The story of this market
The typical home in ZIP 89450 sells for about $2,150,000, or $753 per square foot.
Prices are up +2.4% from a year ago, so sellers still have some momentum. Homes take about 48 days to sell. HUD's fair market rent for a two-bedroom is $3,800 a month.
ZIP 89450 — Incline Village-Crystal Bay
The 89450 market remains highly exclusive with limited inventory and high price points driven by its unique location in the Lake Tahoe Basin. While sales volume is low due to the small number of residential units, values remain stable. Market conditions are heavily influenced by strict environmental regulations and high demand for luxury mountain properties.
This ZIP is primarily for affluent buyers, second-home owners, and retirees seeking a high-end mountain lifestyle with proximity to Lake Tahoe, rather than traditional commuters or budget-conscious families.
Median prices moved up 2.4% year over year.
Homes spend a median of 48 days on market with 4.2 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 4.1% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 89450, Washoe County NV
Crime rates in Incline Village are significantly lower than the Nevada state average and the national average, with property crime being the primary concern in this affluent, low-density area.
Schools serving the Incline Village area are part of the Washoe County School District and generally maintain high performance ratings compared to the broader regional average.
The area faces significant wildfire risk due to its location in the Lake Tahoe Basin, leading to high property insurance premiums and limited carrier availability.
Development is strictly limited by Tahoe Regional Planning Agency (TRPA) regulations, focusing on redevelopment and environmental restoration rather than new expansion.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Nevada) — Disabled Veterans Property Tax Exemption: Provides a partial exemption from property taxes based on the veteran's disability rating, which is applied to the assessed value of the property. State (Nevada) — Nevada Property Tax Assessment and Levy: Property tax is calculated using the formula: (Taxable Value * 0.35) * Tax Rate = Total Property Tax. Taxable value is determined by county assessors, and the assessment ratio is fixed at 35% of taxable value.
Commuting from Incline Village to Reno or Carson City involves mountain driving over Mt. Rose Highway or Spooner Summit, which can be significantly impacted by winter weather conditions.
The area offers world-class recreation including access to Lake Tahoe beaches, championship golf courses, and proximity to major ski resorts like Diamond Peak and Mt. Rose.
The rental market is characterized by high demand for seasonal and long-term housing, with very low vacancy rates and a significant presence of short-term vacation rentals.
The local economy is heavily driven by tourism, hospitality, and high-net-worth residents, with significant employment ties to the broader Reno-Sparks metro area.
Public transit is limited to regional bus services connecting to Reno and Carson City; private vehicle ownership is essential for most residents.
Development is governed by the Tahoe Regional Planning Agency, which strictly limits new residential construction to protect the Lake Tahoe environment.
Washoe County Assessor manages property valuations, with assessments based on market value adjusted for state-mandated tax caps.
Parcels are subject to the Incline Village General Improvement District (IVGID) for water, sewer, and recreational services.
Property insurance is difficult to obtain and expensive due to high wildfire risk ratings in the Lake Tahoe Basin.
Nevada continues to see net positive domestic migration, though growth in the Tahoe Basin is constrained by geography and regulation.
Nevada is a non-judicial foreclosure state, allowing for relatively efficient processing of defaults through a trustee sale process.
Sellers are required to provide a comprehensive Real Estate Transfer Disclosure Statement covering all known material defects.
Data retrieved from ZCTA-level ACS tables; figures for 89450 are limited due to its status as a PO Box ZIP.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Urban Air Trampoline and Adventure Park4.419.8 mi
- Round1 Bowling & Arcade - Reno4.118.2 mi
- Chuck E. Cheese418.3 mi
- Puzzle Room Tahoe4.820 mi
- Key and Code Escape Rooms | South Reno Summit4.815.5 mi
- Reno-Sparks Convention Center4.318.7 mi
- Gar Woods Grill & Pier4.46.8 mi
- Edgewood Tahoe Resort4.719.7 mi
- Reno Public Market4.119.6 mi
- Crystal Bay Casino3.92.8 mi
- Northstar California Resort4.59.3 mi
- Sand Harbor State Park4.83.9 mi
- Mt. Rose - Ski Tahoe4.66.1 mi
- Diamond Peak Ski Resort4.62 mi
- Lake Tahoe - Nevada State Park4.73.9 mi
- Cave Rock4.814.1 mi
- Nevada State Museum, Carson City4.811.8 mi
- Donner Memorial State Museum4.615.4 mi
- Rubicon Point Light4.719 mi
- Historic Stateline Fire Lookout4.92.9 mi
- Sand Harbor State Park4.83.9 mi
- Tahoe East Shore Trail4.81.9 mi
- Lake Tahoe - Nevada State Park4.73.9 mi
- Kings Beach4.73.6 mi
- Monkey Rock Trailhead4.81.9 mi
- Zephyr Cove Resort4.416.8 mi
- Round Hill Pines Beach Resort4.618 mi
- Secret Cove4.86.7 mi
- Zephyr Cove Marina4.616.8 mi
- Tahoe City Marina4.710.9 mi
- Old Greenwood Golf Course4.711.7 mi
- Toiyabe Golf Club4.57 mi
- Gray's Crossing Golf Course4.613 mi
- Incline Village Mountain Golf Course4.71.2 mi
- Silver Oak Golf Course4.510.5 mi
- Safeway44 mi
- Jake's On The Lake4.210.9 mi
- Smith's4.112 mi
- Michael Hohl GMC4.313 mi
- Sprouts Farmers Market4.811.8 mi
- Reno-Tahoe International Airport4.320.3 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area ranked by popularity within the radius shown.
Community-owned ski area known for family-friendly slopes and lake views.
Robert Trent Jones Sr. designed course serving the local community.
Iconic Lake Tahoe beach and recreation area located just south of the ZIP.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.