Snowliage and Sales

Incline Village & Crystal Bay Real Estate Market Update | October 24, 2025

The transition from autumn to winter in Lake Tahoe is a magical time. One day, the mountains are ablaze with the golden hues of aspens; the next, a delicate blanket of snow dusts the landscape, creating a stunning contrast known as "snowliage." This picturesque season offers a unique backdrop to the dynamic real estate market in Incline Village and Crystal Bay. As the seasons shift, so does the market, bringing new opportunities for buyers and sellers.

This week's activity reflects the steady pulse of our local market. We are seeing continued movement across various price points, from lakeside condos to grand estates. Let's explore the key market shifts and what they mean for you.

Weekly Market Snapshot: A Look at the Numbers

The past seven days have been active, demonstrating continued confidence in our local real estate market. Here’s a summary of the activity:

✅ 7 New Listings

✅ 4 Price Adjustments

✅ 6 In Escrow

✅ 7 Closings

New Listings: Lakeside Living Arrives for Winter

Among the seven new properties that came to market, two lakefront condos in Stillwater Cove in Crystal Bay, NV, immediately caught our attention. It’s an interesting time of year to list a home on the water. Stillwater Cove is renowned for its vibrant summer atmosphere—boats gliding on the lake, the pier-side restaurant buzzing with activity, and long, sunny days perfect for enjoying the private beach.

Listing these units now may seem unconventional, but it presents a unique opportunity. Buyers can secure a coveted lakefront property ahead of the summer rush, perhaps envisioning the lifestyle that awaits them in just a few months. For a savvy buyer, this timing could be ideal for planning renovations or simply settling in before the peak season begins.

Price Adjustments Slow as Market Stabilizes

This week saw a noticeable slowdown in price reductions, with only four properties adjusting their asking price. This trend suggests that sellers are listing their homes closer to their expected sales price from the start. A market with fewer price adjustments often indicates a balanced environment where buyer demand and seller expectations are more closely aligned. This stability is a positive sign for the overall health of the Incline Village and Crystal Bay real estate scene.

Escrow Activity: Strong Demand Under $1 Million

The mid-range market was particularly busy, with six properties going into escrow. The majority of these pending sales were for homes located in communities with an HOA and priced at or below the $1,000,000 mark. This activity was spread across both lower and higher elevation neighborhoods, showing broad demand for turnkey, managed properties.

This trend highlights a strong buyer pool seeking the convenience and amenities offered by many of our local HOAs. Whether it’s a desire for low-maintenance living or access to private community features, these properties continue to move quickly when priced correctly.

A Week of Significant Closings

Closing day is always a milestone, and this week we celebrated seven of them. The sales spanned a remarkable range, reflecting the diverse property types available in our area. At one end of the spectrum, a condo sold for $849,000, providing its new owners an accessible entry into the Tahoe lifestyle.

At the other end, a magnificent property on the dry side of Lakeshore Boulevard closed for an impressive $10,300,000. This significant sale showcases the continued strength and allure of Lake Tahoe's luxury market. The wide gap between these two closings perfectly illustrates the depth and breadth of our local real estate landscape.

Embrace the Season, Explore the Market

The beauty of "snowliage" is a reminder that Lake Tahoe is a place of constant, beautiful change. The real estate market here is just as dynamic. Whether you are captivated by the idea of waking up to a snowy lake view or are looking for a cozy mountain retreat, this season offers unique possibilities.

If you are considering buying or selling in Incline Village or Crystal Bay, understanding these weekly trends is key to making informed decisions.

Ready to find your place in Lake Tahoe? Explore the latest listings on our website or contact us today for a personalized consultation on your real estate goals.

This Week's Market Stats

	Houses	Condos	PUDs
For Sale	78	72	9
Under $1 million	0	41	1
Median Price for Sale	$3,395,000	$909,000	$1,550,000
YTD Sales 2025	97	106	31
YTD Sales 2024	98	93	21
YTD Sales 2023	86	92	27
New Listings	7
Price Reductions	11
In Escrow	4
Range in Escrow	$699,000-$1,625,000
Closed Escrow	11

Please keep in mind that these numbers are based on data from the Incline Village Board of REALTORS® or its Multiple Listing Service as of 10/24/2025