Incline Village & Crystal Bay Market Report — July 2026

The Incline Village real estate market posted 32 closed sales in July 2026. Together, these transactions generated $64.3M in total sales volume. Meanwhile, the combined median sale price settled at $1,235,000. Active inventory climbed to 175 listings across all property types.

Notably, months of supply reached 5.5, signaling a balanced market. However, homes now take a median 65.5 days to sell. As a result, buyers may find more negotiating leverage this summer. On the other hand, single-family homes remain scarce, with just 12 sales at a $2,175,000 median.

The single-family market cooled in July, with just 12 sales closing across Incline Village and Crystal Bay. That marks a steep 42.9% drop from June. Additionally, sales fell 7.7% year-over-year. As a result, total volume tumbled to $42.4M, down 42.3% from the prior month.

Meanwhile, the median sale price settled at $2,175,000, a 7.4% monthly decline. Year-over-year, that median dropped 13.0%. However, the average sale price held steady, edging up 1.1% to $3,532,917. Notably, price per square foot barely moved, landing at $926.

On the other hand, homes sold noticeably faster this month. Median days on market fell to 34 days, down 33.3% from June. Meanwhile, active inventory rose 6.0% to 89 homes, keeping supply at 4.9 months. As a result, buyers still hold some leverage, with sellers accepting 97.7% of list price.

The condominium market heated up in July 2026. Notably, the median sale price jumped to $1,035,000, a striking 46.3% increase month-over-month. Year-over-year, that figure rose a steadier 4.0%. Meanwhile, buyers closed on 18 condos, up 12.5% from June.

However, this monthly price surge reflects a shift toward higher-end sales. In contrast, the average sale price of $1,034,639 dipped 1.9% year-over-year. Additionally, median price per square foot climbed 14.1% to $696. As a result, total sales volume reached $18.6M, up 40.9% from the prior month.

On the supply side, conditions tightened. Active inventory fell 13.1% to 73 units. Consequently, months of supply dropped to 6.4, down 39.0% month-over-month. However, new listings surged 109.1% year-over-year, signaling more choices ahead. Meanwhile, homes took longer to sell, with median days on market climbing to 81.5. Sellers retained solid pricing power, with a sale-to-list ratio of 98.3%.

The Planned Unit Development segment saw just 2 sales close in July 2026. Consequently, these metrics remain volatile and should be read with caution. Meanwhile, the median sale price landed at $1,640,000, up 21.5% month-over-month. However, that figure still fell 29.5% year-over-year.

Notably, homes sold much faster this month. The median days on market dropped to 34.5 days, a steep 69.2% decline from June. Additionally, the year-over-year drop reached 82.2%, signaling stronger buyer urgency. On the other hand, the sale-to-list ratio held at 95.7%, leaving sellers some room to negotiate.

Meanwhile, active inventory eased to 13 listings, down 18.8% from last month. As a result, months of supply tightened to 4.9. However, price per square foot slipped to $826, off 11.8% month-over-month. Overall, buyers still hold modest leverage in this thinly traded segment.

Looking ahead, the summer months typically bring peak activity to the Lake Tahoe market. As a result, buyers can expect fresh inventory and steady competition through late summer. However, current supply sits at a healthy 5.5 months, giving buyers more room to negotiate. Notably, the sale-to-list ratio held firm at 97.8%, signaling that well-priced homes still move.

Sellers, meanwhile, should prepare for longer marketing periods. The median days on market reached 65.5 days, so patience will be key. Additionally, the sharp 22.2% monthly drop in median price reflects shifting product mix rather than a broad decline. On the other hand, investors may find opportunity in the condo segment, where supply runs higher at 6.4 months. As the season progresses, expect Incline Village real estate to remain a resilient luxury market. Ultimately, both buyers and sellers should watch inventory closely, which fell 8.4% year-over-year.

Whether you are considering buying, selling, or simply trying to understand how current market conditions affect your home’s value, local data matters.

For a data-driven look at your specific neighborhood or property type, contact Guy Johnson, REALTOR® with Keller Williams Group One, Inc.

Guy Johnson, REALTOR®
Keller Williams Group One, Inc.
NV Lic. # S.75262.LLC
Phone: (775) 722-4011
Email: guyjohnson@kw.com