Most people shopping for a condo in Incline Village start with a feeling about the place: pines, the lake, Diamond Peak in winter. The listings then hand them a puzzle. Two units of similar size can sell for very different prices, the monthly dues on one can be double the dues on the other, and a unit with a sliver of lake view can cost more than a larger one next door. The question that matters is which complex fits the budget, the monthly cost and the way you plan to use the place, and what the sales record says about each one.
To answer it, we pulled every condominium and townhouse sale with an MLS closing date from October 1, 2023 to September 30, 2026 in ZIP 89451 (Incline Village) and ZIP 89402 (Crystal Bay) from both boards that carry Tahoe listings: the Incline Village Board of REALTORS feed and the Northern Nevada Regional MLS. After removing 110 records that were the same sale entered on both boards, 334 sales remained, and 311 of them could be tied to a named complex. We then compared each complex on price per square foot, size, HOA dues, what the dues cover, lake views, financing, time to an accepted offer and discounts from the first asking price, and counted the 50 condos for sale on November 14, 2026.
Incline Village and Crystal Bay condos sold for a median $919,000, or $642 per square foot, across 334 MLS closings from October 2023 to September 2026, with median HOA dues of $651 a month. Among the busiest complexes away from the shore, price per foot ran from $487 at Mountain Shadows to $890 at Forest Pines, while lakefront buildings sold for a median $2,103 per square foot. Cash bought 52.2% of sales with recorded financing.
- Mountain Shadows was the busiest complex, 39 sales at a median $672,000 from October 2023 to September 2026.
- A lake view added 18% per square foot; lakefront buildings sold for over three times the no-view price per square foot.
- Median dues on 2026 closings were $750, up from $598 on 2024 closings.
- No condo project in ZIP 89451 held FHA approval on November 14, 2026.
- Fifty condos were for sale on November 14, 2026, about 4.5 months of supply.
| Complex | Sales | Median price | Per sq ft | Median size | Median dues | Dues on 2026 sales | Paid cash | Days to offer | For sale Nov. 14 |
|---|---|---|---|---|---|---|---|---|---|
| Mountain Shadows | 39 | $672,000 | $487 | 1,360 sq ft | $725 | $725 (8) | 15 of 31 | 61 | 5 |
| Bitterbrush | 28 | $1,220,000 | $744 | 1,576 sq ft | $613 | $970 (5) | 15 of 24 | 49.5 | 2 |
| McCloud | 23 | $960,000 | $836 | 1,111 sq ft | $973 | $1,123 (10) | 13 of 20 | 86 | 2 |
| Third Creek | 18 | $1,550,000 | $805 | 1,834 sq ft | $763 | $773 (10) | 7 of 15 | 40.5 | 1 |
| Ski Way Ridge | 12 | $555,000 | $522 | 1,064 sq ft | $630 | $985 (4) | 8 of 10 | 93 | 2 |
| Burgundy Hill | 10 | $712,000 | $617 | 1,244 sq ft | $595 | $605 (2) | 5 of 10 | 80 | 0 |
| Tahoe Racquet Club | 10 | $922,500 | $620 | 1,649 sq ft | $565 | $645 (2) | 3 of 9 | 92 | 1 |
| Forest Pines | 9 | $1,119,000 | $890 | 1,253 sq ft | $650 | $800 (3) | 2 of 8 | 29 | 6 |
| Coeur du Lac | 9 | $918,000 | $863 | 1,200 sq ft | $795 | $795 (3) | 2 of 7 | 14 | 2 |
| Incline Manor | 9 | $658,000 | $685 | 960 sq ft | $575 | $575 (1) | 2 of 6 | 22 | 2 |
| Woodstock | 8 | $646,250 | $583 | 1,230 sq ft | $795 | $795 (2) | 1 of 7 | 53.5 | 3 |
| Lakeshore Terrace | 7 | $3,200,000 | $1,690 | 1,802 sq ft | $800 | $833 (2) | 3 of 5 | 31 | 0 |
| All 334 sales | 334 | $919,000 | $642 | 1,360 sq ft | $651 | $750 (100) | 144 of 276 | 48 | 50 |
How were the 334 Incline Village condo sales matched to complexes?
The Incline Village Board of REALTORS feed carries a complex name on most condo records, and that field did most of the work: 254 of the 334 sales took their complex from it. The other records came from the Northern Nevada Regional MLS, where the subdivision field often holds the recorded plat name rather than the complex. A unit at 333 Ski Way, for example, was filed under a Mountain Shadows plat even though every other sale at that address belongs to Ski Way Ridge. So for those records we matched the street number and street name against sales the Incline board had already named, which placed 42 more sales, and used the subdivision field only where no address match existed. Twenty-three sales still had no recoverable complex. They stay in every all-condo figure and are left out of the complex rows.
Removing duplicates mattered as much as naming. Many Incline units are listed on both boards under different MLS numbers, so we treated two records as one sale when the unit matched and the closing dates fell within 45 days, or when one board wrote the unit differently and the building and price matched. That removed 110 of the 444 condo and townhouse records. We spot-checked the address groupings against public records, too: HUD's condominium list gives 321 Ski Way as the address of Mountain Shadows, the same address the MLS records carry for all 39 of its sales.
The window runs from October 1, 2023 to September 30, 2026 because September is the most recent month that ended more than 40 days before the pull, the settling period we allow for late-posted closings in written reports. For context we also counted 142 single-family sales in the same ZIPs and months, which closed at a median $2,289,000, or $860 per square foot. With houses at more than twice the condo median, the complex choice carries much of the weight for buyers below that level. The Incline Village condos for sale page shows today's listings on the same map of complexes.
Which Incline Village condo complexes cost the most and least per square foot?
Price per square foot spreads widely, even among complexes a short walk apart. Over the three years ending September 30, 2026, Mountain Shadows sold for a median $487 per square foot, Ski Way Ridge for $522 and Woodstock for $583. At the other end of the main group, Forest Pines reached $890, Coeur du Lac $863, McCloud $836 and Third Creek $805. Lakeshore Terrace, the one lakefront building with seven sales, sold for a median $1,690 per foot.
Location inside Incline explains much of the gap. The MLS divides the town into areas, and the 83 condo sales in the area the board calls Central South of Highway 28, the lake side of the highway, where Forest Pines, Coeur du Lac, McCloud and Tahoe Racquet Club sit, closed at a median $691 per foot from October 2023 to September 2026. The 67 sales in the Skiway area, up the hill toward Diamond Peak, where Mountain Shadows, Ski Way Ridge and Burgundy Hill sit, closed at $526. The 27 sales around the Championship golf course, which includes much of Third Creek, came in at $671.
Size and age matter too. Mountain Shadows is mostly a single floor plan: 30 of its 39 sales from October 2023 to September 2026 were 1,360 square feet, and the MLS gives 1969, 1970 or 1971 as the year built on all of them. A complex where nearly every unit is the same size and age gives a buyer a clean benchmark, and a seller little room to argue for a premium. McCloud, with MLS year-built entries from 1982 to 1994 and a mix of one-, two- and three-bedroom units, sold smaller units at higher prices per foot.
How much does a lake view or a lakefront building add to an Incline condo?
The MLS View field marks whether a listing agent recorded a lake view, and the MLS area marks lakefront buildings. Across the 318 sales with a View entry from October 2023 to September 2026, units with a recorded lake view in buildings that are not on the shore sold for a median $744 per square foot, against $628 for units with no lake view recorded. That is an 18% difference per foot. The 17 sales in lakefront buildings, in the areas the board calls Lakefront Incline and Crystal Bay Lakefront, sold for a median $2,103 per foot and $4,000,000 per unit, a little more than three times the no-view figure per foot.
| Measure | Lakefront buildings | Lake view, not lakefront | No lake view recorded |
|---|---|---|---|
| Sales | 17 | 47 | 254 |
| Median sale price | $4,000,000 | $1,225,000 | $820,000 |
| Median price per sq ft | $2,103 | $744 | $628 |
| Median size | 1,760 sq ft | 1,444 sq ft | 1,360 sq ft |
| Median monthly HOA dues | $833 | $613 | $662 |
| Median recorded annual tax bill | $7,808 | $4,186 | $2,691 |
| Paid cash (sales with recorded financing) | 12 of 17 | 29 of 47 | 103 of 211 |
| Median days to accepted offer | 33 | 44 | 56.5 |
| Median sale price vs. original ask | 96.9% | 95.8% | 94.2% |
The lakefront sales from October 2023 to September 2026 came from five buildings: Crystal Shores (five sales at a median $3,350,000), Lakeshore Terrace (four of its seven sales are coded lakefront), Stillwater Cove in Crystal Bay (four sales at a median $5,125,000, with median dues of $2,080), 999 Lakeshore and Crystal Bay Cove (two sales each). The single highest sale in the study, $10,650,000, was a Stillwater Cove unit. Lake views among the non-shore complexes cluster in a few places: 23 of Bitterbrush's 28 sales recorded one, as did 6 of 10 at Burgundy Hill.
Two cautions keep the comparison honest. The View field is filled in by the listing agent, so a "lake view" can mean a panorama or a glimpse through trees, and the photos and a visit decide which. And the premium comes partly from which complexes have the views, not only from the views themselves; only two complexes had at least four sales both with and without a recorded lake view, and inside them the gap was far smaller: $744 against $698 per foot at Bitterbrush and $626 against $617 at Burgundy Hill. Our Lake Tahoe waterfront homes guide covers the shoreline side, and the lakefront homes for sale page lists what is on the market now.
Where are the least expensive condos in Incline Village?
Forty-five of the 334 sales, 13.5%, closed under $600,000 from October 2023 to September 2026, and most of them came from a short list of buildings. Mountain Shadows supplied 10 of those sales and Ski Way Ridge 9, with Pinebrook (4 one-bedroom sales at a median $390,000 and 600 square feet), Woodstock (3), Toepa (2) and a scattering of others behind them. The under-$600,000 group sold at a median $516 per foot for a median 1,064 square feet, so the entry price buys a smaller, older unit, usually up the hill.
Ski Way Ridge is the clearest example. Eleven of its 12 sales from October 2023 to September 2026 were 1,064 square feet, the MLS gives 1980 as the year built on all 12, and 8 of the 10 sales with recorded financing were cash. Prices ranged from $415,000 to $772,500. Its recorded dues moved from $597 on 2024 sales to $985 on 2026 sales, and a buyer weighing it against a slightly larger Mountain Shadows unit should put that monthly figure next to the price before choosing.
The bedroom count changes the picture as well. The 32 one-bedroom condos that sold went for a median $577,500, the 99 two-bedrooms for $910,000, the 172 three-bedrooms for $997,500 and the 30 with four or more for $1,390,000, all from October 2023 to September 2026. Price per foot barely moved across those groups, from $625 to $711, because the bigger units sold for proportionally more.
On November 14, 2026, eight of the 50 condos for sale were listed under $600,000. A buyer with a hard budget near that line can watch new listings in the cheaper buildings rather than waiting for a price cut in the village core, where the low end of the market rarely reaches. The Incline Village hub groups those listings by neighborhood, and our Incline Village cost-of-living guide covers the household costs that come with the address.
What do Incline Village HOA dues cover, and how fast are they rising?
Dues in Incline cover a long list of services, which helps explain the numbers. Of the 271 sales whose listing named what the dues include, 256 listed snow removal, 223 insurance, 218 trash, 202 water and 195 sewer, from October 2023 to September 2026. At this elevation, snow removal and the association's insurance arrive inside the monthly figure rather than as separate bills.
The trend is the part buyers notice. The median recorded dues on 2024 closings were $598 across 89 sales. On closings from January to September 2026 they were $750 across 100 sales. Some of that reflects which units sold, but the same pattern shows inside individual complexes: recorded dues at McCloud moved from a median $598 on five 2024 sales to $1,123 on ten 2026 sales, Bitterbrush from $613 to $970, Ski Way Ridge from $597 to $985 and Coeur du Lac from $545 to $795. Other complexes barely moved. Mountain Shadows went from $706 to $725 and Burgundy Hill from $595 to $605.
The MLS does not say why dues changed, so the reason has to come from the association's budget and minutes. When a complex's recorded dues jump between sales, ask for the current operating budget, the reserve summary and proof of the association's insurance, all of which belong in the resale package Nevada law requires. The budget and reserve summary show whether an increase pays for higher operating costs or for reserves, and that tells you more about the next few years of ownership than the current number does.
What does an Incline Village condo cost to own each year before the mortgage?
Before any loan payment, two costs dominate: HOA dues and the property tax bill, which in Incline also carries the IVGID facility fees covered in the next section. To put a number on them, we multiplied the median dues recorded on each complex's closings from January to September 2026 by 12 and added the median annual tax bill recorded on those same closings. On the one unit we traced to its Washoe County Treasurer record, the MLS tax figure matched the owner's full 2025 bill, the bill that carries IVGID's facility fees; that unit's bill was $3,382 for 2024, $4,541 for 2025 and $4,949 for 2026. Listing agents enter the figure, so it can trail the latest bill by a year.
| Complex | Dues per year | Recorded tax bill | Total per year | Per month |
|---|---|---|---|---|
| Incline Manor | $6,900 (1) | $2,212 (1) | $9,112 | $759 |
| Tahoe Racquet Club | $7,740 (2) | $2,870 (2) | $10,610 | $884 |
| Burgundy Hill | $7,260 (2) | $3,947 (2) | $11,207 | $934 |
| Mountain Shadows | $8,700 (8) | $2,939 (8) | $11,639 | $970 |
| Coeur du Lac | $9,540 (3) | $2,830 (3) | $12,370 | $1,031 |
| Woodstock | $9,540 (2) | $2,938 (2) | $12,478 | $1,040 |
| Forest Pines | $9,600 (3) | $3,702 (3) | $13,302 | $1,109 |
| Ski Way Ridge | $11,820 (4) | $2,995 (4) | $14,815 | $1,235 |
| Third Creek | $9,276 (10) | $6,112 (10) | $15,388 | $1,282 |
| Lakeshore Terrace | $10,000 (2) | $7,751 (2) | $17,751 | $1,479 |
| McCloud | $13,476 (10) | $4,917 (10) | $18,393 | $1,533 |
| Bitterbrush | $11,640 (5) | $7,443 (5) | $19,083 | $1,590 |
The spread is wide: from about $759 a month at Incline Manor, based on its one 2026 sale, to $1,590 at Bitterbrush, before the mortgage, a condo insurance policy for the interior and utilities the dues do not cover. Small counts move these figures, so treat them as a starting point and replace them with the unit's actual HOA statement and tax bill once you are serious about a property.
One quirk of Nevada property tax makes the tax column lower than many buyers expect. Across the 102 closings from January to September 2026 with a recorded bill, the median bill was $3,800, about 0.39% of the sale price, and the next section explains why a purchase does not reset it to the price you pay. Our guide to buying a second home in Incline Village walks through insurance and travel costs for part-time owners, which this table leaves out.
How are property taxes calculated on an Incline condo after you buy?
Nevada does not tax a home on its sale price. The Washoe County Assessor's appraisal page explains that taxable value is the full cash value of the land plus the replacement cost of the buildings, less depreciation of 1.5% of replacement cost for each year of the structure's age. The Assessor's guide to the value notice adds that assessed value is 35% of taxable value, and the tax rate applies to that. A 1971 condo carries decades of depreciation on its building, which is why closings from January to September 2026 recorded a median bill of about 0.39% of the sale price.
The cap on increases is the second piece, and it trips up second-home buyers. The Washoe County Assessor's tax cap page describes a 3% cap on the tax bill of an owner's primary residence and a higher cap on other properties. Under NRS 361.4722, that higher general cap is the lesser of 8% or the greater of the county's 10-year average growth in assessed value and twice the prior year's consumer price inflation, measured against the prior year's bill. The 3% cap in NRS 361.4723 applies only to a single-family residence that is the owner's primary residence.
A sale does not reset the bill to the purchase price, but it can change which cap applies. The Assessor mails an affidavit after a change of ownership, and a buyer who will live in the condo full time should return it to claim the 3% cap. A second home stays under the general cap, while a long-term rental can qualify for 3% only through the rental affidavit the Assessor requires every year. Our Incline Village tax advantages guide covers what changes, and what does not, if you make Incline your legal residence.
Do Incline Village condo owners get IVGID beach access, and what does it cost?
Much of what draws buyers to Incline belongs to the Incline Village General Improvement District, known as IVGID: the restricted beaches, the golf courses, Diamond Peak and the recreation center. IVGID pays for it partly through two annual charges placed on the property tax bill. According to IVGID's facility fee FAQ, the fiscal year 2026-27 bill carries a $1,385 Recreation Facility Fee and a $145 Beach Facility Fee, $1,530 in total, up from $1,375 in fiscal year 2025-26, when the split was $720 and $655. The same FAQ says the fees can go up or down in future years depending on capital projects.
What the fees buy depends on the parcel. IVGID's passes and punch cards page says each parcel and dwelling unit assessed a Recreation Facility Fee can receive five IVGID Picture Passes and Recreation Punch Cards in combination, for reduced rates at IVGID facilities. Access to the restricted IVGID beaches goes to parcels that also pay the Beach Facility Fee, and the same page describes owners who pay a reduced Recreation Facility Fee and do not receive beach privileges.
For a condo buyer, that makes beach access a fact to verify, not assume. Listing remarks often promise it: 54 of the closed sales in this study mentioned IVGID or beach access in their public remarks. The reliable check is the unit's Washoe County tax bill, which shows whether both fees are levied, plus a call to IVGID about the parcel's pass status. Crystal Bay buyers should ask the same question early, since the answer is set parcel by parcel. Our Lake Tahoe Nevada versus California guide explains how this district structure differs from the California side of the lake.
Can you rent out an Incline Village condo short term?
Two separate rulebooks decide it: Washoe County's and the complex's own. Washoe County's short-term rental FAQ, last updated October 20, 2022, says a county permit is required before advertising or renting a single-family home, apartment or condominium in unincorporated Washoe County for less than 28 days, and that renting for less than 28 days at any point in the year requires the permit. Permits are valid for 12 months and must be renewed. In the Tahoe Basin, the county evaluates occupancy against parking at one space for every four occupants, and a condo owner proves assigned spaces with passes or a letter from the HOA.
The county's permit does not override the association. The same FAQ says the county is not a party to CC&Rs and does not enforce them, and that its ordinance does not change a common-interest community's ability to prohibit short-term rentals. So a unit can be eligible for a county permit and still be barred by its complex. Read the declaration, the rules and any rental policy in the resale package, and ask the manager whether a rental moratorium or minimum stay is under discussion.
Rentals also affect financing. Fannie Mae's Selling Guide on ineligible projects excludes projects that are primarily transient or offer hotel-type services or characteristics such as registration services and rentals of units on a daily or short-term basis, along with projects professionally managed by a hotel or resort management company that also facilitates short-term rentals for owners, and projects whose name contains hotel, motel or resort unless it refers to a historical use. A complex that runs like a lodge can be hard to finance conventionally even if your own plans are personal use. The county STR rules guide covers permit tiers and inspections in more detail.
How do buyers pay for Incline condos, and can you use an FHA loan?
Cash is the norm. Of the 276 sales from October 2023 to September 2026 with recorded financing, 144 (52.2%) were cash, 118 conventional, 7 used 1031 exchange funds, 5 were seller financed and 2 used VA loans. None was recorded as FHA. Cash was most common at the top of the market: 66.7% of sales from $1.3 million to $1.99 million and 72.4% at $2 million and up, against 54.1% under $600,000, 41.5% from $600,000 to $899,000 and 50.0% from $900,000 to $1.29 million.
| Price band | Sales | Per sq ft | Median size | Median dues | Paid cash | Days to offer | Sale vs. original ask |
|---|---|---|---|---|---|---|---|
| Under $600,000 | 45 | $516 | 1,064 sq ft | $693 | 20 of 37 | 77 | 92.4% |
| $600,000 to $899,000 | 117 | $586 | 1,312 sq ft | $600 | 39 of 94 | 46 | 95.1% |
| $900,000 to $1.29 million | 92 | $701 | 1,576 sq ft | $650 | 40 of 80 | 62 | 93.5% |
| $1.3 million to $1.99 million | 43 | $789 | 1,849 sq ft | $652 | 24 of 36 | 37 | 95.2% |
| $2 million and up | 37 | $1,690 | 2,160 sq ft | $800 | 21 of 29 | 31 | 95.9% |
FHA buyers face a structural wall. On November 14, 2026, HUD's FHA condominium search returned nine project records for ZIP 89451 and none was approved: seven approvals had expired, the most recent on February 1, 2024, and two single-unit approval requests, for Mountain Shadows in July 2020 and White Pine Estates in July 2023, were rejected. A search of ZIP 89402 returned no records. Lakeshore Terrace appears on the list as a 58-unit project whose approval expired in December 2013.
Conventional loans work in many complexes, but the lender reviews the project as well as the borrower. For a second home, Fannie Mae's occupancy rules require the property to be under the borrower's exclusive control, not primarily used as a rental and not subject to an agreement that gives a management firm control over occupancy. Units above conforming limits need jumbo financing, covered in our Lake Tahoe jumbo loan guide. Because the project is reviewed as well as the buyer, ask the lender behind your mortgage pre-approval to confirm the specific complex is eligible before you write an offer.
How long do Incline condos take to sell, and how far below asking do they close?
Most sales close below the first asking price, and the market slowed over the three years. Across all 334 sales from October 2023 to September 2026, 83.8% closed below the original list price, and the median sale came in at 94.7% of it. The median time from listing to an accepted offer was 48 days. In the 12 months to September 2024 that figure was 33 days; in the 12 months to September 2025 it was 49; and in the 12 months to September 2026 it was 60.
Prices did not fall as the pace slowed. The median sale price rose from $867,500 across 88 sales in the first year to $922,500 across 114 in the second and $972,500 across 132 in the third, while price per square foot moved from $635 to $666 and back to $647. Part of the rise in the median price came from larger units: the median size of a sold condo grew from 1,360 to 1,446 square feet in the third year. The cash share edged up as well, from 49.3% to 55.9% of sales with recorded financing. Over the same years, the single-family median in the same two ZIPs fell from $2,500,000 to $2,000,000, so the gap between a condo and a house narrowed.
Complexes vary more than the totals suggest. From October 2023 to September 2026, Coeur du Lac's nine sales reached an accepted offer in a median 14 days, at a median 98.3% of the original price, and Forest Pines took 29 days. Ski Way Ridge took 93 and Tahoe Racquet Club 92, and McCloud's units sold at a median 91.7% of their first asking price. A seller in a slower building should price for the building's record, not the town's.
How many Incline Village condos are for sale right now?
On November 14, 2026, 50 condos and townhouses were listed for sale in ZIPs 89451 and 89402 across the two boards after removing duplicate listings. Their median asking price was $885,000, or $678 per square foot, and the median listing had been on the market 153 days counted from its list date. Against the 132 sales in the 12 months to September 2026, an average of 11 a month, that is about 4.5 months of supply.
The supply sits unevenly. Forest Pines had six units for sale, Mountain Shadows five, and Woodstock and Fairway Pines three each, while Burgundy Hill and Lakeshore Terrace had none. Eight listings were priced under $600,000 and five at $2 million or more, including two at Stillwater Cove and one each at Crystal Shores, Granite Place and Crystal Tower. Six units for sale at Forest Pines, which recorded nine sales in three years, is a lot of competition for one small complex, and a buyer there has more room to negotiate than the complex's fast 29-day record suggests.
Winter also shapes the calendar. Closings from October 2023 to September 2026 bunched into summer and early fall, with 22 in September 2026 and 4 in January 2026. With the median listing on November 14, 2026 already 153 days on the market and winter the slowest stretch in the closing record, it is worth asking how long a unit has been listed and whether its price has changed before you make an offer. The Incline Village real estate market report tracks the whole town, houses included, and the top neighborhoods guide describes the areas around each complex.
Which Incline Village condo complex fits which kind of buyer?
The data points to a few clear matches between a buyer's main requirement and the complexes that have met it, using sales from October 2023 to September 2026 and listings on November 14, 2026.
| If your priority is | Look first at | What the record shows | What to check |
|---|---|---|---|
| Lowest entry price | Ski Way Ridge, Mountain Shadows, Pinebrook | Medians of $555,000, $672,000 and $390,000 | Dues trend at Ski Way Ridge; unit size at Pinebrook |
| Lowest monthly cost | Incline Manor, Tahoe Racquet Club, Burgundy Hill | About $759 to $934 a month in dues and tax on 2026 closings | Only one or two 2026 sales behind each figure |
| Lake side of Highway 28 | Forest Pines, Coeur du Lac, McCloud | $836 to $890 per sq ft south of Highway 28 | McCloud's dues of $1,123 on 2026 sales |
| Lake views without lakefront prices | Bitterbrush, Burgundy Hill | 23 of 28 and 6 of 10 sales recorded a lake view | View quality from the actual unit |
| House-sized space | Third Creek, Tahoe Racquet Club | Median sizes of 1,834 and 1,649 sq ft | Third Creek's recorded tax bill of $5,417 |
| On the shore | Lakeshore Terrace, Crystal Shores, Stillwater Cove | Medians of $3.2 million to $5.1 million | Stillwater Cove's $2,080 median dues |
Ski Way climbs from town toward Diamond Peak, and the Skiway area complexes sit along it, while the complexes south of Highway 28 sit on the lake side of town. Third Creek falls largely in the MLS area around the Championship golf course, where 10 of its 18 sales were coded. None of these labels is a rule, and the right unit inside a complex can matter more than the complex itself, which is why the dues statement, the floor plan and the view from the actual unit belong on the short list. For a wider look at the region's buildings, our comparison of downtown Reno's condo towers applies the same method to a very different market an hour away.
What should you check before making an offer on an Incline condo?
Nevada gives condo buyers a document set and a short window to read it. Under NRS 116.4109, the seller must furnish a resale package that includes the declaration, bylaws and rules, a statement of the monthly assessment and any unpaid amounts, the current operating budget and year-to-date financial statement with a summary of reserves, any unsatisfied judgments or pending legal actions, all current and expected fees, and proof of the association's required insurance. The buyer may cancel by written notice until midnight of the fifth calendar day after receiving that package, and cancellation is without penalty.
Use those five days on the items this study shows matter most in Incline. Compare the dues in the statement with the dues recorded on the complex's recent sales; if they differ, ask what changed and when. Read the reserve summary for planned roof, deck and siding work and how the association plans to pay for it. Check the insurance proof against what the dues are meant to cover. Read the rental rules and any minimum-stay language. Confirm parking: the county's short-term rental rules count parking spaces, and winter storage matters for anyone who keeps a car at the lake.
Furnishings deserve their own line in the contract. Of the 272 Incline board sales with a furnished entry, 149 were recorded as furnished or partially furnished, 59 as negotiable and 64 as unfurnished. If a furnished sale is part of the deal, attach an inventory so the condition at closing is clear. Finally, confirm the IVGID pass status for the parcel on its tax bill, since that is the benefit the address is usually sold on.
Where do you start if you want to buy an Incline Village condo?
Start with the monthly number, not the list price. Decide the total you are comfortable carrying each month, then subtract the complex's dues and the unit's tax bill to see what loan payment is left. With dues running from about $575 to over $1,100 among the busiest complexes on 2026 closings, the same budget can buy very different prices depending on the building.
Next, settle how you will pay. With no FHA-approved project in ZIP 89451 on November 14, 2026 and more than half of recorded sales paid in cash over three years, a financed buyer should have a lender confirm the specific complex before writing an offer, and a buyer who plans to rent the unit should read the association's rules before anything else. Then narrow the list to two or three complexes using the tables above and visit the units. Lake views, light, stairs and snow access all vary within a building in ways no data field captures.
If you are selling, the same record helps you price. A unit in a complex that has been taking 90 days to reach an accepted offer needs a sharper first price than one in a complex that has been selling in two weeks, and a recorded dues increase is something buyers will ask about. Our Incline Village real estate agents can pull the latest sales in your building, and you can reach our Northern Nevada team at (775) 277-2120 or through our contact page to talk through a specific unit, complex or listing.
Frequently Asked Questions
What is the average price of a condo in Incline Village?
The median Incline Village and Crystal Bay condo sold for $919,000, or $642 per square foot, across 334 MLS closings from October 2023 to September 2026. In the 12 months to September 2026 the median was $972,500 across 132 sales. On November 14, 2026, the 50 condos for sale had a median asking price of $885,000.
Which Incline Village condo complexes are the least expensive?
Among complexes with seven or more sales from October 2023 to September 2026, Ski Way Ridge had the lowest median price at $555,000 and Mountain Shadows the lowest price per square foot at $487. Pinebrook's four one-bedroom sales had a median of $390,000. Forty-five of the 334 sales closed under $600,000.
How much are HOA dues for Incline Village condos?
The median recorded dues were $651 a month across all sales from October 2023 to September 2026, and $750 on sales from January to September 2026. Among the busiest complexes, dues on 2026 sales ran from $575 at Incline Manor to $1,123 at McCloud. Most dues include snow removal, insurance, trash, water and sewer.
Do Incline Village condo owners get access to the IVGID beaches?
Only parcels that pay IVGID's Beach Facility Fee receive access to the restricted beaches. For fiscal year 2026-27 the fees are $1,385 for recreation and $145 for the beach, $1,530 in total, billed on the property tax bill. Check the unit's Washoe County tax bill to confirm both fees are levied before relying on beach access.
Can I use an FHA loan to buy an Incline Village condo?
It is difficult. On November 14, 2026, none of the nine condo project records HUD lists for ZIP 89451 was approved: seven had expired and two single-unit requests were rejected. No sale in this study from October 2023 to September 2026 was recorded as FHA financed; 52.2% of sales with recorded financing were cash.
Can I rent my Incline Village condo on a nightly basis?
Only with a Washoe County short-term rental permit, which is required before advertising or renting for less than 28 days, and only if the complex's CC&Rs allow it. The county does not enforce CC&Rs and says its ordinance does not limit an association's ability to prohibit short-term rentals.
How long does it take to sell a condo in Incline Village?
The median Incline condo reached an accepted offer 48 days after listing across sales from October 2023 to September 2026, and 60 days in the 12 months to September 2026. The median sale closed at 94.7% of the original asking price, and 83.8% of sales closed below it.
How much more do lake-view condos cost in Incline Village?
Units with a recorded lake view outside lakefront buildings sold for a median $744 per square foot from October 2023 to September 2026, 18% more than the $628 for units without one. Lakefront buildings sold for a median $2,103 per square foot and $4,000,000 per unit.
Which sources inform this Incline Village condo comparison?
This guide rests on our own analysis of MLS records, checked against the public sources linked in the text, each read on November 14, 2026.
- MLS closings. Condominium and townhouse sales in ZIPs 89451 and 89402 with an MLS closing date from October 1, 2023 to September 30, 2026, pulled through Repliers from the Incline Village Board of REALTORS feed and the Northern Nevada Regional MLS on November 14, 2026. Closed status follows each record's MLS status. Records for the same sale on both boards (same unit within 45 days, or same building and price within 45 days) were merged, removing 110 duplicates and leaving 334 sales. Complexes come from the Incline board's complex field (254 sales), from a street-address match to those named sales (42), from the NNRMLS subdivision field (8) or from an address match to other named sales (7); 23 sales are unnamed and appear only in all-condo figures.
- Measures. Price per square foot divides the closing price by MLS living area. Dues are monthly figures entered by listing agents, converted from quarterly or annual where needed. Tax is the annual bill recorded on the listing, usually the prior owner's. Days to offer run from the listing date to the contract date. Cash share counts only sales with recorded financing (276 of 334). Lake view follows the agent-entered View field; lakefront follows the MLS area. Listings are active records on November 14, 2026, with age counted from the list date.
- Public sources. HUD's FHA condominium search for ZIPs 89451 and 89402; IVGID's facility fee FAQ and passes page; Washoe County's short-term rental FAQ; the Washoe County Assessor's tax cap, appraisal and value notice pages; NRS 361.4722, 361.4723 and 116.4109; and Fannie Mae's Selling Guide sections B2-1.1-01 and B4-2.1-03. One unit's MLS tax figure was compared with its Washoe County Treasurer record.
- Limits. Private sales are invisible to the MLS. Dues, size, view and furnishings are agent-entered. A complex's median reflects which units sold, so complexes with fewer than ten sales carry wide uncertainty. The reason a complex's dues changed is not in the MLS and should be read from the association's budget.
