About Incline Village
Incline Village is the crown jewel of North Lake Tahoe's Nevada side. Nestled between the Sierra Nevada peaks and the crystal-clear waters of Lake Tahoe, this master-planned community offers a unique blend of mountain living and resort-style amenities. Residents enjoy access to two private beaches — Incline Beach and Burnt Cedar Beach — along with world-class skiing at Diamond Peak, championship golf courses, and the Recreation Center.
The real estate market here ranges from cozy condos near the village center to multi-million-dollar lakefront estates along Lakeshore Boulevard. Incline Village is a top choice for buyers seeking Nevada's tax advantages, including no state income tax and no inheritance tax, combined with immediate access to Lake Tahoe's outdoor recreation.
The community maintains a year-round population of approximately 9,000 residents and sees a significant influx of seasonal visitors. The village center provides everyday essentials including grocery stores, restaurants, and medical services, while Reno's international airport is just 35 minutes away.
Current Market Snapshot (as of February 2026)
- Median Single-Family Home Price: $4,100,000
- Median Condominium Price: $1,000,000
- Average Days on Market: 61 days (Single-Family)
- Market Condition: Balanced, with approximately 5 months of supply.
Market data is sourced from our direct MLS integration and updated in real-time. Median prices reflect monthly transaction data and may vary based on the mix of properties sold.
Nevada Tax Advantages
| Tax Type | Nevada | California |
|---|
| State Income Tax | 0% | Up to 13.3% |
| Capital Gains Tax | 0% (state level) | Up to 13.3% |
| Corporate Income Tax | 0%* | 8.84% |
| Estate/Inheritance Tax | None | None (federal still applies) |
| Property Tax Rate | ~0.66% | ~1.1% avg |
*Nevada levies no corporate income tax. Businesses with Nevada gross revenue exceeding $4M are subject to the Commerce Tax (0.051%–0.331% depending on industry classification). This threshold does not affect most individual property owners.
Short-Term Rental Investment Potential
Incline Village is one of the few Lake Tahoe communities where short-term rentals remain legal and actively permitted. Our portfolio of 45+ managed properties demonstrates that well-positioned properties in prime neighborhoods consistently outperform generic market data. Luxury properties in prime locations regularly exceed $160,000 in gross annual revenue. View our full STR Investment Guide with real yield data →
Explore Incline Village Neighborhoods
Incline Village encompasses over a dozen distinct neighborhoods, each with its own character, price point, and investment profile. The three most popular subdivisions for buyers and investors are:
All Incline Village Neighborhoods
Lakefront — Ultra-luxury estates on Lakeshore Boulevard
The Lakefront neighborhood along Lakeshore Boulevard represents the pinnacle of luxury real estate in the Tahoe basin. Featuring ultra-luxury custom estates set directly on the pristine shores of Lake Tahoe, this area commands the highest prices in the region, often exceeding $20 million. Due to the astronomical price points and extreme exclusivity, these legacy properties are rarely utilized as short-term rentals.
Eastern Slope — Panoramic views at 7,000+ feet
Positioned high above the town at approximately 7,000 feet, the Eastern Slope is renowned for its panoramic, unobstructed views of Lake Tahoe and its sunny, southwestern exposure. The neighborhood features larger lots, offering significant privacy, and is characterized by sprawling custom mountain homes.
Lower Tyner — Mid-elevation near Diamond Peak and golf
Lower Tyner offers a compelling balance of mid-elevation views and convenient access to Incline Village's amenities. Situated near Diamond Peak Ski Resort and the Championship Golf Course, this neighborhood features a diverse mix of single-family homes, condominiums, and townhouses at more accessible price points than the lakefront areas.
Upper Tyner — Serene alpine retreat with lake views
Ascending higher up the mountain from Lower Tyner, the Upper Tyner neighborhood is defined by its serene, quiet atmosphere and winding, forested roads. Homes in this area often feature spectacular lake views and a profound sense of peace and seclusion.
Ski Way — Slope-side living near Diamond Peak
The Ski Way neighborhood is located directly adjacent to Diamond Peak Ski Resort. This area is heavily populated with classic alpine chalets, Tyrolean-style homes, and numerous condominium complexes. Ski Way is arguably the strongest performing neighborhood for winter short-term rentals.
Golf Course — Fairway-side living on the greens
The Golf Course neighborhood is centrally located and winds around the fairways of the Championship and Mountain golf courses. Offering a lush, greenbelt setting at a lower, easily accessible elevation, this area features a mix of high-end single-family homes and upscale condominiums.
The Woods — Family-friendly and practical
Located at a lower elevation near the center of town, The Woods is a highly practical and popular neighborhood for families and year-round residents. It is situated close to the high school, Preston Field, and Sierra Nevada University. The area offers a convenient, walkable location with excellent value.
Apollo — Highest elevation, wilderness seclusion
The Apollo subdivision sits at the highest elevation in Incline Village, tucked away on the northern edge of town and surrounded by pristine national forest land. This well-established neighborhood features single-family homes that offer spectacular, sweeping views of Lake Tahoe.
Jennifer — Scenic elevation, cabin-in-the-woods feel
The Jennifer neighborhood is located at a higher, scenic elevation, surrounded by dense pine forests. It offers a wide variety of single-family residences, many of which capture beautiful lake views through the trees. The area is known for its quiet, tucked-away feel.
Central — The walkable commercial and residential core
The Central neighborhood forms the commercial and residential core of Incline Village. This highly diverse area includes apartments, condominiums, townhouses, and some single-family homes. It is the hub of daily life, housing the Hyatt Regency Hotel, local restaurants, schools, the library, and the Recreation Center.
Crystal Bay — Historic charm and dramatic lake views
While technically a distinct community sharing the 89451 zip code, Crystal Bay is situated on the northern border of Incline Village, straddling the California-Nevada state line. Known for its dramatic granite boulders, steep terrain, and historic casinos, this area offers some of the most spectacular, unobstructed lake views in the region.
