the Definitive Guide to Buying in Incline Village

Written by Jackie Ginley
Luxury Real Estate Broker | Chase International

If you are considering buying a home in Incline Village, it is critical you work with a local realtor who knows the rules and point-of-sale regulations governing home purchases here at Lake Tahoe.

“As a local who has written extensively about the regulatory nuances of owning property on the shores of Lake Tahoe, I'll steer you away from potential pitfalls, and help you explore Incline Village properties - both on the market, and off - with an insider's perspective.”

Living in Incline Village

Q: Are the beaches in Incline Village public?

A: Great question. Many Californians assume that the beaches in Incline Village are public, like they are across the state line in Kings Beach, Ca.  Incline's white sand beaches are among the finest at Lake Tahoe, and they are not open to the public. The beaches in Incline are private to owners and their guests. The include:

• Burnt Cedar, which offers a seasonal swimming pool, snack bar, and large grassy areas for picnics and BBQs
• Incline Beach, a hub of summer activity with events and programming
• Ski Beach, near the Hyatt, which has a boat launch for owners as well as storage for SUPs and kayaks

When you buy a property in Incline Village, you can apply for up to 5 recreation passes (and a limited number of punch cards for added family or guests) that entitle you to access to Incline's private beaches, its tennis and fitness center, as well as discounts for skiing and golf.  Click here for specifics from the Incline Village General Improvement District (IVGID).

Incline Village & Crystal Bay Houses for Sale

• All Listings
• Under $500,000
• $500,000 - $750,000
• $750,000 - $1,000,000
• $1,000,000 - $2,000,000
• $2,000,000 - $4,000,000
• $4,000,000 - $6,000,000
• $6,000,000 - $8,000,000
• $8,000,000 - $10,000,000
• $10,000,000 - $15,000,000
• $15,000,000 - $25,000,000
• Over $25,000,000

Bedrooms

Bathrooms

Price Range

Save Search

Sort by:

Price, high to low

Only 100 results may be shown per search. To see all your results try narrowing down your search criteria.

$47,500,000

1011 Lakeshore Blvd, Incline Village

6 Beds 6 Baths 0 SqFt Residential MLS® # 1018818

New

$45,000,000

580 Gonowabie Rd, Crystal Bay

4 Beds 5 Baths 0 SqFt Residential MLS® # 1019021

$43,000,000

969 Fairview Boulevard, Incline Village

10 Beds 15 Baths 18,922 SqFt Residential MLS® # 260003734

$21,000,000

775 Fairview Blvd, Incline Village

6 Beds 7 Baths 0 SqFt Residential MLS® # 1018946

$18,500,000

487 Eagle Dr, Incline Village

5 Beds 7 Baths 0 SqFt Residential MLS® # 1019054

$16,900,000

250 Northlake Cir, Crystal Bay

5 Beds 5 Baths 0 SqFt Residential MLS® # 1019079

New

$13,995,000

122 Pine Cone Rd, Incline Village

5 Beds 7 Baths 0 SqFt Residential MLS® # 1018980

$13,888,888

708 Champagne Rd, Incline Village

6 Beds 7 Baths 0 SqFt Residential MLS® # 1018929

$12,975,000

20 Calaneva Drive, Crystal Bay

11 Beds 12 Baths 8,977 SqFt Residential MLS® # 260005179

$12,950,000

↓ $1,050,000

896 Lakeshore Blvd, Incline Village

5 Beds 7 Baths 0 SqFt Residential MLS® # 1019060

$12,250,000

500 Gonowabie Road, Crystal Bay

6 Beds 4 Baths 3,224 SqFt Residential MLS® # 260010367

$11,900,000

790 Fairview Blvd, Incline Village

7 Beds 9 Baths 0 SqFt Residential MLS® # 1018290

1 2 3 4 9

Next

Speaking of Exclusivity... Don't see one you like? Not all Lakefront Homes are on the MLS

---

The Tahoe lakefront market can be highly competitive. While the MLS offers the broadest possible exposure, some sellers prefer to market their properties privately. Get the insider's advantage. Submit your email to be the first to learn about off-market Lake Tahoe lakefront properties.

Leave text box empty Leave text box empty

Email Address

Submit

Incline Village: Country Club Lifestyle without Country Club Fees

Incline Village is not a city; it's governed by a general improvement district (IVGID) that was formed in the 1960s to manage the supply water and sewer services to what developers expected to be a growing resort town. While there is talk of incorporating, IVGID for now continues to be the agency that manages the town. The agency is governed by an elected board of directors, and it receives a share of property taxes from Washoe County to help pay for both municipal services, as well as subsidizing the resort-like amenities like golf, skiing, and fitness programming (perks that are funded in many other Tahoe Truckee communities by private HOA fees).  

“One of the things that makes Incline Village so special is that it offers country club-style amenities to homeowners without country club fees.

Owners pay a fee on their tax bill (roughly $1500/year in 2026 for those with beach access) that helps cover the cost of maintaining the resort-style amenities. But that's a drop in the bucket compared to what homeowners pay in communities offering similar perks ... many of which do not include access to private beaches at Lake Tahoe.

A share of property taxes helps Incline Village maintain two golf courses (click here to view Incline Golf Course Homes for sale) three private beaches on Lake Tahoe (open only to Incline homeowners and their guests), as well as its own downhill ski resort, Diamond Peak. (read more)

Ski Cabins to lakefront mansions

Nestled at the base of the Sierra Nevada mountains below Mt Rose, Incline Village is a picturesque town reminiscent of a Swiss-style Tyrolian Village. Indeed, there is a neighborhood by that same name in Incline, a collection of ski cabins and condos near the Diamond Peak Ski Area. There you will find architecture straight out of the Alps, with steep pitched roofs, decorative fascia and railings, and homes designed for heavy snow loads.

With elevations ranging from 6,350 feet at lake level, to well more than 7,000 feet in Incline's upper neighborhoods like the Eastern Slope and upper Tyner, Incline Village gets great snow. At lake level, home to some of Incline's most exclusive Lakefront Mansions, the snow tends to melt faster, and it's not uncommon to see residents walking along the 3-mile lakefront trail throughout much of the year.

Favorable Tax Climate

It's no surprise that Californians have been fleeing the Golden State for decades to escape its heavy tax burden. Incline Village, conveniently located on Lake Tahoe's North Shore, and just a 40-minute drive to the Reno-Tahoe International Airport, is a popular place to call home thanks to its natural beauty.  Nothing against the rest of Nevada, but if you can claim a tax home in the Nevada desert, or a tax home at Lake Tahoe, which would you choose? Those who can afford it, choose Incline or the communities along Tahoe's East Shore stretching from Glenbrook to Zephyr Cove. (Check out Dan Walters column on this topic for some insider info on recent celeb sales.) With no state income tax, no pension tax, and favorable business taxes, Nevada is hard to beat. (Visit Ashley Quinn CPAs for expert advice). If you fly to Silicon Valley or L.A. or San Diego for business a lot, SurfAir, with its hanger at the Truckee Airport off Highway 267, makes it easy to telecommute from Incline Village (or most of Tahoe for that matter) to wherever you need to be.

Varied Architecture

Like many communities around Lake Tahoe, Incline Village began modestly with cabins and ranchette-style homes popping up in the 1960s after developers purchased most of the area from San Francisco tycoon George Whittell. In the decades to come, as more and more Californians sought Nevada residency to avoid hefty tax bills, Incline grew in popularity to the point that today, it is largely regarded as a favored home for billionaires. The influx of cash has inspired some extraordinary remodels, with many early cabins in the desirable "Lakeview" and Mill Creek subdivisions having been torn down and re-built as beautiful contemporary homes with thoughtful indoor-outdoor living spaces, water features, and the high-end finishes buyers have come to expect.