Market Update
Ponderosa Market Report: Q3 2026 | Incline Village
How did the Ponderosa neighborhood perform in Q3 2026? Ponderosa in Incline Village recorded five home sales in Q3 2026, from $1,875,000 to $8,500,000. The median sale was $4,200,000, among the highest of any Incline Village neighborhood.
Ponderosa sits just above Lakeshore Boulevard, a little higher than the lowest-elevation neighborhoods in Incline Village. It has some of the larger parcels in town and a number of high-end homes, and it’s close enough to the lake that views and walkability vary a lot from one street to the next.
This report covers every sale and active listing in Ponderosa, per Incline Village MLS data. For the full market picture, see my Q3 2026 market update.
Q3 2026 at a Glance
| Measure | Ponderosa |
|---|---|
| Closed home sales | 5 |
| Total volume | $23,025,000 |
| Median home sale | $4,200,000 |
| Sale range | $1,875,000 to $8,500,000 |
| Under contract | 0 |
| Active listings | 4 |
Q3 2026 Sales
| Address | Sale Price | Sq Ft | Year Built | $/Sq Ft | Days on Market |
|---|---|---|---|---|---|
| 563 Knotty Pine Dr | $8,500,000 | 6,832 | 2001 | $1,244 | About 366 total |
| 727 Kelly Dr | $5,500,000 | 4,643 | 2025 | $1,185 | 378 |
| 615 Woodridge Cir | $4,200,000 | 4,530 | 1969 | $927 | 63 |
| 575 Jackpine Ln | $2,950,000 | 3,022 | 1979 | $976 | 52 |
| 575 Sugarpine Dr | $1,875,000 | 2,014 | 1966 | $931 | 126 |
563 Knotty Pine Drive: $8,500,000
The top Ponderosa sale was a 6,832-square-foot home on 0.42 acres, built in 2001 and mostly original. The finishes are dated but livable, and the views look across the lake toward the East Shore. It closed at $8,500,000 against an asking price of $8,950,000, about 95% of list, after about 366 total days on market.
727 Kelly Drive: $5,500,000
727 Kelly Drive is new construction, completed in 2025, and beautifully built. It still took 378 days to sell. The lot is unusual and requires a lot of stairs, which rules out many buyers, from families with young kids to people planning for retirement. It’s also a little further from town, without much walkability, and it has a forested setting rather than a view. Together, those factors narrowed the pool of buyers, even for a new home.
What Separates a $4,000,000 Home From an $8,000,000 Home
In Ponderosa, price comes down to view, lot size and how close the home is to the lake. A $4,000,000 home here is typically a mid-range lake-view home, often a little higher up the hill. An $8,000,000 home is more likely a custom or older custom build on one of the lower streets, with a bigger floor plan and a bigger lot.
Active Listings
| Address | List Price | Sq Ft | Year Built | Days on Market |
|---|---|---|---|---|
| 527 Sugarpine Dr | $9,995,000 | 6,877 | 2006 | 97 |
| 558 Dale Dr | $7,950,000 | 4,930 | 2007 | 13 |
| 577 Silvertip Dr | $3,500,000 | 4,278 | 1995 | 65 |
| 557 Knotty Pine Dr | $2,200,000 | 2,418 | 1973 | 122 |
The two highest listings, 527 Sugarpine Drive and 558 Dale Drive, are both in good, livable condition, though their finishes may not be as updated as some buyers want. 563 Knotty Pine, which sold at $8,500,000, had better views than either.
On Dale Drive, location on the street matters. 558 Dale sits on the north side, looking across at other homes. Homes on the lower side of Dale tend to sell better because they feel more wooded and private.
No Ponderosa homes were under contract at the end of Q3. With four listings and five sales last quarter, that’s a little over two months of supply.
What This Means for You
If you own in Ponderosa, your view, your lot and your street position will drive your price more than square footage alone. Q3 showed that a dated home with a great view can still reach $8,500,000, while a new home without a view or easy access can take more than a year to sell.
If you’re buying, compare views and access carefully, and visit at different times of day.
My Ponderosa neighborhood page covers the area in more detail. For more on Knotty Pine and 727 Kelly, see my post on Incline Village’s biggest Q3 sales. The IVGID site covers the beaches nearby, and Freddie Mac’s weekly survey tracks current mortgage rates.
Frequently Asked Questions
What is the median home price in Ponderosa, Incline Village?
What drives home prices in Ponderosa?
Why did a new home in Ponderosa take over a year to sell?
Thinking About Ponderosa?
If you’d like to know how your view and lot compare to these sales, or you’re weighing homes on different streets, I’m glad to walk through it 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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