Incline Village & Crystal Bay Market Report — August 2026

The Incline Village real estate market recorded 34 closed sales in August 2026. Meanwhile, the combined median sale price landed at $1,485,000. Total sales volume reached $93 million across all property types. Additionally, active inventory climbed to 167 listings.

Months of supply now sits at 5, placing the market in balanced territory. As a result, neither buyers nor sellers hold a decisive edge. However, the median days on market stretched to 90.5 days. Notably, that longer timeline suggests buyers can move deliberately rather than rush.

By segment, single-family homes posted 15 sales at a median of $2,625,000. In contrast, condos led on volume with 16 sales and a median of $967,500. PUDs saw just 3 sales, so those figures may prove volatile month to month.

The Single Family segment posted a median sale price of $2,625,000 in August. That marks a strong 20.7% jump month-over-month. However, prices dipped 2.8% compared to last year.

Meanwhile, sales activity picked up with 15 closings this month. That represents a 25.0% increase over July. Notably, sales still fell 44.4% below last August’s pace.

With months of supply at 4.9, this segment sits in balanced territory. Additionally, median days on market surged to 92, up 170.6% month-over-month. As a result, buyers may find modest negotiating room, especially as inventory lingers longer.

On the other hand, the sale-to-list ratio held firm at 96.5%. Therefore, sellers still command solid pricing power despite the slower absorption. With 25 new listings arriving, buyers should see continued selection heading into fall.

The condominium segment posted a median sale price of $967,500 in August 2026. Although this dipped 6.5% month-over-month, it climbed a strong 24.8% year-over-year. Meanwhile, sales activity slowed, with 16 closings — down 11.1% from July and 15.8% from last year.

Notably, the average sale price jumped to $1,865,962, up 80.3% month-over-month. This figure sits far above the median, signaling a shift toward higher-end sales this month. As a result, total sales volume surged 60.3% to $29.9M.

On the supply side, months of supply eased to 5, keeping the segment balanced. However, median days on market rose to 100 days, up 22.7% from July. Additionally, the sale-to-list ratio held firm at 97.4%, showing sellers still command their asking prices. Buyers may find modest room to negotiate on slower-moving listings, but well-priced units continue to sell near list.

The Planned Unit Development segment recorded just 3 sales in August 2026. As a result, all metrics carry heightened volatility this month. Buyers and sellers should interpret these figures with caution.

Notably, the median sale price fell to $1,315,000, down 19.8% month-over-month and 51.3% year-over-year. Meanwhile, the average sale price surged to $3,463,333, up 111.2% from July. This wide gap between average and median reflects a mix skewed toward one high-end transaction. Additionally, total sales volume jumped 216.8% to $10,390,000.

Months of supply climbed to 5.6, placing this segment in balanced territory. However, it now leans slightly toward buyers as inventory holds at 13 active listings. Meanwhile, median days on market rose 53.6% to 53 days, signaling a slower pace. On the other hand, the sale-to-list ratio remained firm at 95.6%, so sellers still command near-asking prices.

Looking ahead, the market appears firmly balanced heading into fall. With 5 months of supply, neither buyers nor sellers hold a decisive edge. Notably, months of supply fell 9.1% month-over-month. As a result, conditions have tightened slightly in favor of sellers.

Seasonally, autumn typically brings cooler activity across Incline Village real estate. Therefore, sellers should expect fewer showings after the summer peak fades. Meanwhile, buyers may find more room to negotiate as inventory lingers. However, a median 90.5 days on market signals patience is essential for both sides.

For investors, the single-family segment remains the tightest. With just 4.9 months of supply, SFR sellers retain modest pricing power. In contrast, condos sit at 5 months and take longer to sell. Additionally, condo buyers face a 100-day median DOM, suggesting selective demand.

On the whole, expect steady but measured conditions through year-end. Prices will likely stay firm given a healthy 96.9% sale-to-list ratio. Meanwhile, thin sales counts of just 34 mean monthly metrics may stay volatile. Ultimately, well-priced homes should continue to move despite the seasonal slowdown.

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