Market Update
Incline Village Homes Over $5 Million: Q3 2026
What do homes over $5 million sell for in Incline Village? In Q3 2026, 11 single-family homes sold in Incline Village for $5,000,000 or more, from $5,500,000 to $11,000,000, with a median of $8,500,000. Nineteen more are listed, from $6,400,000 to $21,000,000.
Above $5,000,000, the Incline Village market is driven by lake views, lot size, privacy and setting. Buyers here are often choosing between a dated estate in a prime location and a newer or renovated home in a different setting, and the time it takes to sell can range from weeks to years.
This post covers every single-family sale, pending deal and listing at $5,000,000 and up, outside the lakefront market. For the stories behind the largest sales, see my post on Incline Village’s biggest Q3 sales. All figures are from Incline Village MLS data.
Q3 2026 at a Glance
| Measure | Homes $5M+ |
|---|---|
| Closed sales | 11 |
| Total volume | $89,900,000 |
| Median sale | $8,500,000 |
| Sale range | $5,500,000 to $11,000,000 |
| Under contract | 2 |
| Active listings | 19 |
| Months of supply | About 5 |
Q3 2026 Sales
| Address | Neighborhood | Sale Price | Sq Ft | Year Built | $/Sq Ft | Days on Market |
|---|---|---|---|---|---|---|
| 757 Champagne Rd | Eastern Slope | $11,000,000 | 8,935 | 1988 | $1,231 | About 412 total |
| 797 Ida Ct | Jennifer | $9,850,000 | 8,096 | 2006 | $1,217 | 814 |
| 571 Dale Dr | Lower Tyner | $9,600,000 | 5,269 | 1983, renovated 2026 | $1,822 | 124 |
| 984 Sand Iron Dr | Championship Golf Course | $9,500,000 | 6,008 | 1978, remodeled | $1,581 | 29 |
| 539 Cole Cir | Lower Tyner | $9,250,000 | 4,935 | 2025 | $1,874 | 27 |
| 563 Knotty Pine Dr | Ponderosa | $8,500,000 | 6,832 | 2001 | $1,244 | About 366 total |
| 932 Lakeshore Blvd | Lakeview Subdivision | $7,850,000 | 4,925 | 1988 | $1,594 | 25 |
| 951 Divot Ct | Mountain Golf Course | $6,750,000 | 8,529 | 2003 | $791 | 317 |
| 250 Pine Cone Rd | Millcreek | $6,500,000 | 5,058 | 2019 | $1,285 | 179 |
| 886 Freels Peak Dr | Lakeview Subdivision | $5,600,000 | 4,308 | 1992 | $1,300 | 41 |
| 727 Kelly Dr | Ponderosa | $5,500,000 | 4,643 | 2025 | $1,185 | 378 |
Two Kinds of Sales
The quarter’s sales split into two groups.
Large estates took a long time. 757 Champagne Road, 797 Ida Court and 563 Knotty Pine Drive are large homes with strong views. Champagne and Knotty Pine needed updating, and Ida sits on a rare five-acre lot that appeals to a narrow group of buyers. They spent roughly 366 to 814 total days on market before selling between $8,500,000 and $11,000,000, at $1,217 to $1,244 per square foot. 951 Divot Court, a very large home in a mostly multi-family area higher up from town, had been on and off the market for about three years.
Renovated, new or low-elevation homes moved fast. 539 Cole Circle (new in 2025), 984 Sand Iron Drive (fully remodeled, on the golf course) and 932 Lakeshore Boulevard (Lakeview Subdivision, multiple offers) each sold in 29 days or less, at $1,581 to $1,874 per square foot. 571 Dale Drive, fully redesigned and expanded, sold at $1,822 per square foot.
The exception was 727 Kelly Drive. It’s new construction, but a lot that requires a lot of stairs, no lake view and a location further from town kept it on the market for 378 days.
Under Contract Heading Into Q4
| Address | Neighborhood | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 887 S Dyer Cir | The Woods | $6,000,000 | 5,842 | 2024 | 216 |
| 859 Ophir Peak Rd | Lakeview Subdivision | $5,200,000 (closed at $5,100,000) | 3,467 | 1989 | 94 |
Since the quarter ended, 859 Ophir Peak Road closed at $5,100,000, and 854 Lakeshore Boulevard also joined this group, closing at $5,100,000 after drawing multiple offers.
Active Listings
| Address | Neighborhood | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 775 Fairview Blvd | Eastern Slope | $21,000,000 | 8,947 | 1999 | 113 |
| 487 Eagle Dr | Eastern Slope | $18,500,000 | 5,607 | 2020 | 85 |
| 122 Pine Cone Rd | Millcreek | $13,995,000 | 6,306 | 2027 | 111 |
| 708 Champagne Rd | Eastern Slope | $12,995,000 | 7,344 | 1992 | 132 |
| 790 Fairview Blvd | Eastern Slope | $11,900,000 | 9,485 | 2007 | 465 |
| 896 Lakeshore Blvd | Lakeview Subdivision | $11,500,000 | 7,022 | 1999 | 84 |
| 763 Judith Ct | Jennifer | $11,250,000 | 8,209 | 1974 | 1,576 |
| 527 Sugarpine Dr | Ponderosa | $9,995,000 | 6,877 | 2006 | 97 |
| 596 Tyner Way | Lower Tyner | $9,595,000 | 4,531 | 2026 | 139 |
| 475 Tuscarora Rd | Crystal Bay | $9,405,000 | 5,436 | 2007 | 61 |
| 240 Estates Dr | Millcreek | $8,924,000 | 8,924 | 1996 | 192 |
| 579 N Dyer Cir | The Woods | $7,980,000 | 5,709 | 2026 | 196 |
| 558 Dale Dr | Ponderosa | $7,950,000 | 4,930 | 2007 | 13 |
| 545 Alpine View | Eastern Slope | $7,500,000 | 4,752 | 1978 | 30 |
| 714 Champagne Rd | Eastern Slope | $7,500,000 | 6,923 | 1979 | 132 |
| 949 Fairview Blvd | Eastern Slope | $7,195,000 | 7,865 | 1996 | 79 |
| 570 Rockrose Ct | Lower Tyner | $6,700,000 | 2,810 | 1977 | 64 |
| 623 Tyner Way | Lower Tyner | $6,495,000 | 7,402 | 2005 | 8 |
| 250 Estates Dr | Millcreek | $6,400,000 | 5,799 | 1991 | 144 |
Seven of the 19 listings are on the Eastern Slope, and seven are priced at $10,000,000 or more. Only one home outside the lakefront market sold above $10,000,000 in Q3, the $11,000,000 sale on Champagne Road, so buyers at that level have a lot to choose from.
New and spec construction is a growing share of the inventory, including 122 Pine Cone Road in Millcreek, 596 Tyner Way in Lower Tyner and 579 N Dyer Circle in The Woods.
What Buyers at This Level Weigh
- View, lot and privacy. A large lot, a private setting or a panoramic lake view supports the price, even when the home needs work.
- Condition and floor plan. A home that needs a full renovation, or has a compartmentalized floor plan that’s hard to open up, takes longer to sell. Factor the scope of work into your offer.
- Access. Long, steep driveways, stairs and funiculars narrow the buyer pool. Easy, level access adds value at every price.
- Elevation and walkability. Several of the quarter’s fastest sales were low-elevation homes near the lake and the beaches.
- Coverage. If you plan to renovate or expand, check the lot’s TRPA coverage first. My guide to TRPA coverage limits and the Tahoe Regional Planning Agency explain how.
If You’re Selling Above $5 Million
With about five months of supply, buyers can take their time. Pricing to recent closed sales, rather than to nearby asking prices, matters more here than anywhere else in the market. If your home needs work, expect a longer timeline and price with that in mind. For a deeper look at the Eastern Slope, see my Eastern Slope report, and for lakefront, my Q3 lakefront report. For high-end buyers relocating from California, my post on establishing Nevada residency covers the steps.
Frequently Asked Questions
How many homes sold for over $5 million in Incline Village in Q3 2026?
Why do some luxury homes in Incline Village take years to sell?
What sells fastest in Incline Village's luxury market?
Thinking About a Move at This Level?
Whether you’re weighing an estate that needs work or a move-in-ready home, I’m glad to walk through recent sales and current competition 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