Market Update
Lower Tyner Market Report: Q3 2026 | Incline Village
How did Lower Tyner perform in Q3 2026? Lower Tyner recorded nine single-family home sales in Q3 2026, more than any other Incline Village neighborhood. Sales ranged from $1,699,000 to $9,600,000, with a median of $2,625,000.
Lower Tyner is one of the best entry points for single-family buyers in Incline Village, and it has become one of the most active areas for new construction. Lots here are among the most affordable in town for building, which has drawn several builders over the past few years.
This report covers every sale and active listing in Lower Tyner, per Incline Village MLS data. For the full market picture, see my Q3 2026 market update.
Q3 2026 at a Glance
| Measure | Lower Tyner |
|---|---|
| Closed home sales | 9 |
| Total volume | $35,046,333 |
| Median home sale | $2,625,000 |
| Sale range | $1,699,000 to $9,600,000 |
| Under contract | 0 |
| Active listings | 13 |
Q3 2026 Sales
| Address | Sale Price | Sq Ft | Year Built | $/Sq Ft | Days on Market |
|---|---|---|---|---|---|
| 571 Dale Dr | $9,600,000 | 5,269 | 1983, renovated 2026 | $1,822 | 124 |
| 539 Cole Cir | $9,250,000 | 4,935 | 2025 | $1,874 | 27 |
| 647 Saddlehorn Dr | $3,333,333 | 2,821 | 2026 | $1,182 | 55 |
| 609 Tyner Way | $2,639,000 | 2,616 | 1987 | $1,009 | 32 |
| 697 Tumbleweed Cir | $2,625,000 | 2,304 | 2024 | $1,139 | 92 |
| 568 Antler Ct | $2,100,000 | 2,280 | 2001 | $921 | 104 |
| 610 Doeskin Ct | $1,925,000 | 3,811 | 1984 | $505 | Off-market |
| 671 Saddlehorn Dr | $1,875,000 | 2,690 | 1984 | $697 | 57 |
| 655 Saddlehorn Dr | $1,699,000 | 2,108 | 1991 | $806 | 54 |
Two Sales Above $9,000,000
571 Dale Drive was purchased in January 2024 for $2,750,000. Over the next two years it went through a major renovation designed by GilanFarr Architects, adding an elevator and a new lower floor. It closed at $9,600,000 against an original asking price of $9,950,000.
539 Cole Circle is new construction, completed in 2025, with great views and a modern design. It was originally listed at $9,995,000 and closed at $9,250,000. At $1,874 per square foot, it carried the highest price per square foot of any single-family home sold in Incline Village this quarter.
Both are covered in more detail in my post on Incline Village’s biggest Q3 sales.
New Construction in Lower Tyner
Four of the neighborhood’s homes, sold or listed, were built in 2024 or later, from at least three different builders:
- 539 Cole Circle (sold, $9,250,000) comes from the same development group behind 727 Kelly Drive in Ponderosa and the 122 Pine Cone Road spec home in Millcreek.
- 596 Tyner Way (listed, $9,595,000) is from a group that has probably built more in Incline Village recently than anyone else. This one replaced an older home.
- 697 Tumbleweed Circle (sold, $2,625,000) is from a builder who has done about two other homes with the same floor plan.
- 647 Saddlehorn Drive (sold, $3,333,333) was likely that builder’s first project here.
The Tumbleweed and Saddlehorn homes were built on empty lots. For builders, Lower Tyner offers the least expensive way into Incline Village on lot value, and the sales show buyers will pay for new construction here.
610 Doeskin Court
610 Doeskin Court sold privately for $1,925,000 without reaching the MLS. Off-market sales like this happen more often than most people realize. My post on off-market luxury homes explains how they work.
Active Listings
| Address | Type | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|---|
| 596 Tyner Way | Home | $9,595,000 | 4,531 | 2026 | 139 |
| 570 Rockrose Ct | Home | $6,700,000 | 2,810 | 1977 | 64 |
| 623 Tyner Way | Home | $6,495,000 | 7,402 | 2005 | 8 |
| 554 Lantern Ct | Home | $4,494,875 | 3,557 | 1980 | 149 |
| 574 Fallen Leaf Way | Home | $4,285,000 | 2,255 | 1993 | 22 |
| 581 Tyner Way | Home | $3,688,999 | 3,256 | 1976 | 99 |
| 572 Rockrose Ct | Home | $2,875,000 | 3,904 | 1986 | 703 |
| 719 Tyner Way | Home | $2,850,000 | 3,171 | 1979 | 125 |
| 581 Chico Ct | Home | $2,220,750 | 2,538 | 1981 | 149 |
| 656 Tumbleweed Cir | Home | $2,188,000 | 2,063 | 1989 | 63 |
| 594 Tyner Way | Home | $2,049,000 | 2,352 | 1978 | 160 |
| 612 Tumbleweed Cir | Home | $1,649,000 | 1,612 | 1983 | 168 |
| 637 Lariat Cir #4 | Condo | $1,495,000 | 2,231 | 1992 | 98 |
570 Rockrose Court sits on a 1.37-acre estate parcel, which is rare in Lower Tyner, with close to 12,000 square feet of total coverage.
Thirteen listings against nine Q3 sales works out to a little over four months of supply. No Lower Tyner homes were under contract at the end of the quarter, so the fall pace will depend on how these listings are priced.
What This Means for You
If you’re buying your first single-family home in Incline Village, Lower Tyner is one of the places to start. Six of the nine Q3 sales were under $2,700,000, and eight current listings are under $3,700,000.
If you own a lot or an older home here, builders are paying attention. Q3 showed buyers paying for new and fully renovated homes, from $2,625,000 for a new 2,304-square-foot home to $9,600,000 for a full redesign with views.
If you’re selling, the lack of pending deals at quarter’s end is worth noting. Price to recent sales on your street, and make sure your home shows well from the first day.
My Lower Tyner neighborhood page covers the area in more detail. If you’re considering a remodel or addition, my guide to TRPA coverage limits and the Tahoe Regional Planning Agency explain what you can build.
Frequently Asked Questions
What is the median home price in Lower Tyner, Incline Village?
Is there new construction in Lower Tyner?
Is Lower Tyner a good place to buy a first home in Incline Village?
Thinking About Lower Tyner?
Whether you’re buying your first home here or deciding what to do with an older one, 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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