Upper Tyner is Incline Village's highest neighborhood, a wooded hillside at the top of Tyner Way with lake and forest views. Explore every home sale since 2023, prices by budget, lots, trails and buyer FAQs.
Incline Village, Nevada · 89451 · Neighborhood guide
Upper Tyner is the highest neighborhood in Incline Village, Nevada: a wooded hillside on the north side of town where Tyner Way climbs past Jennifer Street toward the Carson Range, with Dorcey Drive, Marlene Street and a dozen short courts branching off. Homes sit at about 6,920 to 7,730 feet, roughly 700 to 1,500 feet above Lake Tahoe, with public forest above and the Second Creek ravine along the west edge. The village center, Raley’s and the schools are about 9 to 10 minutes away by car.
Upper Tyner has 273 single-family homes in the Incline Village Unit 2 subdivision, most built from the 1970s through the 1990s on lots of about a quarter acre. Since January 2023, 37 homes have sold, for between $1,070,000 and $9 million, at a median of $1.83 million. Prices fall into two groups: lower Tyner Way and the courts off it, such as Valerie, Tracy and Douglas, hold the largest homes and every sale above $3 million (median $3.39 million), while Dorcey Drive, Marlene Street and the upper courts are among the most affordable streets in town (median $1.6 million).
By Cole Mizak, Incline Village REALTOR® · Compass · Updated October 14, 2026
$1.83M
Median sale price since 2023
$840
Avg. price per sq. ft. since 2023
37
Homes sold since 2023
7,499 ft
Median home elevation, highest in Incline
Based on 37 single-family sales, January 1, 2023 to October 14, 2026, reported to the Incline Village REALTORS® MLS or recorded by Washoe County. Lot sizes and land ownership from Washoe County Assessor parcel records; elevation from USGS at each home’s parcel.
| Topic | Details |
|---|---|
| Location | North side of Incline Village, Nevada 89451 (Washoe County), on the hillside above Lower Tyner and west of Jennifer; reached by Tyner Way, which connects down through Lower Tyner and, by Jennifer Street, to the Mt. Rose Highway (SR 431) |
| Streets | Tyner Way from No. 760 up, Dorcey Drive, Marlene Street and Garen Street, plus Cynthia, Dorothy, Douglas, Laura, Michael, Nadine, Sheri, Toni, Tracy and Valerie courts |
| Homes | 273 single-family homes in the Incline Village Unit 2 subdivision, plus 121 vacant lots, 78 of them owned by the U.S. Forest Service, the State of Nevada or Washoe County |
| Lots | Median 0.25 acre; 19 homes on half an acre or more, the largest 2.3 acres on Marlene Street |
| Typical home | Built 1971 to 2023 (median 1981); 191 of 273 built before 1990; median 2,318 sq. ft. in county records; 222 of 273 have three or four bedrooms |
| Elevation | About 6,920 to 7,730 feet, roughly 700 to 1,500 feet above Lake Tahoe; lower Tyner Way and Toni and Valerie courts are the lowest, Marlene Street and Sheri Court the highest |
| Prices since 2023 | $1,070,000 to $9,000,000; median $1,825,000 (37 single-family sales) |
| 2026 market | 8 sales; median $1,825,250; average $878 per sq. ft.; two homes listed and three under contract on Oct. 14 |
| Village | Incline High and Incline Elementary about 2.8 miles; Raley’s and the library about 3.2 to 3.3 miles (9 to 10 minutes) |
| Golf | Mountain Course clubhouse about 2.7 miles (8 minutes); Championship Course about 3.2 miles |
| Beaches | Burnt Cedar, Ski and Incline beaches about 3.9 to 4.1 miles (11 to 12 minutes); IVGID access for parcels that pay the Beach Facility Fee |
| Skiing | Diamond Peak about 4.4 miles (14 minutes); Mt. Rose Ski Tahoe about 11 miles up the Mt. Rose Highway (21 to 25 minutes) |
| Trails | Public forest along the neighborhood’s edges; the Tahoe Rim Trail at Tahoe Meadows about 8 miles (16 minutes) by car, and the Tahoe East Shore Trail about 5 miles (13 minutes) |
| 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; every Upper Tyner home sold through the MLS since 2023 was listed without HOA dues |
| 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 10 Upper Tyner homes sell in a typical year, roughly 4% of the neighborhood. The 37 sales since January 2023 averaged $840 per square foot, 17% below the $1,007 average for Incline Village homes overall. Prices have held steady: 8 homes sold in 2026 through October 14 at a median of $1,825,250, against $1,820,500 in 2025, taking a median of 78 days to sell and closing at 93.0% of their original list price on average.
| 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) | 8 | $1,825,250 | $2,405,688 | $1.33M–$4.90M | $878 | 78 | 93.0% |
| 2025 | 10 | $1,820,500 | $2,121,100 | $1.07M–$6.00M | $799 | 77 | 90.5% |
| 2024 | 8 | $1,905,000 | $2,238,438 | $1.23M–$3.83M | $837 | 94 | 87.2% |
| 2023 | 11 | $1,765,057 | $2,992,914 | $1.21M–$9.00M | $851 | 56 | 92.8% |
| All years | 37 | $1,825,000 | $2,467,191 | $1.07M–$9.00M | $840 | 79 | 91.0% |
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 37 MLS sales, including the one with no public listing (0 days). 582 Douglas Court’s list-price figure is left out because it closed after its last MLS update. Large sales on lower Tyner Way and Tracy Court raise the 2023 and 2025 averages.
Lower Tyner Way (below No. 900) and the courts off it, Valerie, Tracy and Douglas, had 18 sales since 2023 at a median of $3.39 million and $954 per square foot, including all 10 sales of $3 million or more. Upper Tyner Way, Dorcey Drive, Marlene Street and the upper courts had 19 at a median of $1.6 million and $732 per square foot.
Upper Tyner’s $1.83 million median since 2023 sits between its neighbors: about $1.54 million in Jennifer, $2.07 million in Apollo and $2.4 million in Lower Tyner. 11 of the 37 sales were under $1.5 million.
830 Tyner Way, a 6,721-square-foot home built in 1981, sold for $9 million in October 2023 together with the lot next door, the highest price of the period. 405 Tracy Court, on 0.85 acre, sold for $6 million in April 2025. 429 Valerie Court sold twice, for $3.96 million in 2023 and $4.9 million in 2026, the period’s high of $1,408 per square foot.
Of the 37 MLS sales since 2023, the 15 that sold within 60 days closed at an average of 95.9% of their original list price. The 11 that sat more than 120 days closed at an average of 84.5%. The first price matters.
Closed sales · January 2023 to Oct. 14, 2026
Below is every single-family home sale in Upper Tyner since January 1, 2023, 37 in all, from the Incline Village MLS and Washoe County records, with lot sizes from the county. 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 582 Douglas Court, which closed October 8, 2026, for $4,385,000. Cole Mizak represented the buyer of 943 Dorcey Drive, a 1994 home that sold for $1,765,057 in October 2023.
As of October 14, 2026, 2 single-family homes are for sale in Upper Tyner, priced from $2,650,000 to $4,325,000, and 3 more are under contract. See the current listings below this guide, or ask Cole about homes that may sell before they reach the market.
| Address | Closed | Sold price | Beds / baths | Sq. ft. | Lot (acres) | Built | $ / sq. ft. | Days on market | % of original list |
|---|---|---|---|---|---|---|---|---|---|
| 2026 | |||||||||
| 582 Douglas Court | Oct 8, 2026 | $4,385,000 | 4 / 3.5 | 3,759 | 0.62 | 1996 | $1,167 | 81 | — |
| 798 Tyner Way | Sep 3, 2026 | $1,825,500 | 4 / 3.5 | 2,645 | 0.23 | 1982 | $690 | 76 | 92% |
| 429 Valerie Court | Aug 14, 2026 | $4,900,000 | 4 / 4.5 | 3,480 | 0.51 | 1988 | $1,408 | 50 | 94% |
| 1021 Dorcey Drive | Jul 16, 2026 | $1,850,000 | 4 / 2.5 | 2,816 | 0.18 | 1994 | $657 | 80 | 97% |
| 909 Tyner Way* | Jun 8, 2026 | $1,825,000 | 4 / 3 | 2,340 | 0.29 | 1980 | $780 | 0 | 96% |
| 984 Tyner Way | May 19, 2026 | $1,450,000 | 4 / 2.5 | 2,036 | 0.34 | 1983 | $712 | 206 | 86% |
| 947 Tyner Way | Apr 1, 2026 | $1,680,000 | 4 / 3 | 2,264 | 0.24 | 1979 | $742 | 214 | 89% |
| 603 Cynthia Court | Mar 25, 2026 | $1,330,000 | 3 / 2.5 | 1,536 | 0.21 | 1980 | $866 | 38 | 97% |
| 2025 | |||||||||
| 867 Tyner Way | Dec 19, 2025 | $2,000,000 | 3 / 2.5 | 1,560 | 0.27 | 1971 | $1,282 | 74 | 91% |
| 957 Dorcey Drive | Nov 26, 2025 | $1,140,000 | 3 / 2 | 1,124 | 0.21 | 1981 | $1,014 | 133 | 91% |
| 1005 Marlene Street | Oct 16, 2025 | $1,866,000 | 4 / 2.5 | 2,608 | 0.21 | 1980 | $715 | 205 | 90% |
| 884 Tyner Way | Oct 8, 2025 | $2,000,000 | 3 / 3.5 | 3,061 | 0.23 | 1980 | $653 | 18 | 84% |
| 965 Tyner Way | Jul 31, 2025 | $1,440,000 | 3 / 2.5 | 2,134 | 0.31 | 1979 | $675 | 28 | 96% |
| 592 Douglas Court | Jul 8, 2025 | $1,070,000 | 4 / 2.5 | 1,472 | 0.29 | 1971 | $727 | 61 | 85.6% |
| 405 Tracy Court | Apr 28, 2025 | $6,000,000 | 5 / 6 | 7,251 | 0.85 | 1980 | $827 | 103 | 89% |
| 594 Douglas Court | Feb 5, 2025 | $2,550,000 | 5 / 3 | 3,149 | 0.39 | 1980 | $810 | 160 | 88% |
| 920 Dorcey Drive | Jan 21, 2025 | $1,775,000 | 5 / 4 | 3,970 | 0.19 | 1993 | $447 | 12 | 99% |
| 941 Dorcey Drive | Jan 16, 2025 | $1,370,000 | 3 / 2 | 1,624 | 0.21 | 1981 | $844 | 79 | 91% |
| 2024 | |||||||||
| 877 Tyner Way | Dec 3, 2024 | $1,600,000 | 4 / 4 | 3,442 | 0.20 | 1980 | $465 | 81 | 84% |
| 999 Dorcey Drive | Aug 2, 2024 | $1,610,000 | 3 / 3 | 1,757 | 0.27 | 1993 | $916 | 35 | 101% |
| 838 Tyner Way | Jul 19, 2024 | $3,825,000 | 4 / 2.5 | 2,751 | 0.32 | 1982 | $1,390 | 22 | 98% |
| 985 Dorcey Drive | Jul 15, 2024 | $1,600,000 | 4 / 2.5 | 2,200 | 0.18 | 1980 | $727 | 39 | 95% |
| 774 Tyner Way | Jul 15, 2024 | $3,600,000 | 5 / 4.5 | 4,868 | 0.29 | 1973 | $740 | 106 | 94% |
| 941 Tyner Way | Jul 3, 2024 | $2,200,000 | 4 / 3 | 2,310 | 0.19 | 2023 | $952 | 275 | 74% |
| 931 Dorcey Drive | Apr 26, 2024 | $1,225,000 | 4 / 4 | 2,272 | 0.18 | 1980 | $539 | 338 | 69% |
| 951 Dorcey Drive | Feb 28, 2024 | $2,247,500 | 4 / 3 | 2,318 | 0.18 | 1993 | $970 | 248 | 83% |
| 2023 | |||||||||
| 859 Tyner Way | Dec 19, 2023 | $3,735,000 | 4 / 4.5 | 3,296 | 0.37 | 1973 | $1,133 | 174 | 87% |
| 943 Dorcey Drive | Oct 19, 2023 | $1,765,057 | 3 / 3.5 | 2,795 | 0.21 | 1994 | $632 | 42 | 98% |
| 794 Tyner Way | Oct 10, 2023 | $4,450,000 | 5 / 6 | 5,528 | 0.33 | 1997 | $805 | 28 | 101% |
| 830 Tyner Way | Oct 4, 2023 | $9,000,000 | 5 / 7.5 | 6,721 | 0.35 | 1981 | $1,339 | 104 | 90% |
| 205 Nadine Court | Sep 22, 2023 | $1,250,000 | 3 / 3 | 2,516 | 0.20 | 1981 | $497 | 49 | 100% |
| 975 Tyner Way | Sep 15, 2023 | $1,380,000 | 3 / 2 | 2,054 | 0.20 | 1977 | $672 | 446 | 90% |
| 429 Valerie Court | Sep 14, 2023 | $3,960,000 | 4 / 4.5 | 3,480 | 0.51 | 1988 | $1,138 | 45 | 97% |
| 1012 Marlene Street | Sep 8, 2023 | $1,205,000 | 3 / 2 | 2,172 | 0.29 | 1984 | $555 | 56 | 86.9% |
| 868 Tyner Way | May 26, 2023 | $3,182,000 | 4 / 3.5 | 3,858 | 0.27 | 1990 | $825 | 43 | 95% |
| 408 Tracy Court | Apr 14, 2023 | $1,395,000 | 4 / 2 | 1,521 | 0.34 | 1974 | $917 | 147 | 82% |
| 827 Tyner Way | Jan 23, 2023 | $1,600,000 | 3 / 2 | 1,873 | 0.29 | 1973 | $854 | 103 | 94% |
*Recorded with 0 days on market. 830 Tyner Way sold together with the adjoining parcel at 832 Tyner Way (0.28 acre). 429 Valerie Court sold twice. 827 Tyner Way and 592 Douglas Court, which the MLS files under Lower Tyner, are included because they are in Upper Tyner’s Incline Village Unit 2 subdivision. 582 Douglas Court closed on October 8, 2026, per Washoe County records, after 81 days on the market; its price is the county-recorded price. A 2025 family sale recorded by the county is 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. Source: Incline Village REALTORS® MLS; lot sizes from Washoe County Assessor parcel records; information deemed reliable but not guaranteed.
Price guide
Since 2023, Upper Tyner homes have sold for $447 to $1,408 per square foot. Location on the hill explains much of the spread: the largest homes and highest prices are on lower Tyner Way and the courts off it, and the original 1970s and 1980s homes on Dorcey Drive and the upper streets sit at the bottom. Here’s how the 37 recent sales break down by price.
11 sales · median $1,330,000
Original homes built from 1971 to 1984, most under 2,200 sq. ft., on Dorcey Drive, upper Tyner Way, Marlene Street and several courts. 592 Douglas Court, the lowest sale since 2023, sold for $1,070,000 in July 2025.
11 sales · median $1,765,057
Larger or updated 1970s and 1980s homes and four built in 1993 and 1994 on Dorcey Drive, among them 920 Dorcey Drive, a five-bedroom home of 3,970 sq. ft. that sold for $1,775,000. Cole represented the buyer of 943 Dorcey Drive ($1,765,057, 2023), and 909 Tyner Way sold for $1,825,000 in June 2026 without a public listing.
5 sales · median $2,200,000
A mix: 941 Tyner Way, finished in 2023, sold for $2,200,000 in July 2024; 594 Douglas Court, a five-bedroom 1980 home on 0.39 acre, for $2,550,000; and two homes on Tyner Way for $2 million each.
10 sales · median $4,172,500
Every sale in this range was on Tyner Way between Nos. 774 and 868 or on Valerie, Tracy and Douglas courts: larger homes, several over 4,500 sq. ft., led by 830 Tyner Way at $9 million and 405 Tracy Court at $6 million.
43 of Upper Tyner’s 121 vacant lots are privately owned, far more than in neighboring Jennifer. The other 78 belong to the U.S. Forest Service (43), the State of Nevada (32) and Washoe County (3). A 0.31-acre lot at 968 Tyner Way sold for $535,000 in October 2024, and five homes have been built since 2020. Whether a lot can be built on depends on its TRPA score and allowed land coverage, so verify both, and get a builder’s estimate, before you buy.
909 Tyner Way sold for $1,825,000 in June 2026 without a public listing; it was added to the MLS only when it sold. In a neighborhood where about ten homes change hands a year, the best ones can go quickly. Ask Cole about off-market homes.
Lifestyle & location
Upper Tyner sits at the top of Tyner Way, about 9 to 10 minutes by car from Incline High, Raley’s and the village center and 11 to 12 minutes from the beaches. Its upper streets are about as high as the Mt. Rose Highway’s scenic overlook, about 4 miles away by road, and Tahoe Meadows and the Tahoe Rim Trail are about 16 minutes up the highway.
| Destination | Where | Driving |
|---|---|---|
| Mountain Course clubhouse (IVGID) | 690 Wilson Way | 2.7 mi · 8 min |
| Incline High School | 499 Village Blvd. | 2.8 mi · 9 min |
| Incline Elementary School | 915 Northwood Blvd. | 2.8 mi · 9 min |
| Christmas Tree Village shops | 868 Tahoe Blvd. | 3.1 mi · 10 min |
| Raley’s grocery & village shops | 930 Tahoe Blvd. | 3.2 mi · 10 min |
| Championship Golf Course | 955 Fairway Blvd. | 3.2 mi · 11 min |
| Incline Village Library | 845 Alder Ave. | 3.3 mi · 10 min |
| Incline Middle School | 931 Southwood Blvd. | 3.5 mi · 11 min |
| Lake Tahoe School (private, PreK–8) | 995 Tahoe Blvd. | 3.8 mi · 11 min |
| IVGID Recreation Center | 980 Incline Way | 3.9 mi · 12 min |
| Ski Beach & Incline Beach (IVGID) | Lakeshore Blvd. | 3.9–4.1 mi · 12 min |
| Hyatt Regency & Country Club Dr. dining | 111 Country Club Dr. | 4.0 mi · 13 min |
| Burnt Cedar Beach & pool (IVGID) | 665 Lakeshore Blvd. | 4.1 mi · 11 min |
| Mt. Rose Highway scenic overlook | Mt. Rose Hwy. (SR 431) | 4.2 mi · 9 min |
| Diamond Peak Ski Resort | 1210 Ski Way | 4.4 mi · 14 min |
| Tahoe East Shore Trail at Tunnel Creek Café | SR 28 | 4.9 mi · 13 min |
| Crystal Bay & the California line | SR 28 | 6.0 mi · 15 min |
| Kings Beach, CA | SR 28 | 7.4 mi · 18 min |
| Sand Harbor State Park | SR 28, East Shore | 7.8 mi · 19 min |
| Tahoe Meadows trailhead (Tahoe Rim Trail) | Mt. Rose Hwy. (SR 431) | 8.2 mi · 16 min |
| Mt. Rose Ski Tahoe | Mt. Rose Hwy. (SR 431) | 11 mi · 21–25 min |
| Truckee, CA | via SR 267 | 19 mi · 36–40 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.
Upper Tyner homes sit at a median of about 7,499 feet. Measured by the homes sold since 2023, it is the highest of Incline Village’s MLS areas, ahead of Apollo and Jennifer. Height brings big skies and, from many lots, a long view over the trees to the lake, but also the most snow in town. Compare higher and lower elevation living.
The Mt. Rose Highway’s scenic overlook, at about 7,600 feet, is about as high as Dorcey Drive and Marlene Street and about 4 miles away by road (9 minutes). From Upper Tyner’s upper streets, homes with an opening in the trees look out over the village to the lake in much the same way. Up the highway, the Tahoe Rim Trail at Tahoe Meadows is about 16 minutes away.
Of Upper Tyner’s 121 vacant lots, 78 are public land. The U.S. Forest Service owns 43, most bought from 1986 to 1990, when it was buying environmentally sensitive lots around Lake Tahoe, and the State of Nevada 32. They stay undeveloped, and the Second Creek ravine runs along the neighborhood’s west side, so many homes back onto trees.
At about 6,920 to 7,730 feet, Upper Tyner sits higher than any other Incline neighborhood, so expect the most snow in town. Plan for sloped driveways, snow removal, a vehicle that handles winter roads and roof upkeep, and allow extra time on winter mornings.
Upper Tyner is in the Washoe County School District. Incline Elementary, Incline Middle and Incline High School are about 9 to 11 minutes away by car. Lake Tahoe School, a private PreK–8 school, is about 11 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 an Upper 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. Every Upper Tyner home sold through the MLS since 2023 was listed without association dues. |
| Homeowners insurance | Upper Tyner borders public forest on its upper and west edges, 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 Upper Tyner homes were built from the 1970s through the 1990s, and many buyers plan to remodel. Additions, rebuilds and new homes on vacant lots require Washoe County permits and must meet Tahoe Regional Planning Agency (TRPA) land-coverage rules, and steep lots 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 about 6,920 to 7,730 feet, Upper Tyner gets the most snow in Incline Village: 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
Upper Tyner is on the north side of Incline Village, Nevada 89451, at the top of Tyner Way, above Lower Tyner and west of Jennifer. It covers Tyner Way from No. 760 up, Dorcey Drive, Marlene and Garen streets and the courts off them. Tyner Way connects it down through Lower Tyner and, by way of Jennifer Street, to the Mt. Rose Highway (SR 431).
Single-family homes have sold for $1,070,000 to $9,000,000 since January 2023, with a median of $1,825,000 and an average of $840 per square foot. In 2026 (through October 14), 8 homes sold at a median of $1,825,250. Location on the hill matters: lower Tyner Way and Valerie, Tracy and Douglas courts have a median of $3.39 million, the upper streets $1.6 million.
Upper Tyner. Its homes sit at about 6,920 to 7,730 feet, with a median of about 7,499 feet, and by the homes sold since 2023 it is the highest of Incline Village’s MLS areas, ahead of Apollo and Jennifer. Marlene Street and Sheri Court are the highest streets.
Washoe County records show 273 single-family homes in Upper Tyner’s part of the Incline Village Unit 2 subdivision and 121 vacant lots, 78 of them public land. The median lot is about a quarter acre, and 19 homes sit on half an acre or more. About 10 homes sell each year.
They share Tyner Way. Lower Tyner runs from Dale Drive up to about No. 760 at roughly 6,550 to 7,210 feet; Upper Tyner continues up from there, with Dorcey Drive and Marlene Street, at about 6,920 to 7,730 feet. Lower Tyner is closer to the village and the lake, and its median sale since 2023, $2.4 million, is above Upper Tyner’s $1.83 million.
They are neighbors on the north side of town. Jennifer, along Jennifer Street and Geraldine Drive, sits east of Upper Tyner and lower, closer to the Mt. Rose Highway, the schools and the village. Its median sale since 2023, $1.54 million, is below Upper Tyner’s $1.83 million.
Some do. The hillside sits about 700 to 1,500 feet above Lake Tahoe: some homes look over the trees, or across the Second Creek ravine, to the lake, and others have forest views. Trees and orientation make every lot different, so judge the view in person.
Sometimes. 43 of Upper Tyner’s 121 vacant lots are privately owned, more than in most north-side neighborhoods, and a 0.31-acre lot on Tyner Way sold for $535,000 in 2024. County records show five homes built since 2020. Whether a lot can be built on depends on its TRPA score and allowed land coverage, and every new home needs Washoe County permits.
Expect the most snow in Incline Village: Upper Tyner is the highest neighborhood. Plan for a sloped driveway, snow removal and a vehicle that handles winter roads.
About 10 homes sell a year, and two were listed on October 14, 2026, with three more under contract. Prices have been steady: the 2026 median, $1,825,250, is close to 2025’s $1,820,500. Well-priced homes move: since 2023, those that sold within 60 days closed at an average of 95.9% of their original list price, against 84.5% for those that sat more than 120 days.
Sometimes. 909 Tyner Way sold for $1,825,000 in June 2026 without a public listing; it was added to the MLS only when it sold. Ask Cole about off-market homes.
Public forest borders the neighborhood, and the Tahoe Rim Trail at Tahoe Meadows is about 16 minutes away by car, up the Mt. Rose Highway. The paved Tahoe East Shore Trail, which runs about 3 miles from Incline Village to Sand Harbor, is about 13 minutes away at Tunnel Creek Café.
Incline High School and Incline Elementary are each about 2.8 miles away (9 minutes) and Incline Middle about 3.5 miles (11 minutes), all in the Washoe County School District. Confirm school assignments for any address with the district.
Burnt Cedar, Ski and Incline beaches, on Lakeshore Boulevard, are about 3.9 to 4.1 miles away, roughly an 11- to 12-minute drive. 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 a 14-minute drive. Mt. Rose Ski Tahoe is about 11 miles up the Mt. Rose Highway, about 21 to 25 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.
No. Upper Tyner’s single-family homes have no homeowners association, and every Upper Tyner home sold through the MLS since 2023 was listed without association dues.
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.
Prices have held: 8 homes sold in 2026 through October 14 at a median of $1,825,250, against $1,820,500 in 2025, and they closed at 93.0% of their original list price on average. Pricing is key: since 2023, homes that sold within 60 days closed at 95.9% of their original list price on average, against 84.5% for those that sat more than 120 days. Request a free home valuation from Cole.
Compare neighborhoods
Weighing Upper 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 Upper Tyner, Cole represented the buyer of 943 Dorcey Drive. Ask for a private tour, a street-by-street comparable-sales report for Upper Tyner, 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
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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.
