Market Update
Lakeview Subdivision Market Report: Q3 2026
How did the Lakeview Subdivision perform in Q3 2026? The Lakeview Subdivision in Incline Village recorded four home sales and one lot sale in Q3 2026, from $2,350,000 to $7,850,000. The median home sale was $4,200,000, and Lakeshore Boulevard homes drew multiple offers.
The Lakeview Subdivision is one of the lowest-elevation neighborhoods in Incline Village, close to Lake Tahoe’s shoreline at roughly 6,200 feet. That means easier winter driving, less snow, and walking or biking distance to the IVGID beaches and town. It’s also where some of the most competitive bidding in town happened this year.
This report covers every sale, pending deal and active listing in the neighborhood, per Incline Village MLS data. For the full market picture, see my Q3 2026 market update.
Q3 2026 at a Glance
| Measure | Lakeview Subdivision |
|---|---|
| Closed sales | 5 (4 homes, 1 lot) |
| Total volume | $21,250,000 |
| Median home sale | $4,200,000 |
| Sale range | $2,350,000 to $7,850,000 |
| Under contract | 3 |
| Active listings | 5 |
Q3 2026 Sales
| Address | Type | Sale Price | Sq Ft | Year Built | $/Sq Ft | Days on Market |
|---|---|---|---|---|---|---|
| 932 Lakeshore Blvd | Home | $7,850,000 | 4,925 | 1988 | $1,594 | 25 |
| 886 Freels Peak Dr | Home | $5,600,000 | 4,308 | 1992 | $1,300 | 41 |
| 136 Rubicon Peak Ln | Home | $2,800,000 | 2,390 | 1979 | $1,172 | Off-market |
| 110 Robert | Home | $2,650,000 | 1,650 | 1974 | $1,606 | Off-market |
| 720 Mays Blvd | Lot | $2,350,000 | n/a | n/a | n/a | 1,567 |
932 Lakeshore Boulevard: $7,850,000
932 Lakeshore drew multiple offers and closed $100,000 over its asking price in 25 days. It last sold in December 2024 for $6,850,000, and no updates were made in between.
886 Freels Peak Drive: $5,600,000
This 1992 Bavarian-style home needs a major overhaul. Its location, just off Lakeshore Boulevard, is a big part of what the buyer paid for. It sold in 41 days.
Three Land Purchases
The other three sales were mostly about land. 136 Rubicon Peak Lane and 110 Robert sold privately without reaching the MLS, which is more common in Incline Village than many people realize. My post on off-market luxury homes explains how these sales come together.
Both are on flat lots, and I expect the new owners to add on significantly or rebuild. Lots like these may carry roughly 5,000 to 6,000 square feet of TRPA coverage, though every parcel has to be verified (my TRPA coverage guide explains how). Construction could easily add $3,000,000 or more to the cost.
720 Mays Boulevard, a vacant lot, sold for $2,350,000 after 1,567 days on market. The timing makes sense. After 706 Lakeshore Boulevard, a teardown around the corner, drew so many offers above asking, an empty lot nearby looks like a clear opportunity. A buyer who builds a 5,000- to 6,000-square-foot home could be in for roughly $8,500,000 all-in, with real upside on equity once the home is finished.
Under Contract Heading Into Q4
| Address | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|
| 859 Ophir Peak Rd | $5,200,000 | 3,467 | 1989 | 94 |
| 854 Lakeshore Blvd | $4,995,000 | 4,024 | 1975 | 28 |
| 706 Lakeshore Blvd | $4,300,000 | 1,984 | 1968 | 49 |
All three have moved since the quarter ended:
- 859 Ophir Peak Road has closed at $5,100,000.
- 854 Lakeshore Boulevard drew multiple offers and has closed at $5,100,000 in 29 days, about $100,000 over its asking price.
- 706 Lakeshore Boulevard, a probate sale, drew multiple offers and is set to sell at $5,000,000, roughly $700,000 over asking, pending court confirmation. Because probate sales go through court confirmation, any competing buyer would need to open with a bid of $5,250,000 to top it.
Active Listings
| Address | Type | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 896 Lakeshore Blvd | Home | $11,500,000 | 7,022 | 1999 | 84 |
| 730 Martis Peak Dr | Home | $3,895,000 | 3,648 | 1989 | 95 |
| 628 Martis Peak Rd | Home | $2,800,000 | 1,519 | 1962 | 161 |
| 123 Juanita Dr #80 | Condo | $1,085,000 | 1,253 | 1971 | 133 |
| 121 Juanita Dr #41 | Condo | $695,000 | 750 | 1971 | 62 |
896 Lakeshore Boulevard: $11,500,000
896 Lakeshore sits close to 932 Lakeshore, which sold at $7,850,000, so it’s fair to ask about the $3,650,000 difference. 896 is about 2,000 square feet larger and is more of a grand property. The kitchen and dining area are somewhat closed off, and I’d expect the next owner to update the interior. The upside is putting that work into a much larger floor plan. At 932, the buyer can live in the home as is and modernize over time, having paid a premium for a smaller floor plan.
628 Martis Peak Road: $2,800,000
628 Martis Peak has a great location, but the home is a small A-frame of 1,519 square feet with no attached garage, stairs up to the entry and crawl space below. Unlike the flat lots on Robert and Rubicon Peak, which suit additions, I see this as a full teardown, which makes the project more involved.
What This Means for You
If you own in the Lakeview Subdivision, Q3 showed strong demand for well-located homes along Lakeshore Boulevard, with three multiple-offer situations in a few months. Buyers are also paying for land, so even a dated home on a good lot has real value.
If you’re buying, expect competition for homes priced in line with recent sales. Teardown and addition opportunities exist, but check the lot’s coverage and the cost to build before you decide what a property is worth to you.
My Lakeview Subdivision neighborhood page covers the area in more detail, and my Lakeview Subdivision 2025 review shows how the neighborhood got here. For more on the quarter’s largest sales, see Incline Village’s biggest Q3 sales.
Frequently Asked Questions
What are homes selling for in the Lakeview Subdivision of Incline Village?
Why are buyers paying so much for teardowns in the Lakeview Subdivision?
How does a probate sale work in Incline Village?
Thinking About the Lakeview Subdivision?
If you’re considering a move here or wondering what your lot is worth, I’m glad to walk through recent sales and building costs 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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