Market Update
Incline Village Homes $1.5M to $3M: Q3 2026
What can you buy in Incline Village for $1.5 million to $3 million? In Q3 2026, 21 single-family homes sold in Incline Village between $1,500,000 and $2,950,000, with a median of $2,065,000. Lower Tyner led with six sales, and 19 more homes are listed in this range today.
This is the core of the single-family market in Incline Village. It’s where most buyers looking for a house rather than a condo end up, and it covers the widest mix of neighborhoods, from Jennifer and the Tyners to the golf courses and the lower-elevation neighborhoods near the lake.
This post looks at the bracket from a buyer’s point of view: where homes sold, what your budget buys, how quickly they sell and what to check before you write an offer. All figures are from Incline Village MLS data. For the full market picture, see my Q3 2026 market update.
Q3 2026 at a Glance
| Measure | Homes $1.5M to $3M |
|---|---|
| Closed sales | 21 |
| Median sale | $2,065,000 |
| Sale range | $1,500,000 to $2,950,000 |
| Median days on market | 76 |
| Under contract | 4 |
| Active listings | 19 |
| Months of supply | About 3 |
Where They Sold
| Neighborhood | Q3 Sales | Price Range |
|---|---|---|
| Lower Tyner | 6 | $1,699,000 to $2,639,000 |
| Jennifer | 3 | $1,500,000 to $1,925,000 |
| Lakeview Subdivision | 2 | $2,650,000 to $2,800,000 |
| Upper Tyner | 2 | $1,825,500 to $1,850,000 |
| Ponderosa | 2 | $1,875,000 to $2,950,000 |
| Eastern Slope | 2 | $2,065,000 to $2,400,000 |
| The Woods | 2 | $1,881,000 to $2,195,000 |
| Mountain Golf Course | 2 | $2,150,000 to $2,925,000 |
Lower Tyner, Upper Tyner and Jennifer together made up more than half of the sales in this range. They’re the main entry points for single-family homes in Incline Village, and Lower Tyner offers the least expensive way in on lot value.
What Your Budget Buys
| Budget | What sold in Q3 2026 |
|---|---|
| $1,500,000 to $2,000,000 | Ten homes, mostly three- to five-bedroom homes from the 1960s to mid-1990s in Jennifer, Lower and Upper Tyner, Ponderosa and The Woods. Sizes ranged widely, from about 2,000 to 3,800 square feet. |
| $2,000,000 to $2,500,000 | Five homes in the Eastern Slope, The Woods, Mountain Golf Course and Lower Tyner, including a 2002 home of 3,323 square feet at 960 Dana Court. |
| $2,500,000 to $3,000,000 | Six homes, including new construction at 697 Tumbleweed Circle (2024, $2,625,000), two land-value purchases in the Lakeview Subdivision, and the top sale at 575 Jackpine Lane in Ponderosa at $2,950,000. |
New Construction
697 Tumbleweed Circle in Lower Tyner was built in 2024 on an empty lot and sold for $2,625,000. Its builder has done about two other homes with the same floor plan. For buyers who want a new home without moving into the $5,000,000 range, Lower Tyner has seen the most new construction at this level.
Buying for the Land
136 Rubicon Peak Lane ($2,800,000) and 110 Robert ($2,650,000) in the Lakeview Subdivision sold privately without reaching the MLS. Both are on flat lots, and I expect the new owners to add on significantly or rebuild. At this price, buyers in low-elevation neighborhoods are often paying mostly for the lot. 1064 Mill Creek Road in Millcreek, under contract at $2,675,000 for a 1,152-square-foot home, is another example.
How Quickly They Sell
The median home in this range took 76 days to sell. 344 Country Club Drive on the Eastern Slope sold in 13 days, and 609 Tyner Way in 32. A few took longer, including three Jennifer homes that each took 140 days or more.
With 19 active listings against 21 sales in Q3, there’s about three months of supply. Nine of those listings are in Lower Tyner, Upper Tyner and Jennifer.
Under Contract Heading Into Q4
| Address | Neighborhood | List Price | Sq Ft | Days on Market |
|---|---|---|---|---|
| 996 Tyner Way | Upper Tyner | $2,780,000 | 3,586 | 145 |
| 1064 Mill Creek Rd | Millcreek | $2,675,000 | 1,152 | 133 |
| 923 Michael Ct | Upper Tyner | $1,849,000 | 2,270 | 63 |
| 948 Northwood Blvd | Championship Golf Course | $1,790,000 | 1,944 | 396 |
What to Check Before You Buy
- Condition and age. Many homes in this range were built between the 1960s and 1990s. Get a thorough inspection and budget for updates.
- TRPA coverage. If you plan to add on or rebuild, check the lot’s coverage first. My guide to TRPA coverage limits and the Tahoe Regional Planning Agency explain how.
- Elevation and access. Homes higher up or closer to the highway typically cost less. Think about winter driving, your driveway and how you’ll get to the IVGID beaches and town.
- View. In neighborhoods like Upper Tyner, a strong lake view can move a home well above the typical price for the street.
For current mortgage rates, Freddie Mac’s weekly survey is a reliable reference.
If You’re Selling in This Range
With about three months of supply, well-priced homes are moving. Your closest comparisons are recent sales in your own neighborhood at similar size and condition. My guide to what your Incline Village home is worth explains how I approach pricing.
Frequently Asked Questions
What is the median home price in Incline Village between $1.5 million and $3 million?
Which Incline Village neighborhoods have homes between $1.5 million and $3 million?
Can you buy new construction in Incline Village for under $3 million?
Searching Between $1.5 and $3 Million?
This range covers more neighborhoods than any other, and the right fit depends on how you’ll use the home. I’m glad to walk through the options with you. Call me at 775-558-9540 or reach out here.
About the Author: Hayden Haffey is an Incline Village resident and Realtor specializing in the hyper-local submarkets of the Nevada North Shore. With a background in family consultancy, Hayden prioritizes an educational, data-driven approach over high-pressure sales, helping clients navigate the complexities of Lake Tahoe real estate with clarity and intentionality. When he isn’t analyzing market trends, you’ll likely find him skiing, mountain biking, or enjoying the lake with his wife and two daughters.
Hayden Haffey, Global Real Estate Advisor, Sierra Sotheby’s International Realty