Ski Way is Incline Village's Diamond Peak neighborhood: Mountain Shadows, Bitterbrush and other condos plus the Swiss-style chalets of Tyrolian Village. Compare every complex, recent sales, prices and buyer FAQs.
Incline Village, Nevada · 89451 · Neighborhood guide
Ski Way is the Diamond Peak side of Incline Village, Nevada: the condominiums and Swiss-style chalets along Ski Way, the road that climbs from Country Club Drive to the base of Diamond Peak Ski Resort, IVGID’s community-owned ski area. It starts a few minutes above the Hyatt, Lake Tahoe School and the beaches with Mountain Shadows, one of Incline’s largest condo complexes, and ends at Tyrolian Village, where many chalets are within about half a mile of the lifts. Ski Way borders Mill Creek and the Championship Golf Course area below it, the Eastern Slope to the northwest and the forest around Diamond Peak to the east.
Washoe County records show about 540 condominium units in six complexes, 319 chalets in Tyrolian Village and Lower Tyrolia and 22 single-family houses on War Bonnet Way and Tomahawk Trail. Since January 2023, 168 Ski Way properties have sold at a median of $805,000: $745,000 for condos and $1.09 million for chalets. At an average of $621 per square foot, it is one of the most affordable ways to own in Incline, at about 6,390 to 7,240 feet.
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$805K
Median sale price since 2023
168
Sales since 2023
$745K
Median condo price
0.2–1.5 mi
To Diamond Peak’s base lodge by road
Based on 168 condo, chalet and house sales, January 1, 2023 to October 14, 2026, reported to the Incline Village REALTORS® MLS under Skiway (plus Bitterbrush sales filed under Eastern Slope), or recorded by Washoe County in the same complexes. Unit counts from Washoe County Assessor records; elevation from USGS; drive times from OpenStreetMap routing.
| Topic | Details |
|---|---|
| Location | East side of Incline Village, Nevada 89451 (Washoe County), along Ski Way from Country Club Drive up to Diamond Peak Ski Resort, plus 400 Fairview Boulevard |
| MLS area | Skiway; Bitterbrush, at 400 Fairview Boulevard, is filed under both Skiway and Eastern Slope |
| Homes | About 540 condo units (Mountain Shadows 248, Bitterbrush 155, Burgundy Hill 63, Ski Way Ridge 42, Alpine Terrace 24, Ski Way Villas 8), 319 chalets in Tyrolian Village (225) and Lower Tyrolia (94) and 22 single-family houses |
| Chalets | 319 Swiss-style chalets built 1968 to 2024 (median 1979), about 904 to 4,827 sq. ft.; 256 detached and 63 attached in pairs; two HOAs, Tyrolian Village and Lower Tyrolia, own the land around them |
| Elevation | About 6,390 feet at the bottom of Ski Way to 7,240 feet at the top of Tyrolian Village, roughly 160 to 1,010 feet above Lake Tahoe |
| Prices since 2023 | $415,000 to $3,900,000; median $805,000 (168 sales); condos $745,000, chalets $1,092,500 |
| 2026 market | 33 sales; median $775,000; 16 properties listed and five under contract on Oct. 14 |
| Skiing | Diamond Peak (655 skiable acres, 1,840 vertical feet) at the top of Ski Way: by road, about 0.2 to 1.2 miles from upper Tyrolian Village, 0.4 mile from Bitterbrush, 0.9 to 1.5 miles from Lower Tyrolia and 1.3 miles from Mountain Shadows; free resort shuttle stops on Ski Way in season |
| Beaches | Incline Beach about 0.9 mile by car from Mountain Shadows (3 minutes); Ski Beach about 1 mile; Burnt Cedar about 2.5 miles; IVGID access for parcels that pay the Beach Facility Fee |
| Shops & schools | Raley’s about 1.1 miles (3 minutes) from Mountain Shadows and 2.6 miles (8 minutes) from upper Tyrolian Village; Incline Elementary, Middle and High schools 3 to 9 minutes away |
| Taxes | No Nevada state income tax; Washoe County property tax with annual increase caps |
| HOA | Every complex has its own HOA, dues and rules: about $300 a month in Lower Tyrolia, $429 in upper Tyrolian Village, $725 at Mountain Shadows and $970 at Bitterbrush (October 2026); the Whispering Pines houses have none |
| Airport | Reno-Tahoe International (RNO) about 33 miles, roughly 55 to 65 minutes via the Mt. Rose Highway |
Market data · Updated October 14, 2026
About 44 Ski Way properties sell in a typical year, most of them condos. Prices have held in a narrow band: the median was $832,500 in 2023, $810,000 in 2024, $777,500 in 2025 and $775,000 in 2026 through October 14. This year’s 33 sales took a median of 83 days and closed at 94.3% of their original list price on average.
| Type | Sales | Median price | Median sq. ft. | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|
| Condo, 1 bedroom | 13 | $630,000 | 1,064 | $567 | 104 | 92.9% |
| Condo, 2 bedrooms | 32 | $875,000 | 1,345 | $649 | 82 | 93.5% |
| Condo, 3 bedrooms | 67 | $700,000 | 1,360 | $546 | 77 | 94.3% |
| Condo, 4 or more bedrooms | 13 | $1,450,000 | 2,376 | $662 | 81 | 89.5% |
| All condos | 125 | $745,000 | 1,360 | $586 | 81 | 93.4% |
| Tyrolian Village chalet, detached | 33 | $1,110,000 | 1,566 | $761 | 75 | 92.1% |
| Tyrolian Village chalet, attached | 7 | $900,000 | 1,640 | $599 | 115 | 92.3% |
| All chalets | 40 | $1,092,500 | 1,634 | $733 | 79 | 92.2% |
| Single-family house (Whispering Pines) | 3 | $1,145,000 | 1,896 | $554 | 64 | 92.0% |
| All Ski Way sales | 168 | $805,000 | 1,360 | $621 | 81 | 93.1% |
| Year | Sales | Median price | Average price | Price range | Avg. $ / sq. ft. | Median days on market | Avg. sold / original list |
|---|---|---|---|---|---|---|---|
| 2026 (to Oct. 14, 2026) | 33 | $775,000 | $1,063,724 | $0.42M–$3.90M | $619 | 83 | 94.3% |
| 2025 | 58 | $777,500 | $1,023,157 | $0.48M–$3.23M | $614 | 79 | 92.6% |
| 2024 | 49 | $810,000 | $1,041,746 | $0.42M–$3.54M | $620 | 82 | 91.7% |
| 2023 | 28 | $832,500 | $895,250 | $0.60M–$1.45M | $637 | 72 | 95.3% |
| All years | 168 | $805,000 | $1,015,229 | $0.42M–$3.90M | $621 | 81 | 93.1% |
Average price per square foot is the mean of each property’s sold price per square foot. Median days on market and the list-price average cover the 157 MLS sales; the 11 sales recorded only by Washoe County count in the price figures. Partial-ownership and family transfers are left out. Chalet sales are fewer and vary widely, so they move the yearly averages.
Ski Way condos sold at a median of $777,000 in 2023, $700,000 in 2024, $727,500 in 2025 and $745,000 in 2026, averaging $586 per square foot, against $712 for condos in Central. Ski Way Ridge (median $555,000) and Mountain Shadows ($700,000) are the entry points; Bitterbrush ($1,128,750) is the top.
Tyrolian Village’s original 1968 to 1972 chalets, most about 1,000 to 1,500 sq. ft., sold at a median of $917,500. The 11 built since 1990 sold at $1,460,000, and the large homes on Glarus and Berne courts and upper Tirol Drive reached $3.90 million (1463 Glarus Court, May 2026). Across all 40 chalet sales, the average was $733 per square foot, against $1,007 for single-family homes village-wide.
Two Mountain Shadows units bought in 2025 resold within about a year for roughly $300,000 more, the kind of gap a remodel usually explains: 321 Ski Way #142 for $525,000 (Jul. 2025), then $870,000 (Feb. 2026); 321 Ski Way #122 for $550,000 (Sep. 2025), then $835,000 (Sep. 2026). The complex’s 63 sales since 2023 ranged from $519,000 to $1,195,000 for units of similar size.
Of the 110 MLS sales that sold within 60 days or sat more than 120, the 61 quick sales closed at an average of 97.5% of their original list price; the 49 slow ones closed at 87.8%. With dozens of near-identical units in Mountain Shadows and Bitterbrush, buyers know the comparable sales.
Condo & chalet guide
Nearly every Ski Way home is part of an HOA, and each has its own dues, amenities, rental rules and reserves. Location on the road matters too: Mountain Shadows, Burgundy Hill and Ski Way Ridge sit at the bottom of Ski Way, closest to the beaches and the village, while upper Tyrolian Village is at the top, next to the lifts. The table compares every community in the Ski Way area.
| Community | Address | Type | Units | Built | Elevation (ft.) | Sales | Median price | Price range | Avg. $ / sq. ft. |
|---|---|---|---|---|---|---|---|---|---|
| Mountain Shadows | 321 Ski Way | Condos | 248 | 1969–1971 | 6,390–6,500 | 63 | $700,000 | $0.52M–$1.20M | $508 |
| Upper Tyrolian Village | Tirol Dr., Zurich Ln. and courts | Chalets | 225 | 1968–2008 | 6,900–7,240 | 31 | $1,000,000 | $0.63M–$3.90M | $725 |
| Bitterbrush | 400 Fairview Blvd. | Condos | 155 | 1972–2005 | 6,730–6,940 | 32 | $1,128,750 | $0.81M–$2.55M | $743 |
| Burgundy Hill | 335 Ski Way | Condos (mid-rise) | 63 | 1984–1988 | 6,500–6,510 | 15 | $775,000 | $0.55M–$1.35M | $648 |
| Ski Way Ridge | 333 Ski Way | Condos (mid-rise) | 42 | 1980 | 6,490–6,500 | 14 | $555,000 | $0.42M–$0.77M | $519 |
| Lower Tyrolia | Lucerne Way, Altdorf Ter. | Chalets | 94 | 1972–2024 | 6,520–6,780 | 9 | $1,450,000 | $0.74M–$2.60M | $759 |
| Whispering Pines houses | War Bonnet Way, Tomahawk Trl. | Houses | 22 | 1968–1992 | 6,440–6,510 | 3 | $1,145,000 | $0.80M–$1.20M | $554 |
| Alpine Terrace | 330 Ski Way | Condos | 24 | 1974 | 6,480–6,520 | 1 | $675,000 | $675,000 | $562 |
| Ski Way Villas | 306–320 Ski Way | Condos | 8 | 1996 | 6,400–6,410 | 0 | — | — | — |
Units, year built and elevation from Washoe County Assessor parcel records and USGS; sales, sizes and prices from the Incline Village MLS and Washoe County. Tyrolian Village is split here into the upper village (county units 1 to 5) and Lower Tyrolia (unit 7, Lucerne Way and Altdorf Terrace). The county records Ski Way Ridge and Burgundy Hill as phases 8 and 9 of Mountain Shadows. Ski Way Villas had no sales since 2023.
One of Incline’s largest condo complexes: 248 townhome-style units built in 1969 to 1971 at 321 Ski Way, most with three bedrooms and about 1,360 sq. ft. Since 2023, 63 have sold, the most of any Ski Way complex, at a median of $700,000. Dues are $725 a month, listings describe two summer pools, and the complex is popular with investors for its rental history. Diamond Peak’s free shuttle stops on Ski Way across from the entrance. Cole represented the buyer of 321 Ski Way #141 ($599,000, 2025).
Two chalet communities with separate HOAs. The upper village’s 225 Swiss-style chalets line Tirol Drive, Zurich Lane and side streets named for Swiss and Austrian places, where Tirol Drive meets the Diamond Peak base area; its HOA has tennis courts, and dues are $429 a month. Since 2023, 31 sold at a median of $1,000,000, up to $3.90 million for 1463 Glarus Court (May 2026), where Cole represented the buyer. Lower Tyrolia’s 94 chalets, on Lucerne Way and Altdorf Terrace off lower Ski Way, share a pool, hot tub and tennis courts, with dues of $300 a month; nine sold at a median of $1,450,000.
155 condos and townhomes at 400 Fairview Boulevard, a short walk from Diamond Peak, many with lake and ski-run views. The first 26 units date from 1972; the rest were built from 1979 to 2005, up to four-bedroom townhomes of about 2,950 sq. ft. Since 2023, 32 have sold at a median of $1,128,750, the highest of any Ski Way condo complex; the large townhomes sold for $2.25M to $2.55M. Dues are $970 a month. Cole has listed three Bitterbrush condos since 2023.
Elevator buildings with garage parking next to each other on lower Ski Way: Burgundy Hill’s 63 units (1984–1988) sold at a median of $775,000, and Ski Way Ridge’s 42 units (1980) at $555,000, the lowest of any Ski Way complex. Most units in both have one or two bedrooms, and the two complexes sit across Ski Way from Lower Tyrolia, by the shuttle stop at Lucerne Way.
Closed sales · January 2023 to Oct. 14, 2026
Below is every chalet and single-family house sale since January 2023 (43) and every condo sale in 2026 so far (25); the community table above covers all 125 condo sales since 2023. Compare price per square foot, days on market, and how close each sold to its original asking price. The most recent sale was 321 Ski Way #103, which closed October 9, 2026, for $709,000. Cole Mizak has represented the seller or the buyer in eight Ski Way sales since 2023: three Bitterbrush listings, including 400 Fairview Boulevard #86 ($1,450,000, April 2026), and five purchases, including 1463 Glarus Court in Tyrolian Village and 400 Fairview Boulevard #215 this year.
As of October 14, 2026, 16 Ski Way properties were for sale, priced from $535,000 to $1,995,000: 10 condos and 6 chalets in Tyrolian Village and Lower Tyrolia. Five more were under contract. Cole’s listing at 400 Fairview Boulevard #80, in Bitterbrush, is offered furnished at $899,000: two en-suite bedrooms in 1,307 sq. ft., vaulted beamed ceilings, a gas fireplace, a deck with lake and ski-run views, and a one-car garage plus a carport. 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. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|
| 2026 | ||||||||
| 1340 Zurich Lane | Sep 16, 2026 | $625,000 | 3 / 1.5 | 1,096 | 1969 | $570 | 91 | 92% |
| 1117 Lucerne Way | Jul 17, 2026 | $735,500 | 3 / 2.5 | 1,236 | 1979 | $595 | 119 | 101% |
| 1032 Lucerne Way | Jul 10, 2026 | $1,030,000 | 4 / 3 | 1,759 | 1979 | $586 | 69 | 94% |
| 1088 Lucerne Way | Jun 9, 2026 | $1,350,000 | 3 / 2 | 1,783 | 1991 | $757 | 68 | 90% |
| 1114 Altdorf Terrace | May 8, 2026 | $1,450,000 | 3 / 2.5 | 1,840 | 2006 | $788 | 36 | 97% |
| 1463 Glarus Court | May 7, 2026 | $3,900,000 | 4 / 3.5 | 2,747 | 1979 | $1,420 | 45 | 98% |
| 1119 Lucerne Way† | Apr 24, 2026 | $2,500,888 | 4 / 3.5 | 2,718 | 2004 | $920 | — | — |
| 1100 Lucerne Way | Jan 28, 2026 | $1,540,000 | 3 / 2.5 | 2,240 | 1974 | $688 | 90 | 92% |
| 2025 | ||||||||
| 1360 Valais Way† | Dec 19, 2025 | $700,000 | 4 / 2 | 1,284 | 1969 | $545 | — | — |
| 1301 Arosa Court | Dec 15, 2025 | $692,000 | 3 / 2 | 1,627 | 1971 | $425 | 52 | 99% |
| 1392 Tirol Drive | Nov 19, 2025 | $910,000 | 3 / 2 | 1,404 | 1972 | $648 | 47 | 96% |
| 1314 Saint Gallen Court | Nov 4, 2025 | $1,460,000 | 4 / 3.5 | 2,852 | 2000 | $512 | 165 | 86% |
| 1128 Lucerne Way | Oct 15, 2025 | $2,550,000 | 5 / 3.5 | 2,573 | 1980 | $991 | 76 | 100% |
| 1459 Glarus Court | Sep 19, 2025 | $3,225,000 | 4 / 3.5 | 3,459 | 1991 | $932 | 81 | 95% |
| 1298 Styria Way | Jul 7, 2025 | $925,000 | 2 / 2 | 1,184 | 1969 | $781 | 99 | 95% |
| 1168 Altdorf Terrace† | Jul 1, 2025 | $2,600,000 | 2 / 2 | 3,169 | 1981 | $820 | — | — |
| 1348 Tirol Drive | Jun 26, 2025 | $828,000 | 3 / 2 | 1,374 | 1970 | $603 | 108 | 83% |
| 1324 Tirol Drive | Jun 6, 2025 | $680,000 | 2 / 2 | 1,024 | 1969 | $664 | 33 | 99% |
| 1309 Moritz Court | May 9, 2025 | $1,200,000 | 3 / 2 | 1,286 | 1968 | $933 | 74 | 100% |
| 1442 Berne Court* | Mar 12, 2025 | $2,705,000 | 4 / 4.5 | 2,985 | 1979 | $906 | 0 | 98% |
| 2024 | ||||||||
| 1356 Carinthia Lane | Dec 26, 2024 | $900,000 | 4 / 2 | 1,392 | 1969 | $647 | 18 | 95% |
| 1353 Carinthia Lane | Nov 27, 2024 | $799,000 | 3 / 3 | 2,100 | 1969 | $380 | 169 | 53% |
| 1013 Tomahawk Trail† | Nov 1, 2024 | $1,200,000 | 2 / 2.5 | 1,896 | 1968 | $633 | — | — |
| 1335 Zurich Lane | Oct 18, 2024 | $1,025,000 | 3 / 2 | 1,286 | 1969 | $797 | 121 | 84% |
| 1351 Carinthia Lane | Oct 11, 2024 | $865,000 | 3 / 2 | 1,440 | 1969 | $601 | 163 | 87% |
| 1300 Uri Court | Oct 1, 2024 | $765,000 | 3 / 3.5 | 1,640 | 1982 | $466 | 132 | 81% |
| 1352 Valais Way | Sep 16, 2024 | $1,110,000 | 3 / 2 | 1,344 | 1971 | $826 | 47 | 95% |
| 1447 Berne Court | Aug 19, 2024 | $2,200,000 | 3 / 2.5 | 3,212 | 1981 | $685 | 164 | 82% |
| 1497 Tirol Drive | Jul 24, 2024 | $1,705,000 | 3 / 2.5 | 2,096 | 1993 | $813 | 47 | 95% |
| 1064 War Bonnet Way | Jul 12, 2024 | $1,145,000 | 3 / 2 | 1,844 | 1968 | $621 | 38 | 100% |
| 1224 Styria Way | May 31, 2024 | $2,675,000 | 5 / 4.5 | 3,728 | 2004 | $718 | 32 | 100% |
| 1437 Tirol Drive† | May 31, 2024 | $3,535,000 | 5 / 4.5 | 3,631 | 1980 | $974 | — | — |
| 1351 Valais Way | Mar 13, 2024 | $1,000,000 | 3 / 2 | 1,152 | 1970 | $868 | 41 | 91% |
| 1367 Carinthia Lane | Feb 27, 2024 | $925,000 | 3 / 2 | 1,152 | 1970 | $803 | 88 | 95% |
| 1444 Tirol Drive | Feb 26, 2024 | $3,225,000 | 6 / 3.5 | 4,800 | 1992 | $672 | 240 | 92% |
| 2023 | ||||||||
| 1314 Tirol Drive | Oct 11, 2023 | $975,000 | 4 / 2 | 1,252 | 1969 | $779 | 152 | 89% |
| 1361 Zurich Lane | Aug 21, 2023 | $1,400,000 | 3 / 2.5 | 2,344 | 1992 | $597 | 311 | 94% |
| 1038 Lucerne Way | Aug 18, 2023 | $1,450,000 | 3 / 2.5 | 2,104 | 1996 | $689 | 50 | 97% |
| 1022 Tomahawk Trail | Aug 17, 2023 | $800,000 | 3 / 2.5 | 1,958 | 1968 | $409 | 89 | 84% |
| 1353 Zurich Lane | Aug 7, 2023 | $950,000 | 3 / 2 | 1,286 | 1969 | $739 | 48 | 95% |
| 1372 Carinthia Lane | Apr 20, 2023 | $1,130,000 | 4 / 3 | 1,566 | 1981 | $722 | 111 | 90% |
| 1331 Zurich Lane | Mar 24, 2023 | $1,075,000 | 4 / 2 | 1,252 | 1968 | $859 | 36 | 98% |
| 1301 Uri Court | Jan 24, 2023 | $900,000 | 3 / 2.5 | 1,536 | 1993 | $586 | 111 | 90% |
| Address | Complex | Closed | Sold price | Beds / baths | Sq. ft. | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 321 Ski Way #103 | Mountain Shadows | Oct 9, 2026 | $709,000 | 3 / 2.5 | 1,360 | 1970 | $521 | 49 | 99% |
| 333 Ski Way #252 | Ski Way Ridge | Sep 23, 2026 | $549,000 | 2 / 2 | 1,064 | 1980 | $516 | 97 | 95% |
| 400 Fairview Boulevard #215 | Bitterbrush | Sep 18, 2026 | $950,000 | 2 / 2.5 | 1,576 | 1998 | $603 | 127 | 90% |
| 400 Fairview Boulevard #156 | Bitterbrush | Sep 16, 2026 | $2,550,000 | 4 / 3.5 | 2,961 | 2000 | $861 | 81 | 98% |
| 333 Ski Way #289 | Ski Way Ridge | Sep 14, 2026 | $537,500 | 3 / 2 | 1,064 | 1980 | $505 | 25 | 98% |
| 321 Ski Way #122 | Mountain Shadows | Sep 10, 2026 | $835,000 | 3 / 2.5 | 1,360 | 1971 | $614 | 71 | 97% |
| 321 Ski Way #24 | Mountain Shadows | Sep 9, 2026 | $540,000 | 3 / 2.5 | 1,280 | 1969 | $422 | 81 | 98% |
| 335 Ski Way #337 | Burgundy Hill | Sep 1, 2026 | $550,000 | 1 / 2 | 1,064 | 1988 | $517 | 259 | 85% |
| 400 Fairview Boulevard #162 | Bitterbrush | Aug 31, 2026 | $2,450,000 | 4 / 3.5 | 2,961 | 2001 | $827 | 173 | 92% |
| 333 Ski Way #272 | Ski Way Ridge | Aug 28, 2026 | $575,000 | 2 / 2 | 1,064 | 1980 | $540 | 203 | 93% |
| 321 Ski Way #187 | Mountain Shadows | Aug 21, 2026 | $760,000 | 4 / 2.5 | 1,782 | 1971 | $426 | 37 | 95% |
| 400 Fairview Boulevard #172 | Bitterbrush | Aug 17, 2026 | $875,000 | 2 / 2.5 | 1,412 | 1996 | $620 | 28 | 97% |
| 321 Ski Way #137 | Mountain Shadows | Aug 13, 2026 | $622,888 | 3 / 2.5 | 1,360 | 1971 | $458 | 85 | 96% |
| 400 Fairview Boulevard #173 | Bitterbrush | Jul 2, 2026 | $865,000 | 2 / 2.5 | 1,576 | 1996 | $549 | 148 | 84% |
| 321 Ski Way #182 | Mountain Shadows | Jun 30, 2026 | $740,000 | 4 / 3 | 1,512 | 1971 | $489 | 28 | 95% |
| 321 Ski Way #12 | Mountain Shadows | Jun 29, 2026 | $600,000 | 3 / 2.5 | 1,280 | 1969 | $469 | 37 | 96% |
| 335 Ski Way #329 | Burgundy Hill | Jun 17, 2026 | $745,000 | 2 / 2 | 1,264 | 1985 | $589 | 36 | 100% |
| 333 Ski Way #282 | Ski Way Ridge | Jun 10, 2026 | $510,000 | 2 / 2 | 1,064 | 1980 | $479 | 130 | 97% |
| 321 Ski Way #16 | Mountain Shadows | May 18, 2026 | $775,000 | 3 / 2.5 | 1,280 | 1969 | $605 | 209 | 97% |
| 321 Ski Way #119 | Mountain Shadows | Apr 23, 2026 | $843,000 | 3 / 2.5 | 1,360 | 1971 | $620 | 83 | 95% |
| 400 Fairview Boulevard #86 | Bitterbrush | Apr 3, 2026 | $1,450,000 | 4 / 3.5 | 2,376 | 1993 | $610 | 159 | 88% |
| 321 Ski Way #243 | Mountain Shadows | Mar 6, 2026 | $720,000 | 3 / 2.5 | 1,360 | 1971 | $529 | 333 | 93% |
| 321 Ski Way #142 | Mountain Shadows | Feb 11, 2026 | $870,000 | 3 / 2.5 | 1,360 | 1971 | $640 | 62 | 97% |
| 333 Ski Way† | Ski Way Ridge | Feb 4, 2026 | $415,100 | 2 / 2 | 1,064 | 1980 | $390 | — | — |
| 400 Fairview Boulevard #113 | Bitterbrush | Jan 20, 2026 | $935,000 | 2 / 2.5 | 1,339 | 1992 | $698 | 313 | 85% |
*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. Sales recorded by Washoe County but never reported to the MLS include 1437 Tirol Drive ($3,535,000, 2024) and 1119 Lucerne Way ($2,500,888, 2026); some county records for Ski Way Ridge and Bitterbrush units show no unit number. Partial-ownership and family transfers are left out of every figure. 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 county-recorded sales; information deemed reliable but not guaranteed.
Price guide
Since 2023, Ski Way properties have sold for $415,000 to $3,900,000, and for $364 to $1,420 per square foot. Older condos at the bottom of Ski Way are the entry point; Bitterbrush’s large townhomes and the rebuilt chalets near the lifts are the top. Here’s how the 168 sales break down by price.
26 sales · median $550,000
Mostly three-bedroom Mountain Shadows townhomes and one- and two-bedroom units at Ski Way Ridge, in buildings from 1969 to 1988, plus a single Burgundy Hill unit. Cole represented the buyer of 321 Ski Way #141 ($599,000, 2025).
76 sales · median $739,500
The heart of the condo market: most Mountain Shadows and Burgundy Hill sales, plus the smaller original chalets in Tyrolian Village (from $625,000), two-bedroom Bitterbrush condos and a house on Tomahawk Trail.
45 sales · median $1,075,000
Most Bitterbrush condos, original Tyrolian Village chalets on Tirol Drive, Zurich Lane, Carinthia Lane and Valais Way, Lower Tyrolia chalets on Lucerne Way and Altdorf Terrace, the largest Mountain Shadows and Burgundy Hill units and two Whispering Pines houses. Cole listed 400 Fairview Boulevard #16 ($994,000, 2024, without a public listing) and represented the buyers of Bitterbrush #20 and #215 and of 1309 Moritz Court ($1,200,000, 2025).
10 sales · median $1,727,500
Mostly Bitterbrush’s larger townhomes from the 1990s and early 2000s, plus three chalets: 1100 Lucerne Way, 1497 Tirol Drive and 1447 Berne Court. Cole sold 400 Fairview Boulevard #84 for $1,875,000 in 2024 without a public listing.
11 sales · median $2,675,000
The largest chalets, on Glarus Court, Berne Court, Styria Way and upper Tirol Drive and on Lucerne Way and Altdorf Terrace in Lower Tyrolia, plus two of Bitterbrush’s four-bedroom townhomes of about 2,950 sq. ft. The top was 1463 Glarus Court at $3.90 million in May 2026.
The 319 chalets of Tyrolian Village and Lower Tyrolia sit on small footprint lots, and their HOAs own and maintain the land around them. The county records them as condominiums, but 256 are detached. Since 2023, 40 have sold at a median of $1,092,500; attached chalets sold at $900,000 and detached ones at $1,110,000.
Of the 159 vacant parcels in Tyrolian Village, 144 belong to the U.S. Forest Service (48) or the State of Nevada (96); about 15 are privately owned. Four lots sold since 2023, for $100,000 to $450,000 (county records). Ask Cole about off-market homes.
Lifestyle & location
Ski Way is Incline Village’s ski neighborhood. From upper Tyrolian Village, Diamond Peak’s base lodge is about a 1-minute drive or an 8-minute walk; from Mountain Shadows at the bottom of the road it is 3 minutes by car, and Diamond Peak’s free shuttle stops on Ski Way in season. The lower end is just as close to summer: Incline Beach, the Hyatt and Lake Tahoe School are 2 to 3 minutes away by car.
| Destination | Where | From Mountain Shadows | From upper Tyrolian Village |
|---|---|---|---|
| Diamond Peak Ski Resort base lodge | 1210 Ski Way | 1.3 mi · 3 min (27 min walk) | 0.2 mi · 1 min (8 min walk) |
| Big Water Grille | 341 Ski Way | 0.6 mi · 2 min (13 min walk) | 0.9 mi · 3 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 0.5 mi · 2 min (10 min walk) | 2.0 mi · 6 min |
| Hyatt Regency & Country Club Dr. dining | 111 Country Club Dr. | 0.7 mi · 2 min (15 min walk) | 2.2 mi · 7 min |
| IVGID Recreation Center | 980 Incline Way | 0.8 mi · 3 min (15 min walk) | 2.3 mi · 7 min |
| Incline Beach (IVGID) | Lakeshore Blvd. | 0.9 mi · 3 min (23 min walk) | 2.4 mi · 7 min |
| Ski Beach (IVGID) | Lakeshore Blvd. | 1.0 mi · 3 min | 2.5 mi · 8 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 1.1 mi · 3 min | 2.6 mi · 8 min |
| Incline Middle School | 931 Southwood Blvd. | 1.2 mi · 3 min | 2.7 mi · 8 min |
| Incline Elementary School | 915 Northwood Blvd. | 1.3 mi · 3 min | 2.8 mi · 8 min |
| Championship Golf Course | 955 Fairway Blvd. | 1.4 mi · 4 min | 2.0 mi · 7 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 1.2 mi · 3 min | 2.7 mi · 7 min |
| Incline High School | 499 Village Blvd. | 1.6 mi · 4 min | 2.6 mi · 9 min |
| Incline Village Library | 845 Alder Ave. | 1.5 mi · 4 min | 3.0 mi · 8 min |
| Mountain Course clubhouse (IVGID) | 690 Wilson Way | 2.2 mi · 6 min | 2.8 mi · 9 min |
| Burnt Cedar Beach & pool (IVGID) | 665 Lakeshore Blvd. | 2.5 mi · 7 min | 4.0 mi · 11 min |
| Sand Harbor State Park | SR 28, East Shore | 4.1 mi · 8 min | 5.6 mi · 13 min |
| Kings Beach, CA | SR 28 | 6.6 mi · 15 min | 8.1 mi · 19 min |
| Tahoe Meadows trailhead (Tahoe Rim Trail) | Mt. Rose Hwy. (SR 431) | 7.6 mi · 14 min | 8.2 mi · 17 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11 mi · 20–25 min | 11 mi · 22–27 min |
| Truckee, CA | via SR 267 | 19 mi · 33–40 min | 20 mi · 38–45 min |
| Reno-Tahoe International Airport | via Mt. Rose Hwy. & I-580 | 33 mi · 55–60 min | 34 mi · 60–65 min |
Distances follow walking and driving routes and are approximate. Times vary by address, traffic and winter road conditions.
Diamond Peak, owned and run by IVGID, has 655 skiable acres, 30 runs and 1,840 vertical feet, and its runs look out over the lake. Upper Tyrolian Village sits where Tirol Drive meets the base area, and IVGID offers pass-holder deals to Picture Pass holders. Free resort shuttles stop on Ski Way across from Mountain Shadows and at Lucerne Way in season.
Forest surrounds Tyrolian Village, and 144 of its 159 vacant lots belong to the Forest Service or the State of Nevada. The Tyrolean Downhill, an expert mountain-bike descent on Forest Service land with a jump line the Tahoe Area Mountain Biking Association built in 2020, comes down the mountain past the chalets.
Ski Way climbs from about 6,390 feet at Mountain Shadows to 7,240 at the top of Tyrolian Village, roughly 1,000 feet above the lake and higher than Diamond Peak’s 6,700-foot base lodge, so the upper end gets more snow than most of Incline. Plan for winter driving on the climb, check what the HOA clears, and expect Diamond Peak traffic on Ski Way on busy ski days.
Big Water Grille, at 341 Ski Way, is known for its lake views from the dining room and deck, and the Hyatt and the Country Club Drive restaurants are 2 to 3 minutes below Mountain Shadows.
Ski Way is in the Washoe County School District: Incline Elementary, Incline Middle and Incline High School are about 3 to 4 minutes by car from Mountain Shadows and 8 to 9 minutes from upper Tyrolian Village. Lake Tahoe School, a private PreK–8 school, is about a 10-minute walk from Mountain Shadows, and the University of Nevada, Reno at Lake Tahoe campus is next to it on Tahoe Boulevard. 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 Ski Way 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 | Every condo complex has its own HOA, and upper Tyrolian Village and Lower Tyrolia have separate ones. As of October 2026, dues are about $300 a month in Lower Tyrolia, $429 in upper Tyrolian Village, $725 at Mountain Shadows and $970 at Bitterbrush. What they cover (often exterior maintenance, insurance on the buildings, snow removal, landscaping, trash and, in some, cable and internet), reserves and amenities vary from one to the next. Ask for the budget, reserve study, CC&Rs, rules and recent minutes, and any planned special assessments. |
| Homeowners insurance | Condo owners usually need an HO-6 policy for the interior on top of the HOA’s master policy; for a chalet, check whether the HOA insures the building or you do. Wildfire risk has made insurance across Lake Tahoe more expensive and harder to place, and Ski Way sits in the forest, so get quotes early in escrow. |
| Remodels & TRPA | Remodels need HOA approval and usually a Washoe County permit. Additions, rebuilds and exterior changes also have to meet Tahoe Regional Planning Agency (TRPA) land-coverage rules; in Tyrolian Village, where lots are small and the HOA owns the land around them, verify what coverage a chalet has before you plan an addition. |
| Short-term rentals | Rentals of 28 days or less require a Washoe County short-term rental permit, with occupancy limits by tier, and a seller’s permit doesn’t carry over. Ski Way HOAs set their own rental rules; several allow short-term rentals, and Mountain Shadows is a long-standing rental complex, but read the CC&Rs and rules before you buy. |
| Winter & upkeep | Ski Way gets more snow than the village below it. Most HOAs clear shared drives and parking; budget for your own decks, roof and a property manager if the home will sit empty for stretches. IVGID provides water and sewer service, often billed through the HOA. |
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
Along Ski Way, the road from Country Club Drive up to Diamond Peak Ski Resort on the east side of Incline Village, Nevada 89451. It includes the Mountain Shadows, Burgundy Hill, Ski Way Ridge and Alpine Terrace condos at the bottom of the road, Lower Tyrolia on Lucerne Way and Altdorf Terrace, Bitterbrush at 400 Fairview Boulevard and Tyrolian Village at the top, next to Diamond Peak, plus a few houses on War Bonnet Way and Tomahawk Trail.
From upper Tyrolian Village, yes: the base lodge is about an 8-minute walk from the middle of the village, and chalets near the base area are closer. From Bitterbrush it is about 9 minutes on foot. From Mountain Shadows, at the bottom of Ski Way, it is about 1.3 miles uphill, so most owners drive 3 minutes or take Diamond Peak’s free shuttle, which stops on Ski Way in season.
Ski Way condos have sold for $415,000 to $2,550,000 since January 2023, at a median of $745,000 and about $586 per square foot. Ski Way Ridge had the lowest median ($555,000), then Mountain Shadows ($700,000), Burgundy Hill ($775,000) and Bitterbrush ($1,128,750). In 2026 (through October 14), 25 sold at a median of $745,000.
A community of 319 Swiss-style chalets, first built in 1968, on streets named for Swiss and Austrian places: 225 in the upper village on Tirol Drive and Zurich Lane, next to Diamond Peak, and 94 in Lower Tyrolia on Lucerne Way and Altdorf Terrace, off lower Ski Way. Owners hold a small footprint lot and the HOAs own the land around the homes, so the county records them as condominiums, but most are detached houses. The two parts have separate HOAs: Lower Tyrolia’s has a pool, hot tub and tennis courts ($300 a month), and the upper village’s has tennis courts ($429 a month, October 2026). Since 2023, 40 have sold, for $625,000 to $3,900,000, at a median of $1,092,500.
Mountain Shadows, at 321 Ski Way, with 248 units built in 1969 to 1971, mostly three-bedroom townhomes of about 1,360 sq. ft.; among Incline’s condo complexes, only McCloud, in Central, has more. Since 2023, 63 units sold at a median of $700,000, the most of any Ski Way complex. Bitterbrush, at 400 Fairview Boulevard, is next with 155 units.
Views depend on the unit and the floor. Bitterbrush, at about 6,730 to 6,940 feet on Fairview Boulevard, has many units with filtered or panoramic lake views and views of Diamond Peak’s runs. Many upper Tyrolian Village chalets have lake views; others face the forest or back up to Incline Creek. Ask Cole which units have them.
They vary by complex and by what the dues include. As of October 2026, they are about $300 a month in Lower Tyrolia (pool, hot tub and tennis courts), $429 in upper Tyrolian Village (tennis courts), $725 at Mountain Shadows and $970 at Bitterbrush. Compare what the dues cover and the health of each HOA’s reserves, not just the monthly figure. Ask Cole for a current dues comparison.
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. Ski Way HOAs set their own rental rules, so read the CC&Rs before you buy. Read the Lake Tahoe short-term rental guide.
Access depends on the parcel, and each condo unit and chalet is its own parcel. Parcels that pay IVGID’s Beach Facility Fee receive Picture Passes or Punch Cards for Burnt Cedar, Incline and Ski beaches, IVGID’s three main beaches. Verify a specific property’s beach eligibility with IVGID before you buy.
More than the village below it. Ski Way runs from about 6,390 to 7,240 feet, and upper Tyrolian Village, at about 6,900 feet and up, sits above Diamond Peak’s 6,700-foot base. Expect a steady climb on snowy days; most HOAs clear shared drives and parking, and owners handle their own decks and roofs.
A few. Whispering Pines, on War Bonnet Way and Tomahawk Trail off lower Ski Way, has 22 single-family houses, mostly from the late 1960s, plus 32 duplexes; three houses sold since 2023, for $800,000 to $1,200,000. Most buyers who want a house in Ski Way choose a detached Tyrolian Village chalet.
It is one of Incline’s busier markets, with about 44 sales a year. On October 14, 2026, 16 properties were listed and five more were under contract. Pricing matters: since 2023, properties that sold within 60 days closed at an average of 97.5% of their original list price, against 87.8% for those that sat more than 120 days.
Sometimes. Since 2023, seven Ski Way sales were entered in the MLS only after they closed, without a public listing, including two of Cole’s at Bitterbrush, and Washoe County recorded 11 more that never reached the MLS. Ask Cole about off-market homes.
From Mountain Shadows, at the bottom of Ski Way, Incline Beach is about 0.9 mile (3 minutes by car), the Recreation Center 0.8 mile and Raley’s 1.1 miles. From upper Tyrolian Village, add about 1.5 miles and 4 to 5 minutes. Burnt Cedar Beach is 2.5 to 4 miles away.
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.
Prices have held: 33 Ski Way properties sold in 2026 through October 14 at a median of $775,000, against $777,500 in 2025, closing at 94.3% of their original list price on average. With many comparable units in Mountain Shadows and Bitterbrush, the first price matters. Request a free home valuation from Cole.
Compare neighborhoods
Weighing Ski Way 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 Ski Way, Cole has represented the seller or the buyer in eight sales since 2023, including three in 2026, at Bitterbrush, Mountain Shadows and in Tyrolian Village, and lists 400 Fairview Boulevard #80 now. Ask for a private tour, a complex-by-complex HOA and sales comparison, or early access to off-market condos and chalets.
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.
