Market Update
Incline Village Lots for Sale: Q3 2026 Land Report
What are lots selling for in Incline Village and Crystal Bay? Two lots sold in Incline Village in Q3 2026, at $1,800,000 and $2,350,000. Three more are under contract, from $529,000 to $4,500,000, and two are listed at $1,700,000 and $8,900,000.
Vacant land is a small part of the Incline Village and Crystal Bay market, but it says a lot about where buyers see value. With few homes for sale in some neighborhoods and builders active in others, a buildable lot can be the most direct way into a location you want.
This report covers every lot sale, pending deal and listing in Q3 2026, per Incline Village MLS data, along with what to check before you buy land here. For the full market picture, see my Q3 2026 market update.
Q3 2026 at a Glance
| Measure | Lots |
|---|---|
| Closed sales | 2 |
| Sale prices | $1,800,000 and $2,350,000 |
| Under contract | 3 |
| Active listings | 2 |
Q3 2026 Lot Sales
| Address | Neighborhood | Sale Price | Days on Market |
|---|---|---|---|
| 720 Mays Blvd | Lakeview Subdivision | $2,350,000 | 1,567 |
| 585 Village Blvd | The Woods | $1,800,000 | 532 |
720 Mays Boulevard: $2,350,000
720 Mays Boulevard sold after 1,567 days on market. The timing makes sense. Around the corner, 706 Lakeshore Boulevard, a teardown, drew multiple offers and is set to sell about $700,000 over asking. Next to that, an empty lot at $2,350,000 in the low-elevation Lakeview Subdivision looks like an opportunity. For a buyer who builds a new home here, there’s real upside on equity once it’s finished.
585 Village Boulevard: $1,800,000
585 Village Boulevard in The Woods sold after 532 days, and I expect it to become a large single-family home. Lots of an acre or more are rare in this part of town. The parcel is wooded, which will give a new home some privacy even though Village Boulevard is a main route into town and to the schools. There is a creek on the property, which may limit coverage in the stream zone.
Under Contract Heading Into Q4
| Address | Neighborhood | List Price | Days on Market |
|---|---|---|---|
| 447 Lakeshore Blvd | Lakefront | $4,500,000 | 422 |
| 360 Wassou Rd | Crystal Bay | $950,000 | 52 |
| 1313 Arosa Ct | Ski Way | $529,000 | 61 |
447 Lakeshore Boulevard sits on the lake side of Lakeshore Boulevard, at the Crystal Bay end along Highway 28. It’s a steep lot and will need significant site work to become buildable. There’s real potential for a slopeside home without much road noise, and neighboring state land will help keep it private. My lakefront report covers the rest of that market.
Active Lot Listings
| Address | Neighborhood | List Price | Days on Market |
|---|---|---|---|
| 1585 Pine Cone Cir | Lakefront area | $8,900,000 | 481 |
| 436 State Route 28 | Crystal Bay | $1,700,000 | 92 |
1585 Pine Cone Circle sits off the water and comes with lake access through the Pinecone Circle and Vivian Homeowners Association, which has a private beach, a buoy field and a boat launch. For buyers who want time on the lake without a lakefront price, deeded lake access like this is worth understanding.
What to Check Before You Buy a Lot
Land in the Tahoe Basin comes with more homework than a finished home. Before you make an offer, check:
- TRPA land coverage. How much of the lot you can build on is set by the Tahoe Regional Planning Agency, and it varies parcel by parcel. My guide to TRPA coverage limits explains how to verify it.
- Stream zones and slope. Creeks and steep terrain can reduce what you’re allowed to build and add to site work costs, as at 585 Village Boulevard and 447 Lakeshore Boulevard.
- Total build cost. Construction costs vary widely with slope, access, site work and design, so get estimates for your specific lot from an architect and builder before you set your budget.
- Access and utilities. Confirm driveway access, utility connections and any easements before you commit.
- Room for an ADU. Recent rule changes have opened up options for accessory dwelling units. My post on ADUs in Incline Village covers what’s possible.
Lots took a long time to sell: the two closed sales, the 447 Lakeshore pending deal and the 1585 Pine Cone listing have each spent more than 400 days on market. Buyers take time with land because of everything they have to verify, so expect a longer timeline whether you’re buying or selling.
If You’re Selling a Lot
Have your coverage verified, and gather any surveys, soil reports or plans you have before you list. A buyer who can see what they’re able to build will move faster and with more confidence. If you own an older home on a valuable lot, it’s worth knowing what the land alone would bring, since some buyers are paying mostly for the lot. My guide to what your Incline Village home is worth explains how I approach that.
Frequently Asked Questions
How much does a lot cost in Incline Village?
What affects the cost to build on a lot in Incline Village?
What should I check before buying land in Incline Village?
Thinking About Land in Incline Village?
If you’re weighing a lot purchase or wondering what your land is worth, I’m glad to walk through coverage, build costs and recent sales 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
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