 3.5 | 3,022 | 0.42 | 1979 | $976 | 52 | 100% |
| 575 Sugarpine Drive | Aug 31, 2026 | $1,875,000 | 4 / 3 | 2,014 | 0.39 | 1966 | $931 | 126 | 83% |
| 571 Dale Drive | Aug 28, 2026 | $9,600,000 | 5 / 5.5 | 5,269 | 0.40 | 2025 | $1,822 | 124 | 96% |
| 563 Knotty Pine Drive | Aug 17, 2026 | $8,500,000 | 4 / 5.5 | 6,832 | 0.42 | 2001 | $1,244 | 53 | 100% |
| 615 Woodridge Circle | Aug 10, 2026 | $4,200,000 | 4 / 3.5 | 4,530 | 1.19 | 1969 | $927 | 63 | 81% |
| 520 Lodgepole Drive* | May 27, 2026 | $2,950,000 | 3 / 3.5 | 3,133 | 0.47 | 1983 | $942 | 0 | 100% |
| 321 Woodridge Way | May 7, 2026 | $2,510,000 | 5 / 3 | 2,421 | 0.23 | 1980 | $1,037 | 12 | 101% |
| 539 Spencer Way | Apr 24, 2026 | $2,795,000 | 5 / 3.5 | 2,999 | 0.50 | 1992 | $932 | 24 | 100% |
| 576 Ponderosa Avenue* | Feb 21, 2026 | $2,100,000 | 4 / 3.5 | 2,375 | 0.40 | 1978 | $884 | 0 | 100% |
| 2025 | |||||||||
| 580 Jackpine Lane | Dec 16, 2025 | $1,200,000 | 3 / 2 | 1,140 | 0.40 | 1972 | $1,053 | 196 | 81% |
| 633 Second Creek Drive | Dec 1, 2025 | $1,500,000 | 3 / 2 | 1,776 | 0.50 | 1972 | $845 | 172 | 86% |
| 621 Woodridge Circle | Sep 30, 2025 | $1,825,000 | 3 / 2.5 | 2,082 | 0.50 | 1977 | $877 | 62 | 94% |
| 557 Knotty Pine Drive | Sep 18, 2025 | $1,700,000 | 4 / 2.5 | 2,418 | 0.41 | 1973 | $703 | 134 | 83% |
| 559 Silvertip Drive | Sep 5, 2025 | $2,375,000 | 3 / 2.5 | 2,598 | 0.47 | 1993 | $914 | 71 | 99% |
| 539 Dale Drive | Sep 4, 2025 | $9,000,000 | 5 / 6.5 | 5,502 | 0.51 | 1980 | $1,636 | 103 | 96% |
| 569 Dale Drive | Sep 2, 2025 | $5,350,000 | 4 / 3.5 | 3,552 | 0.45 | 2009 | $1,506 | 154 | 89% |
| 568 Dale Drive | Aug 8, 2025 | $2,150,000 | 7 / 4 | 3,540 | 0.41 | 1992 | $607 | 91 | 91% |
| 577 Sugarpine Drive | Jul 28, 2025 | $2,335,000 | 4 / 4 | 3,065 | 0.41 | 1979 | $762 | 275 | 84% |
| 529 Ponderosa Avenue | Jun 11, 2025 | $5,250,000 | 5 / 6.5 | 5,718 | 0.48 | 1995 | $918 | 48 | 88% |
| 567 Silvertip Drive | Apr 11, 2025 | $2,050,000 | 3 / 2.5 | 2,568 | 0.42 | 1989 | $798 | 137 | 85% |
| 2024 | |||||||||
| 594 Ponderosa Avenue | Dec 30, 2024 | $3,250,000 | 4 / 3.5 | 2,988 | 0.60 | 1983 | $1,088 | 20 | 100% |
| 572 Jackpine Lane | Dec 16, 2024 | $1,875,000 | 3 / 3.5 | 2,629 | 0.43 | 1990 | $713 | 220 | 72% |
| 519 Dale Drive | Nov 21, 2024 | $5,900,000 | 5 / 6 | 5,536 | 0.49 | 2022 | $1,066 | 281 | 87% |
| 595 Sugarpine Drive | Oct 31, 2024 | $3,400,000 | 5 / 5.5 | 4,687 | 0.43 | 1992 | $725 | 36 | 90% |
| 529 Silvertip Drive | Oct 23, 2024 | $1,805,000 | 4 / 3 | 1,688 | 0.44 | 1970 | $1,069 | 49 | 100% |
| 553 Dale Drive | Oct 8, 2024 | $5,525,250 | 5 / 5.5 | 4,322 | 0.43 | 1985 | $1,278 | 60 | 94% |
| 630 Woodridge Circle | Oct 3, 2024 | $3,450,000 | 5 / 4 | 4,582 | 0.87 | 1991 | $753 | 93 | 89% |
| 627 Woodridge Circle | Jul 31, 2024 | $3,615,000 | 4 / 4.5 | 3,954 | 0.53 | 1984 | $914 | 337 | 83% |
| 595 Knotty Pine Drive | Jul 30, 2024 | $3,000,000 | 4 / 5 | 3,240 | 0.74 | 1981 | $926 | 7 | 94% |
| 566 Ponderosa Avenue | Jul 30, 2024 | $5,000,000 | 5 / 6 | 4,919 | 0.39 | 2022 | $1,016 | 201 | 89% |
| 571 Dale Drive | Jan 31, 2024 | $2,750,000 | 4 / 3.5 | 2,559 | 0.40 | 1983 | $1,075 | 138 | 83% |
| 120 Vue Court | Jan 3, 2024 | $1,258,000 | 3 / 2 | 2,092 | 0.40 | 1987 | $601 | 70 | 105% |
| 2023 | |||||||||
| 565 Silvertip Drive | Nov 15, 2023 | $1,900,000 | 6 / 4.5 | 3,529 | 0.43 | 1965 | $538 | 85 | 73% |
| 327 Second Creek Drive | Oct 20, 2023 | $1,530,000 | 3 / 2.5 | 1,701 | 0.41 | 1965 | $899 | 49 | 96% |
| 576 Silvertip Drive | Sep 20, 2023 | $1,240,000 | 3 / 2 | 1,218 | 0.52 | 1980 | $1,018 | 68 | 96% |
| 557 Dale Drive | Aug 28, 2023 | $6,350,000 | 4 / 5 | 4,958 | 0.42 | 1968 | $1,281 | 35 | 100% |
| 305 Second Creek Drive | Aug 17, 2023 | $2,350,000 | 3 / 2 | 2,318 | 0.45 | 1985 | $1,014 | 185 | 94% |
| 119 Vue Court* | Aug 1, 2023 | $2,500,000 | 3 / 4 | 3,422 | 0.51 | 1982 | $731 | 0 | 100% |
| 304 Second Creek Drive | Jul 17, 2023 | $1,850,000 | 3 / 2 | 1,602 | 0.41 | 1977 | $1,155 | 71 | 103% |
| 535 Knotty Pine Drive | Jul 17, 2023 | $2,630,000 | 4 / 3 | 3,081 | 0.52 | 1995 | $854 | 44 | 97% |
| 539 Dale Drive | Apr 11, 2023 | $4,760,000 | 5 / 5 | 4,740 | 0.51 | 1980 | $1,004 | 115 | 87% |
| 519 Sugarpine Drive | Mar 13, 2023 | $1,385,000 | 4 / 3 | 2,632 | 0.53 | 1969 | $526 | 27 | 99% |
*Recorded with 0 days on market. The three starred sales had no public listing: they were added to the MLS only when they sold. 539 Dale Drive and 571 Dale Drive each sold twice; 571 Dale Drive was rebuilt in 2025, between its sales, and grew from 2,559 to 5,269 sq. ft. (MLS). Three Dale Drive sales the MLS files under Lower Tyner are included, because Dale Drive is in Ponderosa. Three sales the MLS files under Ponderosa are left out: 727 Kelly Drive, which is in The Woods, and two sales in Red Cedar Estates, a gated community of freestanding condominium homes (see the price guide). Interfamily transfers are excluded. 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, Ponderosa homes have sold for $526 to $1,822 per square foot. Age, size and street explain most of the spread: original 1960s and 1970s homes on the lower and middle streets sit at the bottom, and Dale Drive’s rebuilt and renovated homes at the top. Here’s how the 42 recent sales break down by price.
13 sales · median $1,700,000
Original 1960s and 1970s homes, most of them under 2,700 sq. ft., on Silvertip Drive, Second Creek Drive, Jackpine Lane and Sugarpine Drive. 580 Jackpine Lane, the lowest sale since 2023, sold for $1.2 million in December 2025. Buyers in this range usually plan updates.
13 sales · median $2,500,000
Updated original homes and 1980s and 1990s houses across the neighborhood. 321 Woodridge Way sold in 12 days at 101% of its asking price in May 2026, and Cole represented the buyers of 576 Ponderosa Avenue and 520 Lodgepole Drive, both sold in 2026 without a public listing.
7 sales · median $3,450,000
Larger homes on bigger lots, three of them on Woodridge Circle, where 615 Woodridge Circle, on 1.19 acres, sold for $4.2 million in August 2026. 594 Ponderosa Avenue, on 0.60 acre, sold in 20 days at its asking price.
9 sales · median $5,900,000
Six of the nine sales were on Dale Drive. Homes finished in 2022 at 566 Ponderosa Avenue and 519 Dale Drive sold for $5 million and $5.9 million in 2024; 563 Knotty Pine Drive, with 6,832 sq. ft., sold for $8.5 million in August 2026; and 571 Dale Drive, rebuilt in 2025, sold for $9.6 million in August 2026.
All 29 of Ponderosa’s vacant lots are public open space: 18 belong to the U.S. Forest Service, seven to the State of Nevada and four to Washoe County. A new house here means replacing an older one: county records show 30 homes built since 2000, five 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.
At the west edge of the neighborhood, Red Cedar Estates, a gated community at 101 Red Cedar Drive, has 23 freestanding homes, built from 1979 to 2000 with 1,742 to 3,099 sq. ft., that Washoe County records as condominiums. Two sold through the MLS since 2023, for $1,950,000 in November 2023 and $2,600,000 in June 2025. Owners share an association, so review its budget and rules; these homes are not in the single-family figures above.
Both Ponderosa homes that sold without a public listing in 2026 went to Cole’s buyers: 576 Ponderosa Avenue, a four-bedroom 1978 home on 0.40 acre, for $2,100,000 in February, and 520 Lodgepole Drive, a 1983 contemporary with a vaulted, beamed great room on 0.47 acre, for $2,950,000 in May. Ask Cole about off-market homes.
Lifestyle & location
Ponderosa sits just above Tahoe Boulevard at the west end of the village, so the beach, the library and the grocery store are about 5 minutes away by car. Crystal Bay and the California line are about 7 minutes west, and Second Creek Drive leads up to the Mt. Rose Highway for Tahoe Meadows, Mt. Rose Ski Tahoe and Reno.
| Destination | Where | Driving |
|---|---|---|
| Burnt Cedar Beach & pool (IVGID) | 665 Lakeshore Blvd. | 1.6 mi · 6 min |
| Incline Village Library | 845 Alder Ave. | 1.7 mi · 5 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 2.0 mi · 5 min |
| Incline Elementary School | 915 Northwood Blvd. | 2.1 mi · 5 min |
| Incline High School | 499 Village Blvd. | 2.3 mi · 6 min |
| Incline Middle School | 931 Southwood Blvd. | 2.3 mi · 6 min |
| Championship Golf Course | 955 Fairway Blvd. | 2.6 mi · 7 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 2.6 mi · 7 min |
| Mountain Course clubhouse (IVGID) | 690 Wilson Way | 2.7 mi · 7 min |
| Crystal Bay & the California line | SR 28 | 2.7 mi · 7 min |
| IVGID Recreation Center | 980 Incline Way | 2.7 mi · 8 min |
| Ski Beach & Incline Beach (IVGID) | Lakeshore Blvd. | 2.7–2.9 mi · 7–8 min |
| Hyatt Regency & Country Club Dr. dining | 111 Country Club Dr. | 3.1 mi · 8 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 3.7 mi · 8 min |
| Diamond Peak Ski Resort | 1210 Ski Way | 4.1 mi · 10 min |
| Kings Beach, CA | SR 28 | 4.3 mi · 12 min |
| Sand Harbor State Park | SR 28, East Shore | 6.6 mi · 14 min |
| Tahoe Meadows trailhead (Tahoe Rim Trail) | Mt. Rose Hwy. (SR 431) | 8.2 mi · 14 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11.3 mi · 19–22 min |
| Truckee, CA | via SR 267 | 16 mi · 30–35 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | 34 mi · 55–60 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
First Creek runs down the west side of Ponderosa, near Vue Court and Lodgepole Drive, and Second Creek down the east side, along Second Creek Drive and Woodridge Circle. All 29 vacant lots are publicly owned, 18 of them by the U.S. Forest Service, most bought in the late 1980s, when the Forest Service was buying environmentally sensitive lots around Lake Tahoe. They stay open, so many homes back onto trees rather than neighbors.
From the middle of the neighborhood, Burnt Cedar Beach is about 1.6 miles by car; from Lodgepole Drive, near the bottom, it is about 1.1 miles on foot, roughly a 25-minute walk. Check a home’s IVGID beach access.
The hillside faces south toward Lake Tahoe. On the upper streets, such as Dale Drive and Knotty Pine Drive, homes sit about 300 to 450 feet above the lake, and many see the water through or over the trees; on the lower streets, tall pines often fill the view. Trees and orientation make every lot different, so judge the view in person. Compare higher and lower elevation living.
Ponderosa Avenue and Pinion Drive meet Tahoe Boulevard for the village, Crystal Bay and Kings Beach; Second Creek Drive climbs to the Mt. Rose Highway for the Tahoe Rim Trail at Tahoe Meadows (about 14 minutes) and Reno. Ponderosa gets more snow than the lakeside streets and less than the Tyner neighborhoods above it. Expect sloped driveways on the upper streets and budget for snow removal.
Ponderosa is in the Washoe County School District. Incline Elementary, Incline Middle and Incline High School are each about 5 to 6 minutes away by car. Lake Tahoe School, a private PreK–8 school, is about 7 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 Ponderosa 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 Ponderosa home sold through the MLS since 2023 was listed without association dues. Red Cedar Estates, the gated community on Red Cedar Drive, has its own association, so review its budget, reserves and rules if you’re considering a home there. |
| Homeowners insurance | Ponderosa is wooded, with public open-space 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 Ponderosa homes were built from the 1960s to the 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 lots near First Creek or Second Creek or on steep ground can carry tighter limits. 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 6,300 to 6,800 feet, Ponderosa 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
Ponderosa is at the west end of Incline Village, Nevada 89451, on the wooded hillside between Tahoe Boulevard (SR 28) and Lower Tyner. It covers Ponderosa Avenue, Sugarpine Drive, Silvertip Drive, Knotty Pine Drive, Jackpine Lane, Lodgepole Drive, Dale Drive, Spencer Way, Second Creek Drive, Woodridge Circle and nearby courts. Ponderosa Avenue and Pinion Drive connect it to Tahoe Boulevard, and Second Creek Drive to the Mt. Rose Highway (SR 431).
Single-family homes have sold for $1,200,000 to $9,600,000 since January 2023, with a median of $2,570,000 and an average of $966 per square foot. In 2026 (through October 14), 9 homes sold at a median of $2,950,000. Original homes start around $1.2 million to $2 million, and Dale Drive’s larger homes have sold for $5 million to $9.6 million.
Washoe County records show 275 single-family homes, 23 freestanding homes in Red Cedar Estates, a gated community on Red Cedar Drive, and 29 vacant lots, all of them publicly owned. The median lot is about 0.43 acre, and 57 homes sit on half an acre or more. About 11 homes sell each year.
No. The Ponderosa Ranch, the Bonanza-themed park that closed in 2004, was on Ponderosa Ranch Road at the east end of Incline Village, near Tunnel Creek, about 3.4 miles by road from the Ponderosa neighborhood, which sits at the west end of the village above Tahoe Boulevard.
They are neighbors: Lower Tyner sits directly above Ponderosa, along Tyner Way. Ponderosa is lower, at about 6,310 to 6,825 feet against 6,550 to 7,210 in Lower Tyner, and its lots are larger, a median of 0.43 acre against 0.29. Since 2023, Ponderosa homes sold for a median of $2.57 million and an average of $966 per square foot, against $2.4 million and $943 in Lower Tyner.
Dale Drive runs along the top of Ponderosa, about 340 to 450 feet above the lake, and many of its homes have been rebuilt, enlarged or renovated. Its nine sales since 2023 had a median of $5.53 million, against $2.35 million for the rest of the neighborhood, and six of Ponderosa’s nine sales of $5 million or more were on Dale Drive.
Not on a vacant lot: all 29 of Ponderosa’s vacant lots belong to the U.S. Forest Service, the State of Nevada or Washoe County. New homes replace older ones, and county records show 30 built since 2000. Rebuilds require Washoe County permits and must meet TRPA land-coverage rules.
Some do. The hillside faces south toward Lake Tahoe, about 85 to 600 feet above the water, and homes on the upper streets, such as Dale Drive and Knotty Pine Drive, are the most likely to see the lake through or over the trees. On the lower streets, tall pines often fill the view, so judge each home in person.
Homes sit at about 6,310 to 6,825 feet, with Lodgepole Drive and Pinion Drive the lowest streets and Spencer Way the highest. Expect more snow than the lakeside neighborhoods and less than the Tyner neighborhoods above, plus sloped driveways on the upper streets.
About 11 homes sell a year, and four were listed on October 14, 2026. Well-priced homes move: since 2023, those that sold within 60 days closed at an average of 97.6% of their original list price, while those that sat more than 120 days closed at 85.4%. In 2026, homes averaged 95.7% of their original list price.
Sometimes. Three of the 42 sales since 2023 had no public listing, including two in 2026, and Cole Mizak represented the buyer in both: 576 Ponderosa Avenue ($2.1 million, February) and 520 Lodgepole Drive ($2.95 million, May). Ask Cole about off-market homes.
Burnt Cedar Beach, at 665 Lakeshore Boulevard, is about 1.6 miles away, roughly a 6-minute drive, and about 1.1 miles on foot from Lodgepole 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 4.1 miles away, roughly a 10-minute drive. Mt. Rose Ski Tahoe is about 11 miles up the Mt. Rose Highway, about 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 Ponderosa home sold through the MLS since 2023 was listed without association dues. Red Cedar Estates, the gated community of freestanding homes at 101 Red Cedar Drive, has its own association.
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 brought Ponderosa’s highest prices per square foot since 2023: 9 homes sold through October 14 at an average of $1,077 per square foot and a median of $2,950,000, and homes averaged 95.7% of their original list price, against 88.7% in 2025. Homes priced right at launch sold within two months, close to their asking price. Request a free home valuation from Cole.
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Weighing Ponderosa 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 Ponderosa, Cole represented the buyers of 576 Ponderosa Avenue and 520 Lodgepole Drive in 2026, both sold without a public listing. 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.
