The story of this market
The typical home in ZIP 89451 sells for about $1,500,000, or $750 per square foot.
Prices are up +2.5% from a year ago, so sellers still have some momentum. Homes take about 95 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $3,200 a month.
ZIP 89451 — Incline Village-Crystal Bay
The 89451 housing market remains resilient, characterized by high price points and limited inventory typical of the Tahoe Basin. While demand remains steady among affluent buyers, the market is cooling from the rapid appreciation seen in previous years, with longer days on market reflecting a more balanced environment.
This ZIP is ideal for affluent families, retirees, and remote professionals seeking a high-amenity mountain lifestyle, though it is less suitable for those requiring daily access to a traditional urban employment core.
Median prices moved up 2.5% year over year.
Homes spend a median of 95 days on market with 8.5 months of supply — a slower-moving market.
18% of listings have cut prices · homes sell at 96.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 4.5% — 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 8.0%/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 7.5%/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 89451, Washoe County NV
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Incline Village generally experiences low crime rates compared to the broader Reno-Sparks metropolitan area, with property crime being the primary concern.
Schools serving the area are part of the Washoe County School District and are generally well-regarded, benefiting from the affluent tax base of the Incline Village community.
The area faces significant wildfire risks due to its location in the Lake Tahoe Basin, necessitating strict defensible space requirements and impacting insurance availability and premiums.
Economic momentum is driven by high-end tourism, recreation, and the influx of remote workers, though physical development is strictly constrained by Tahoe Regional Planning Agency regulations.
Property taxes are assessed by Washoe County; Nevada does not have a state personal income tax, which attracts high-net-worth residents to the area.
Commuting to Reno or Carson City involves navigating mountain passes, which can be challenging during winter months; there is limited public transit connectivity to the employment core.
The area is a premier destination for outdoor recreation, featuring immediate access to Lake Tahoe beaches, world-class ski resorts, golf courses, and extensive hiking and mountain biking trail networks.
The rental market is tight with high demand for seasonal and long-term housing, often influenced by the prevalence of short-term vacation rentals which are subject to strict local ordinances.
The local economy is heavily anchored by tourism, hospitality, and recreation, with a significant portion of the population consisting of remote workers and retirees.
Transportation is primarily automobile-dependent, with major corridors connecting to Reno and Carson City; public transit is limited to regional bus services.
Development is strictly controlled by the Tahoe Regional Planning Agency, focusing on environmental restoration and redevelopment rather than new expansion.
Washoe County Assessor manages property valuations, with assessments capped by state law to limit annual increases.
Parcels are subject to various special districts including the Incline Village General Improvement District (IVGID) for water, sewer, and recreation services.
Property insurance is increasingly difficult to secure and expensive due to high wildfire risk ratings in the Lake Tahoe region.
Nevada continues to see net positive domestic migration, driven by tax advantages and lifestyle shifts.
Nevada is a non-judicial foreclosure state, allowing for a streamlined process for lenders.
Sellers are required to provide a comprehensive disclosure form detailing the condition of the property.
Data retrieved from data.census.gov ZCTA 89451 profile.
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.
Iconic Lake Tahoe beach area with boat launches and scenic views.
Robert Trent Jones Sr. designed course serving the local community.
Community-owned ski area offering lake views and family-friendly terrain.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.