Market Update
Incline Village Homes Under $1.5 Million: Q3 2026
Can you buy a single-family home in Incline Village for under $1.5 million? Yes, though they’re hard to come by, especially without an HOA. In Q3 2026, six single-family homes sold in Incline Village for under $1,500,000, three of them, all in Jennifer, without an HOA. Thirteen homes are listed in this range today, three of them without an HOA.
Single-family homes under $1,500,000 made up six of the 105 sales in Incline Village and Crystal Bay this quarter, and three of those were homes without an HOA. For buyers who want a house rather than a condo, this is the most competitive entry point in town, and the buyers who do well here know where to look and are ready when the right home comes up.
There’s a big difference between a standalone home with no HOA and a home within an HOA. Most of what’s available at this price is the second kind, which comes with dues, CC&Rs and its own rules on rentals and building restrictions. Knowing which one you’re looking at matters.
This post covers every single-family home that sold, went under contract or is listed under $1,500,000, with homes without an HOA and homes within an HOA shown separately. 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 | No HOA | Within an HOA | All Homes Under $1.5M |
|---|---|---|---|
| Closed sales | 3 | 3 | 6 |
| Median sale | $1,225,000 | $1,030,000 | $1,127,500 |
| Sale range | $912,000 to $1,470,000 | $625,000 to $1,315,000 | $625,000 to $1,470,000 |
| Median days on market | 30 | 69 | 57 |
| Under contract | 2 | 0 | 2 |
| Active listings | 3 | 10 | 13 |
Q3 2026 Sales
Homes Without an HOA
| Address | Neighborhood | Sale Price | Beds | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|---|
| 843 Jeffrey | Jennifer | $1,470,000 | 3 | 2,078 | 1978 | 30 |
| 864 Jennifer St | Jennifer | $1,225,000 | 3 | 1,368 | 1980 | 23 |
| 805 Geraldine Dr | Jennifer | $912,000 | 3 | 1,576 | 1981 | 153 |
All three homes without an HOA that sold under $1,500,000 were in Jennifer, one of the main entry points for single-family buyers in Incline Village. Homes closer to the highway there tend to sell for less. Two of the three sold in 30 days or less.
Homes Within an HOA
| Address | Neighborhood | Sale Price | Beds | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|---|
| 840 Northwood Blvd | The Woods | $1,315,000 | 3 | 1,911 | 1993 | 45 |
| 1032 Lucerne Way | Ski Way | $1,030,000 | 4 | 1,759 | 1979 | 69 |
| 1340 Zurich Ln | Ski Way | $625,000 | 3 | 1,096 | 1969 | 91 |
Two of the three were in Ski Way, near Diamond Peak, where smaller homes from the late 1960s and 1970s make up much of this price range. The third was 840 Northwood Boulevard in The Woods.
Under Contract Heading Into Q4
| Address | Neighborhood | List Price | Sq Ft | Days on Market |
|---|---|---|---|---|
| 696 Bidwell Ct | Jennifer | $1,399,000 | 1,627 | 213 |
| 304 Laura Ct | Upper Tyner | $1,050,000 | 1,780 | 49 |
Both homes under contract are without an HOA.
Active Listings
Homes Without an HOA
| Address | Neighborhood | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 939 Wendy Ln | Championship Golf Course | $1,495,000 | 2,331 | 2001 | 255 |
| 375 Alder Ct | Central North | $1,299,000 | 1,822 | 1995 | 37 |
| 860 Jennifer St | Jennifer | $1,150,000 | 1,358 | 1979 | 65 |
Three of the 13 listings under $1,500,000 are homes without an HOA. If that’s what you’re looking for, it pays to be ready, since homes like these don’t come up often.
Homes Within an HOA
| Address | Neighborhood | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 978 Glenrock Ct #45 (Glenrock) | Championship Golf Course | $1,174,000 | 1,440 | 1972 | 350 |
| 1050 Lucerne Way | Ski Way | $1,148,000 | 1,800 | 1981 | 40 |
| 930 Fairway Park Dr #26 (Cedarcrest) | Championship Golf Course | $1,115,000 | 1,536 | 1979 | 210 |
| 669 Country Club Dr | Championship Golf Course | $1,099,000 | 1,200 | 1966 | 34 |
| 978 Glenrock Ct #13 (Glenrock) | Championship Golf Course | $1,080,000 | 2,117 | 1969 | 175 |
| 1333 Zurich Ln (Tyrolian Village) | Ski Way | $1,075,000 | 1,200 | 1969 | 50 |
| 1367 Carinthia Ln | Ski Way | $925,000 | 1,152 | 1970 | 107 |
| 1302 Zurich Ln | Ski Way | $899,000 | 1,260 | 1969 | 57 |
| 1304 Tirol Dr | Ski Way | $879,000 | 1,260 | 1971 | 34 |
| 722 College Dr | Mountain Golf Course | $595,000 | 1,120 | 1977 | 1 |
The other 10 listings are within an HOA. Five are in Ski Way, mostly homes of about 1,150 to 1,260 square feet built around 1970. Four are near the Championship Golf Course, at Glenrock, Cedarcrest and Country Club Drive.
What to Know About Homes Within an HOA
Homes within an HOA, sometimes called PUDs, are the most common way into a single-family home at this price. Ten of the 13 listings, and three of the six sales, are within an HOA. They work differently from a standalone house, and the details change from one community to the next:
- Dues. You’ll pay HOA dues on top of your mortgage, taxes and insurance.
- What the HOA covers. Many maintain only the common areas, not the exterior of your home, but it varies by community.
- Insurance. In many of these communities the owner insures the entire structure, but it depends on the HOA.
- Rentals. Some communities, including Tyrolian Village, allow short-term rentals with a Washoe County permit, while others set longer minimum terms.
- Building restrictions. The CC&Rs can limit what you’re able to change or add on.
Because these rules vary so much, contact me directly about the specific complex you’re considering. I can walk you through its rental rules, what the HOA covers and how insurance works there. Before you make an offer, also read the CC&Rs, budget and reserve study. My post on luxury condos and HOA homes covers HOA homes in more detail.
What to Check Before You Buy
- HOA or not. Confirm whether the home is within an HOA before you get attached to it. It changes your monthly cost, what you’re responsible for and how you can use the home.
- Condition. Most homes in this range were built between the late 1960s and early 1980s. Budget for updates, and get a thorough inspection.
- Remodel potential. If you plan to add on, check the lot’s TRPA land coverage first, and for a home within an HOA, the CC&Rs as well. My guide to TRPA coverage limits explains how.
- Location tradeoffs. Homes at higher elevations or closer to the highway typically sell for less. Think about winter access and how you’ll get to the beaches and town.
For current mortgage rates, Freddie Mac’s weekly survey is a reliable reference. If your budget can stretch, my post on homes from $1.5 million to $3 million (coming October 26) shows what the next step up buys in homes without an HOA.
If You’re Selling in This Range
Buyers looking for a home without an HOA under $1,500,000 have very few choices, which works in your favor. Two of the three Q3 sales without an HOA closed in 30 days or less. If your home is within an HOA, have your HOA documents, rental rules and insurance details ready from the start. Either way, price to recent sales in your neighborhood and make sure the home shows well. My guide to what your Incline Village home is worth explains how I approach pricing.
Frequently Asked Questions
Can you buy a house without an HOA in Incline Village for under $1.5 million?
What is the cheapest house in Incline Village?
What's the difference between a home with no HOA and a home within an HOA in Incline Village?
Searching Under $1.5 Million?
Homes at this price are hard to come by, especially without an HOA, so timing matters. I’m glad to help you watch for the right one or hear about homes before they’re listed. 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