Market Update
Incline Village Luxury Condos & HOA Homes: Q3 2026
What do luxury condos and HOA homes sell for in Incline Village? In Q3 2026, five luxury condos and HOA homes sold in Incline Village between $2,200,000 and $2,550,000, with a median of $2,450,000. Three more are under contract and two are listed.
Between the condo market and the single-family market sits a smaller group of properties: large condominiums and homes within an HOA, often called planned unit developments or PUDs. They appeal to buyers who want more space than a typical condo without the full upkeep of a standalone home, and few of them come up for sale in a given quarter.
This post covers condominiums at $2,000,000 and up, and HOA homes at $1,500,000 and up, outside the lakefront market. 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 | Luxury Condos & HOA Homes |
|---|---|
| Closed sales | 5 |
| Median sale | $2,450,000 |
| Sale range | $2,200,000 to $2,550,000 |
| Under contract | 3 |
| Active listings | 2 |
Q3 2026 Sales
| Address | Complex | Sale Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 150 Juanita Dr #3 | Village Highlands | $2,550,000 | 2,354 | 1978 | 23 |
| 400 Fairview Blvd #156 | Bitterbrush | $2,550,000 | 2,961 | 2001 | 81 |
| 400 Fairview Blvd #162 | Bitterbrush | $2,450,000 | 2,961 | 2001 | 173 |
| 198 Country Club Dr #13 | Country Club Villas | $2,250,000 | 2,108 | 1995 | Off-market |
| 929 Northwood Blvd #19 | Third Creek | $2,200,000 | 2,566 | 1996 | 33 |
Village Highlands #3 sold in 23 days, and I represented both sides. Village Highlands is technically an attached condominium, but it lives more like an HOA home, and so few condos trade at this price that it belongs in this group. The unit had no updates since it last sold in 2023 for $2,200,000.
Bitterbrush #156 and #162 are among the largest floor plans in the complex, with garages, elevators and big lake views. My Ski Way report covers Bitterbrush in more detail.
Country Club Villas #13 sold privately in largely original condition. I’d expect the next owner to put around $500,000 into a full interior renovation.
Third Creek #19 was the top sale in Third Creek this quarter. Buyers ask for Third Creek because of its pool, tennis courts, clubhouse and how well the complex is maintained.
Under Contract Heading Into Q4
| Address | Complex | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 725 Fairview Blvd #9 | Incline Pines | $2,499,000 | 2,624 | 1972 | 21 |
| 725 Fairview Blvd #40 | Incline Pines | $1,790,000 | 2,368 | 1978 | 40 |
| 949 Dana Ct #21 | Tahoe Palisades | $1,500,000 | 1,718 | 1979 | 24 |
All three went under contract in 40 days or less. Two are at Incline Pines on the Eastern Slope.
Active Listings
| Address | Complex | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 1 Big Water Dr #A301 | Granite Bay at Boulder Bay (Crystal Bay) | $3,700,000 | 2,432 | 2018 | 41 |
| 725 Fairview Blvd #23 | Incline Pines | $1,690,000 | 2,836 | 1973 | 15 |
With two listings and five sales in Q3, there’s a little over one month of supply in this group. Buyers looking at this level often have to wait for the right unit to come up.
Several HOA homes are also listed below $1,500,000, including units at Glenrock, Cedarcrest and Tyrolian Village. My post on Incline Village condos under $1 million covers the lower end of the condo market.
The Complexes Buyers Ask About
The HOA home communities I hear about most are Deer Creek, Country Club Villas, Village Highlands, Sierra Bouquet, Lodgepole Parque and Incline Creek Estates. Homes in these communities generally trade from $2,500,000 to $3,000,000 and up. Incline Pines, Tahoe Palisades, Glenrock and Cedarcrest are other HOA communities with activity this quarter.
What to Know Before You Buy an HOA Home
HOA homes in Incline Village work differently from condos, and the details change from one community to the next. It’s worth understanding them before you make an offer:
- Size. Most are about 2,200 to 2,900 square feet, larger than a typical condo.
- Short-term rentals. Many of these HOAs limit short-term rentals, with minimum rental terms of 60 days or more, and some are moving toward 180 days or even a year. The rules differ by complex and can change, so check the current rules for any complex you’re considering, along with Washoe County’s short-term rental requirements.
- What the HOA covers. Many HOAs 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, including the exterior, but it depends on the HOA. Get an insurance quote early, since it affects your monthly cost.
- HOA documents. Read the CC&Rs, budget and reserve study before you commit, so you know exactly what you’re responsible for.
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.
For current mortgage rates, Freddie Mac’s weekly survey is a reliable reference.
If You’re Selling
With so little inventory at this level, a well-prepared condo or HOA home can draw strong interest. Buyers compare your home with recent sales in your own complex first, so have your HOA documents, rental rules and insurance details ready from the start. My guide to what your Incline Village home is worth explains how I approach pricing.
Frequently Asked Questions
What is a PUD in Incline Village?
Can you short-term rent an HOA home in Incline Village?
Who pays for insurance and exterior maintenance in an Incline Village HOA home?
Thinking About an HOA Home or Luxury Condo?
If you’re comparing complexes or wondering what your unit would sell for, I’m glad to walk through recent sales and HOA details 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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