Top Rated
8/10
8/10Incline Elementary School
Incline Village
K-5420 Students16:1
Lakeside Condos · Two Blocks to the Lake · Incline Village NV
Forest Pines Homes For Sale
Nevada Real Estate Group — your Forest Pines specialists. Search lakeside condos for sale in one of Incline Village's most walkable, attainable communities: $700K–$1.4M, two blocks from Lake Tahoe, a full clubhouse-and-pool amenity package, IVGID private beach access, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89451)
$1.0M
RSAR / NNRMLS, ZIP 89451, June 2026
DAYS ON MARKET
75
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
Lakeside Condos
community-data-north.json
TO LAKE TAHOE
Two blocks
Walkable to the Lakeshore
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Forest Pines at a Glance?
Forest Pines is a 138-unit lakeside condo community in ZIP 89451, with homes priced from $700K to $1.4M and a median list price near $1,000,000 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked Washoe County corridor.
- Community type: A 138-unit lakeside condominium community in a park-like, lower-elevation pocket of Incline Village two blocks from Lake Tahoe — one of the most attainable, walkable entry points into Incline Village ownership.
- Median list price (ZIP 89451): $1,000,000 (June 2026) — ranging from roughly $700K for smaller one-bedroom units to $1.4M+ for larger floor plans, with units from 750 to 1,590 square feet.
- Best for: Lock-and-leave second-home buyers, California tax relocators, high-income remote workers, investors seeking vacation-rental income, and buyers who want IVGID private beach access at a walkable condo price point.
- HOA and IVGID: HOA dues run $500–$900/month covering building exterior, snow removal, clubhouse, pool, hot tub, sauna and jacuzzi; IVGID annual assessment adds access to two private beaches, golf courses, Diamond Peak discounts, and the rec center.
- Why people choose Forest Pines: a walkable location two blocks from Lake Tahoe, a full amenity package, IVGID private beach access, Nevada's zero state income tax, and a $700K–$1.4M price band no single-family Incline Village listing can match.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Forest Pines Homes for Sale?
Forest Pines carries a limited number of active listings in ZIP 89451 — lakeside condos priced $700K to $1.4M per NNRMLS data. According to Reno/Sparks Association of REALTORS, Incline Village inventory is among the tightest in Northern Nevada; near-lake condo units change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Forest Pines Homes Are Listed in Each Price Range?
The ZIP 89451 median list price for Forest Pines condos sits near $1.0M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $700K–$1.2M range, with a smaller upper tier above $1.2M for larger units near the lake. Each card shows current listing counts for Forest Pines and surrounding ZIP 89451.
Browse Forest Pines & Incline Village Listings
How Can You Find a Forest Pines Home by Type, Lifestyle & Price?
Forest Pines listings are filtered by ZIP 89451 — typically a handful of active condos in the Incline Village area at any time, drawn from the 138-unit community. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Incline Village and Lake Tahoe Nevada Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, school district details, and what daily life looks like inside each Lake Tahoe Nevada neighborhood.
By Property Type
By Price Range
Updated daily · 11 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Forest Pines Listings First?
Custom alerts by price, beds, baths, and lakeside features — no spam, unsubscribe anytime. With Forest Pines condos turning over at a measured 75-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check listing sites weekly — especially in the $700K–$1.0M entry band where competition is broadest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
9/10
8/10
8/10
How Are the Schools Near Forest Pines?
Forest Pines falls within the Washoe County School District. The three Incline Village schools — Incline Elementary, Incline Middle, and Incline High — all sit within Incline Village. Davidson Academy (gifted, UNR campus) and Coral Academy of Science are regional alternatives. Cards below rank standouts by level using GreatSchools and Nevada Report Card data from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch, Reno
K-5640 Students18:1
8/10Hunsberger ES
Somersett, Reno
K-6720 Students19:1
8/10Jessie Beck ES
South Reno
K-5580 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Forest Pines Are the Best?
According to GreatSchools.org, top-rated schools near Forest Pines include Incline High School (9/10) and Incline Middle School (8/10) — both within Incline Village and assigned to ZIP 89451. Incline Elementary earns 8/10. Davidson Academy in Reno (10/10) is the qualifying gifted option. All are in the Washoe County School District, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus, Reno | $700,000+ |
| 2 | Incline High School | Public | 9-12 | 9/10 | Incline Village | $700,000+ |
| 3 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 4 | Incline Middle School | Public | 6-8 | 8/10 | Incline Village | $700,000+ |
| 5 | Incline Elementary School | Public | K-5 | 8/10 | Incline Village | $700,000+ |
SAFETY & CRIME
Is Forest Pines Safe?
Direct Answer
Forest Pines is a low-crime, park-like lakeside condo community in Incline Village — one of the safest communities in Northern Nevada. According to Washoe County Sheriff data, Incline Village experiences very low property and violent crime rates, consistent with a high-income resort enclave. The low-traffic character of this near-lake pocket further limits through-traffic crime risk.
- Crime rate (Incline Village)Washoe County Sheriff data 2026
- Access managementCondo community structure
- Neighborhood characterPark-like, low through-traffic
- Crime trendConsistent with resort-community norms
What Buyers Should Know
Incline Village, including Forest Pines, consistently reports crime rates well below the Nevada and national averages per Washoe County Sheriff annual reports. The community's character as a small, high-income resort enclave — with a mix of full-time residents, second-home owners, and seasonal visitors — creates a naturally watchful neighborhood environment.
Forest Pines' position in a park-like, lower-elevation pocket two blocks from the lake means traffic is predominantly residents and walkers headed to the village or shore, with minimal through-traffic. The HOA condo structure means building exteriors and common areas are maintained and monitored by the association, adding a layer of property security beyond individual unit ownership.
Buyers coming from high-crime urban environments will find Incline Village — and Forest Pines within it — a marked contrast in day-to-day security. The primary considerations for property security are vacation-unit break-ins during periods when units are unoccupied, which is a Lake Tahoe seasonal-property norm rather than a persistent community problem. Good property management and HOA oversight mitigate this effectively.
Sources: Washoe County Sheriff (annual crime statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.
Living In
What's It Like Living in Forest Pines, Incline Village NV?
The Answer
Forest Pines delivers walkable lakeside condo living two blocks from Lake Tahoe: 138 units from $700K to $1.4M, a full amenity package, IVGID private beach access, and Nevada's zero state income tax. Schools are served by the Washoe County School District — Incline Elementary, Incline Middle, and Incline High — all within Incline Village.
What is Forest Pines known for?
Forest Pines is known as one of the closest condo communities to the Lakeshore in Incline Village — a 138-unit, park-like community two blocks from Lake Tahoe with a full amenity package: clubhouse with ping-pong, outdoor pool and hot tub, and an indoor sauna and jacuzzi. It is one of the most attainable, walkable entry points into Incline Village ownership, offering IVGID private beach access and proximity to village dining at a price range well below the single-family and lakefront Incline Village market.
Who should live in Forest Pines?
Forest Pines fits lock-and-leave second-home buyers who want walkable lakeside living without single-family Incline Village pricing, California tax relocators seeking a Nevada address for zero state income tax savings, remote workers who want Lake Tahoe condo living with Reno airport access, and investors who can verify short-term rental permit availability and HOA compliance. The $700K–$1.4M price range spans entry one-bedroom buyers to larger multi-bedroom purchasers.
What is daily life like in Forest Pines?
Daily life in Forest Pines centers on the easy lakeside rhythm of Incline Village: a two-block walk to the beach and village dining, mornings at the clubhouse pool or sauna, afternoons at the IVGID private beach or rec center, ski days at Diamond Peak in winter. In summer, lake kayaking, hiking on the Tahoe Rim Trail, and golf on IVGID's courses define the week. Reno is 45 minutes via NV-431 for major shopping, dining, and the airport.
Location
Where Is Forest Pines
Forest Pines sits in a park-like, lower-elevation pocket of Incline Village, Nevada (ZIP 89451), just two blocks from the shores of Lake Tahoe on the north shore. Approximately 3 minutes from the Incline Village town center, 8 minutes from Diamond Peak, 45 minutes from Reno via NV-431 (Mount Rose Highway), and 60 minutes from Reno-Tahoe International Airport.
Lake Tahoe Lakeshore
2
Min
Incline Village Town Center
3
Min
Diamond Peak Ski Resort
8
Min
Reno
45
Min
Reno-Tahoe Airport
60
Min
Forest Pines
At a Glance$1,000,000
Median List Price (ZIP 89451)
~$650+
Price / Sq Ft (condo tier)
75
Days on Market
$700K–$1.4M
Price Range (Forest Pines)
- Community Type
- Lakeside Condominium Community (138 units)
- Price Range
- $700K–$1.4M
- Developer
- Multiple builders
- Guard-Gated
- No (open access)
- HOA / Month
- $500–$900 (varies by unit)
- IVGID Amenities
- Included (annual assessment)
- ZIP Code
- 89451
- School District
- Washoe County School District
- To Lake Tahoe
- Two blocks (walkable)
- To Incline Village Town
- ~3 min
- To Reno
- ~45 min via NV-431 Mt Rose Hwy
- To Reno-Tahoe Airport
- ~60 min via NV-431 / I-580
LIVABILITY REPORT CARD
How Does Forest Pines Score?
Forest Pines scores among the top Nevada Lake Tahoe addresses for lake proximity, outdoor lifestyle, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, outdoor access, and commute — each sourced from ZIP 89451 data via Washoe County Sheriff, Washoe County School District, GreatSchools, and Reno/Sparks Association of REALTORS.
Grade A: Safety
Low-traffic, park-like lakeside condo community with low crime rates consistent with Incline Village residential areas per Washoe County law enforcement data.
Grade A-: Schools
Washoe County School District — Incline Elementary, Incline Middle, and Incline High serve the area. All are within Incline Village; confirm specific assignments for any address.
Grade A-: Cost of Living
$700K–$1.4M for lakeside condos — one of the more attainable Incline Village tiers, and Nevada's zero income tax and lower property-tax rate offer meaningful savings versus California lakeside second homes.
Grade A+: Lake Access
Two blocks from the Lakeshore — among the closest condo communities to Lake Tahoe in Incline Village, with IVGID private beach rights at Incline Beach and Burnt Cedar.
Grade A+: Outdoor Access
Lake Tahoe two blocks away, IVGID private beaches, Diamond Peak skiing, Tahoe Rim Trail, golf courses, rec center, tennis — the full Incline Village amenity stack.
Grade B+: Commute
45 minutes to Reno via NV-431, 60 minutes to Reno-Tahoe Airport — ideal for remote workers and second-home buyers; seasonal road conditions are a factor in winter.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Forest Pines a good place to own a second home?
Forest Pines is one of the strongest lock-and-leave second-home propositions on the Nevada side of Tahoe. A walkable lakeside location two blocks from the shore, a full clubhouse-and-pool amenity package, IVGID private beach rights, and a $700K–$1.4M price range make it an attainable entry into a full-amenity Incline Village address. Nevada's zero state income tax adds estimated $30,000–$80,000+ per year in savings for most high-income California second-home buyers. The critical verification: confirm that the HOA CC&Rs allow short-term rentals if income is part of your plan.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Forest Pines?
According to the U.S. Census Bureau, the Incline Village-Crystal Bay CDP carries a median household income well above the Washoe County average — consistent with a lake enclave of high-income professionals, remote workers, retirees, and California tax relocators. Forest Pines draws second-home buyers who prioritize lake proximity and condo-tier pricing.
Home values in Forest Pines have appreciated as high-income California buyers discovered that a Nevada Tahoe address at the $700K–$1.4M condo tier compares favorably on a tax-adjusted basis to comparable California lakeside second homes. The community skews toward owner-occupant second-home usage and high educational attainment — a profile consistent with the broader Incline Village enclave.
89451
Incline Village, NV
$110,000+
vs Washoe County $72,000
$1.0M+
vs Washoe County $520K
~60%
vs Washoe County 57%
~55%
vs Washoe County 36%
~22%
vs Washoe County 27%
Two blocks to the lake
Among closest IV condos
2.2
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Forest Pines Market Growing?
Forest Pines and the broader Incline Village market have appreciated strongly over the past decade, driven by California high-income tax migration, structural TRPA supply constraints, and the sustained appeal of near-lake Lake Tahoe property at Nevada prices. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for Incline Village condo addresses.
+5%Estimated YoY median price growth (ZIP 89451, 2026)
2 minTo the Lake Tahoe Lakeshore (walkable)
45 minTo Reno via NV-431 Mt Rose Hwy
ZIP 89451 (Incline Village) median list price trajectory, 2010–2026
Forest Pines condos have appreciated with the broader Incline Village market — driven by an irreplaceable near-lake position two blocks from the shore, IVGID amenity rights that no California resort community replicates, and sustained high-income California buyer demand for Nevada tax addresses. The condo tier's $700K–$1.4M range remains one of the most attainable entries into Incline Village, keeping buyer demand broad while supply stays constrained by TRPA development limits.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
LIVABILITY SCORES
How Does Forest Pines Score for Livability?
Forest Pines posts outstanding scores across the six livability dimensions that matter most to lake-lifestyle and second-home buyers in Incline Village — lake proximity, outdoor recreation access, and the Nevada tax advantage lead the composite. The rings below break out each category, benchmarked against Nevada State Demographer and Washoe County Assessor data for ZIP 89451.
- 90A
Overall Livability
- 84A-
Schools
- 91A
Safety
- 88A-
Cost of Living
- 95A+
Lake / Recreation
- 97A+
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Forest Pines Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89451 — the Incline Village ZIP covering Forest Pines and surrounding areas — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for Forest Pines condo tier sits near $1,000,000, up approximately 5% year-over-year, with a median 75 days on market. Updated monthly.
Median List Price (ZIP 89451 Forest Pines tier)
+5% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
60 → 75 days YoY — lakeside condo tier moves at measured pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Forest Pines / ZIP 89451)
~11 at any time — supply constrained by 138-unit cap and TRPA limits
vs May 2025
Source: Las Vegas REALTORS
75
MEDIAN DAYS ON MARKET
$1.0M
MEDIAN LIST PRICE
$700K–$1.4M
FOREST PINES PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Forest Pines specialist.
Market Competitiveness
How Competitive Is the Forest Pines Market Right Now?
Forest Pines is a low-inventory, measured-pace lakeside condo market. With only 138 units, a handful of active listings appear in ZIP 89451 at any time, and homes take a median 75 days on market per NNRMLS data. Well-priced units in the $700K–$1.0M entry range move faster as the buyer pool is broader.
42Measured-Pace Lakeside
- 75 daysMedian days on market (Forest Pines / ZIP 89451)
- $700K–$1.4MForest Pines price range
- ~$650+Median price per sq ft (condo tier)
- Lakeside CondosCommunity character
Is Forest Pines Right for You?
Who Should Buy a Home in Forest Pines?
Forest Pines spans $700K one-bedroom condos to $1.4M larger floor plans — one of the most attainable, walkable full-amenity addresses in Incline Village. Six buyer profiles below match lifestyles to specific Forest Pines options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Forest Pines Profile Fits Your Buyer Type?
Lock-and-Leave Second-Home Buyers
- Two blocks from Lake Tahoe — walkable to the shore
- HOA-maintained exteriors and on-site amenities
- Entry condos from $700K vs $2M+ single-family
- Nevada zero income tax on second-home ownership
California Tax Relocators
- $30K–$130K+ saved annually on state income tax
- Incline Village Nevada address vs CA side of Tahoe
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.471
Vacation-Rental Investors
- Strong ski-season and summer demand from Bay Area
- Verify Washoe County STR permit before buying
- HOA CC&Rs must allow short-term rentals
- IVGID amenities command premium rental rates
Remote Workers
- Lake morning, work afternoon — Tahoe lifestyle
- 60 minutes to Reno-Tahoe Airport for travel
- Zero Nevada income tax on remote earnings
- Strong internet in Incline Village for WFH
Retirees / Semi-Retirees
- No lawn or exterior maintenance — HOA handles it
- On-site pool, sauna, and clubhouse year-round
- Zero Nevada state income tax on retirement income
- 3% property-tax cap keeps costs predictable
Down-Sizers
- Walkable to the lake and village dining
- Compact, low-maintenance condo floor plans
- Full amenity package without single-family upkeep
- Most attainable Incline Village ownership tier
Best Fit For
- Lock-and-leave second-home buyers — Two blocks from Lake Tahoe, HOA-maintained exteriors, on-site pool and clubhouse, and one of the most attainable Incline Village price tiers — from $700K versus $2M+ for single-family.
- California tax relocators — Nevada zero state income tax saves $30,000–$130,000+ per year at high income levels — on top of a walkable Incline Village lake address the California side of Tahoe cannot replicate.
- Vacation-rental investors — Strong ski-season and summer demand from Bay Area visitors — conditional on verifying Washoe County STR permit and HOA CC&R compliance before buying.
- Remote workers — Lake morning, work afternoon, IVGID beach on the weekend — 60 minutes to the airport for quarterly in-person visits, zero Nevada income tax on remote earnings.
- Retirees and semi-retirees — HOA exterior maintenance, on-site pool and sauna, IVGID beach access, and zero Nevada income tax on retirement distributions — without the lawn and upkeep of a single-family home.
- Down-sizers — Compact, walkable, low-maintenance lakeside condo living with a full amenity package — a simpler footprint in one of the most attainable Incline Village ownership tiers.
Ready to explore homes in Forest Pines? Our team knows the community HOA documents, IVGID assessment, and STR permit requirements in Incline Village.
Start Your Forest Pines SearchPros
- Two blocks from Lake Tahoe — among the closest condo communities to the Lakeshore
- IVGID private beach access on Lake Tahoe — included in annual assessment
- Full on-site amenity package — clubhouse, pool, hot tub, sauna, and jacuzzi
- One of the most attainable Incline Village entry points at $700K–$1.4M versus $2M+ single-family
- Zero Nevada state income tax — five-figure to six-figure annual savings for high-income buyers
- Low crime — one of the safest communities in Washoe County
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $500–$900/month plus IVGID annual assessment add meaningfully to monthly carrying costs
- Not all units allow short-term rentals — verify CC&Rs and Washoe County STR permit before purchasing as investment
- Larger units are jumbo loans (above $766K) requiring 700+ credit and 20% down
- NV-431 Mount Rose Highway can close in severe winter storms — plan for seasonal road conditions
- Limited inventory — only 138 units in the community, making the search more competitive
Neighborhood Comparison
How Does Forest Pines Compare to Crystal Bay, Glenbrook & Other Nevada Tahoe Communities?
A like-for-like comparison of the most-searched Nevada Lake Tahoe communities — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $1.0M for Forest Pines condos to $10M+ for Glenbrook lakefront estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Forest Pines | $1,000,000 | ~$650+ | 75 | 11 | Lake Proximity · Condos · IVGID Amenities |
| Coeur du Lac | $900,000 | ~$650+ | 70 | 8 | Townhome-Style Condos · Near Incline Beach |
| McCloud Condominiums | $850,000 | ~$600+ | 70 | 10 | Cluster Community · Near Lake & Hyatt |
| Crystal Bay | $2,100,000 | ~$850+ | 75 | 10 | Lakefront · Nevada State Line · Luxury |
| Glenbrook | $5,000,000 | ~$1,200+ | 120 | 5 | Historic · Gated · Private Golf · East Shore |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Nevada Lake Tahoe Community?
Submarket 1
Forest Pines
Incline Village's lakeside condo community two blocks from the shore — one of the most attainable, walkable full-amenity Incline Village addresses, with a clubhouse-and-pool package, IVGID private beach access, and Nevada's zero state income tax.
Browse Forest Pines homes →$1.0MMedian Price
75Days on Market
11Active Listings
~$650+Price / Sq Ft
Submarket 2
Coeur du Lac
A sister condo community of townhome-style units near Incline Beach — a comparable attainable entry into Incline Village ownership with IVGID amenity rights.
Browse Coeur du Lac homes →$900KMedian Price
70Days on Market
8Active Listings
~$650+Price / Sq Ft
Submarket 3
McCloud Condominiums
A 256-unit cluster condo community near the lake and the Hyatt — among the most attainable Incline Village condo options with IVGID privileges.
Browse McCloud Condominiums homes →$850KMedian Price
70Days on Market
10Active Listings
~$600+Price / Sq Ft
Submarket 4
Crystal Bay
Intimate north-shore Lake Tahoe lakefront enclave at the Nevada-California state line — granite boulders, sandy coves, and most Incline Village amenity privileges.
Browse Crystal Bay homes →$2.1MMedian Price
75Days on Market
10Active Listings
~$850+Price / Sq Ft
Submarket 5
Glenbrook
Nevada's historic private gated Lake Tahoe community on the east shore — private golf course, private beach, and ultra-luxury estate pricing from $3M to $20M+.
Browse Glenbrook homes →$5MMedian Price
120Days on Market
5Active Listings
~$1,200+Price / Sq Ft
Submarket 6
Forest Pines — The Walkable Lakeside Entry Point
One of the most attainable, walkable entries into a full-amenity Incline Village Nevada address — two blocks from Lake Tahoe, a clubhouse-and-pool amenity package, IVGID private beach rights, and condos from $700K to $1.4M. Units run 750 to 1,590 square feet across the 138-unit community. One of the closest condo communities to the Lakeshore while including the full IVGID amenity stack: private beaches, championship golf, Diamond Peak discounts, and the rec center.
Browse Forest Pines — The Walkable Lakeside Entry Point homes →From $700KAttainable Entry
2 BlocksTo Lake Tahoe
IVGID BeachPrivate Tahoe Access
60 minTo Reno Airport
Where Is Forest Pines on the Map?
Forest Pines sits in a park-like pocket of Incline Village, Nevada (ZIP 89451), just two blocks from the shores of Lake Tahoe on the north shore, approximately 3 minutes from the Incline Village town center, 5 minutes from Crystal Bay, 8 minutes from Diamond Peak, 45 minutes from Reno via NV-431 (Mount Rose Highway), and 60 minutes from Reno-Tahoe International Airport.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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condo community fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89451?
ZIP 89451 covers Incline Village and Crystal Bay on the north shore of Lake Tahoe, Nevada. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89451 | Incline Village · Crystal Bay · Forest Pines | $1.0M | ~$650 | 75 | 40 | +5.0% |
| 89402 | Crystal Bay · North Shore Lake Tahoe | $2.1M | ~$850 | 75 | 10 | +4.5% |
| 89705 | Glenbrook · East Shore Lake Tahoe | $3.5M | ~$1,100 | 110 | 8 | +3.2% |
| 89521 | South Reno · Damonte Ranch | $680K | ~$320 | 32 | 220 | +2.4% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define Forest Pines Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, Washoe County Assessor, and IVGID records — pin down this community's fundamentals. Forest Pines median list price is $1.0M, days on market run 75, and HOA dues run $500–$900 per month.
$1.0M
Median list price for Forest Pines condos in ZIP 89451 in June 2026.
Reno/Sparks Association of REALTORS
+5%
Year-over-year price growth in Incline Village ZIP 89451, May 2025 to May 2026.
Northern Nevada Regional MLS
75
Median days from list to accepted offer in Forest Pines / ZIP 89451.
RSAR / NNRMLS, June 2026
138
Total condominium units in the Forest Pines community, ranging from 750 to 1,590 square feet.
community-data-north.json
2 Blocks
Distance from Forest Pines to the Lake Tahoe Lakeshore — among the closest condo communities to the lake in Incline Village.
community-data-north.json
2 Beaches
IVGID private Lake Tahoe beaches — Incline Beach and Burnt Cedar Beach — included with annual assessment for Incline Village property owners.
Incline Village General Improvement District
0%
Nevada state income tax rate — saving high-income Forest Pines buyers $30,000–$130,000+ annually versus California.
Nevada Department of Taxation
60 min
Drive time from Forest Pines to Reno-Tahoe International Airport via NV-431 and I-580.
City of Reno
WHY FOREST PINES
Why Does Forest Pines Stand Out Among Incline Village Neighborhoods?
From a near-lake position two blocks from the shore to a full amenity package to IVGID private beach rights and a $700K–$1.4M condo price range, Forest Pines delivers an attainable, walkable full-amenity Incline Village address. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- community-data-north.json
Two blocks from Lake Tahoe — walkable to the shore
Forest Pines is one of the closest condo communities to the Lakeshore in Incline Village — an easy walk to the beach and village dining.
- Incline Village General Improvement District
IVGID private beach on Lake Tahoe
Incline Beach and Burnt Cedar Beach are among the most coveted private sand beaches on Lake Tahoe — included in your IVGID annual assessment.
- community-data-north.json
Full amenity package on-site
A spacious clubhouse with ping-pong, an outdoor pool and hot tub, plus an indoor sauna and jacuzzi — a richer amenity stack than most Incline condo communities.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax — five-figure to six-figure annual savings versus California for high-income second-home buyers, on top of the lakeside-condo value advantage.
- NRS 361.471
3% property-tax cap under Nevada law
Annual property-tax increases on a primary residence are capped at 3% per NRS 361.471 — predictable carrying costs as values rise.
WHY BUY IN FOREST PINES
What Are the Top Reasons to Buy a Home in Forest Pines?
Forest Pines' case rests on lake proximity, on-site amenities, IVGID rights, tax savings, and attainable Incline Village pricing: two blocks from Lake Tahoe, a clubhouse-and-pool package, private beach access, zero Nevada state income tax, and a median list price near $1.0M per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Two blocks from Lake Tahoe
Forest Pines is among the closest condo communities to the Lakeshore — a walkable location to the beach and village dining that single-family lots rarely match at this price.
community-data-north.json
IVGID private beach and amenities
Two private Lake Tahoe beaches, two championship golf courses, a rec center, and Diamond Peak resident discounts — all included in your IVGID annual assessment.
Incline Village General Improvement District
Full on-site amenity package
Clubhouse with ping-pong, outdoor pool and hot tub, indoor sauna and jacuzzi — a complete amenity stack inside the 138-unit community.
community-data-north.json
Zero Nevada state income tax
No personal income tax — saves $30,000–$130,000+ per year for most high-income California second-home buyers.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs as values appreciate.
NRS 361.471
TRPA supply constraint supports value
Tahoe Regional Planning Agency restrictions on new development mean Incline Village's condo inventory can't meaningfully expand — structural scarcity supports long-run pricing.
Tahoe Regional Planning Agency
Incline High School (9/10 GreatSchools)
Assigned high school earns 9/10 on GreatSchools — among the top public high schools in Northern Nevada and a genuine competitive advantage for families.
GreatSchools.org 2026
Lock-and-leave convenience
HOA-maintained exteriors, on-site amenities, and a walkable location make Forest Pines an ideal lock-and-leave second home that needs little upkeep between visits.
community-data-north.json
Strong vacation-rental demand (permit permitting)
Ski-season and summer Tahoe visitor demand from California is structurally strong — verify Washoe County STR permit and HOA CC&R compliance before purchasing as investment.
Washoe County STR Program
45 minutes to Reno — airport and city access
Reno-Tahoe International Airport is 60 minutes via NV-431; downtown Reno dining and services are 45 minutes — more accessible than any South Shore Nevada address.
City of Reno
Community & Floor-Plan Guide
What Are the Key Floor-Plan Tiers in Forest Pines?
Forest Pines is a 138-unit lakeside condo community with units from roughly 750 to 1,590 square feet, governed by a single HOA covering the clubhouse, pool, sauna, and building exteriors. Floor-plan tiers range from compact one-bedroom units to larger multi-bedroom plans. Verify the HOA package and STR permit status before offering.
Lock-and-Leave · ~750 sq ft
One-Bedroom Units
Most attainable entry; ideal second-home base
Mid-Tier · 1,000–1,300 sq ft
Two-Bedroom Units
Most common floor plan; flexible second-home or rental
Upper Tier · up to 1,590 sq ft
Larger Multi-Bedroom Units
Largest floor plans; recent sales $1.2M–$1.4M
Townhome-Style Condos
Coeur du Lac
Sister community alternative
Cluster Community
McCloud Condominiums
256-unit alternative near the lake
Outdoor Recreation
What Outdoor Amenities Does Forest Pines Offer?
Forest Pines residents live at the intersection of lakeside access and the full Incline Village lifestyle — Lake Tahoe two blocks away, IVGID private beaches minutes by car, Diamond Peak skiing nearby. The Incline Village General Improvement District manages the amenity stack that makes Incline Village one of the most recreation-rich addresses in the Mountain West.
2 BLOCKS
Lake Tahoe (two blocks away)
191 sq miBoating · Beaches · Water SportsIVGID for private beaches
North America's largest alpine lake — Forest Pines sits just two blocks from the shore, among the closest condo communities to the Lakeshore in Incline Village. IVGID private beaches are reserved for Incline Village residents.
ON-SITE
Forest Pines Clubhouse & Pool
Clubhouse + outdoor poolPool · Hot tub · Ping-pongForest Pines residents
The community's on-site amenity package — a spacious clubhouse with ping-pong, an outdoor pool and hot tub, plus an indoor sauna and jacuzzi for year-round use without leaving home.
5 MIN
Incline Beach (IVGID)
Private sand beachSwimming · Sunbathing · KayakingIVGID residents only
One of Lake Tahoe's finest private sand beaches — reserved exclusively for Incline Village residents and their guests via IVGID annual assessment. Boat rentals, paddleboard launch, and lifeguarded swimming.
8 MIN
Burnt Cedar Beach (IVGID)
Private heated pool + beachSwimming · RecreationIVGID residents only
A second IVGID private beach with a heated outdoor pool, beach access, and recreation facilities — a summer morning staple for Incline Village residents.
8 MIN
Diamond Peak Ski Resort
655 acres / 1,840 ft verticalSkiing · Snowboarding · TubingTicketed (IVGID resident discount)
Incline Village's ski resort offers 655 acres of skiable terrain, consistent Sierra Nevada snowpack, and resident-discounted season passes through IVGID — a short drive from Forest Pines.
5 MIN
IVGID Recreation Center
Full fitness centerGym · Tennis · SkatingIVGID residents
The Incline Village Recreation Center offers a full gym, group fitness classes, indoor tennis, and the Roller Kingdom — a year-round community facility for all ages.
10 MIN
Tahoe Rim Trail
165-mile loopHiking · Mountain BikingFree
The iconic 165-mile ridgeline trail circling Lake Tahoe — accessible from the Tunnel Creek Road trailhead near Incline Village, with panoramic lake and Sierra Nevada views.
10 MIN
Sand Harbor State Park
55 acresBeaches · Snorkeling · Concert venueState park fee
A Nevada state park with some of the clearest water and finest sand on Lake Tahoe — also home to the annual Lake Tahoe Shakespeare Festival each summer.
The Forest Pines Lifestyle
What Does a Weekend in Forest Pines Look Like?
A Saturday in Forest Pines: a two-block walk to the lake, a swim in the community pool, an afternoon at the IVGID private beach per the Incline Village General Improvement District — evening dining in the village, and Reno 45 minutes away for Sunday. Walkable lakeside living, private Lake Tahoe beach, and zero Nevada income tax.
300+Days of Sun
2 blocksTo Lake Tahoe
5 minTo IVGID Beach
45 minTo Reno
THIS WEEKEND'S OPEN HOUSES
Can You Tour Forest Pines Condos This Weekend?
Forest Pines condos show by appointment — weekend open houses are uncommon in the Incline Village resort-condo market. Contact Nevada Real Estate Group at (775) 277-2120 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a unit in your price range becomes available.
Quick Answer
What does an HOA cost in Forest Pines?
HOA dues in Forest Pines typically run $500–$900 per month depending on unit size and services covered. Dues generally include exterior building maintenance, roofing, snow removal, common-area landscaping, building-envelope insurance, and the on-site amenity package — clubhouse, outdoor pool and hot tub, indoor sauna and jacuzzi. The IVGID annual assessment — which covers private beach access, golf, Diamond Peak discounts, and the rec center — is separate and typically runs $1,800–$2,400 per year. Always request the full HOA document package, reserve fund study, and any pending special-assessment disclosures during escrow.
Moving to Forest Pines
Should I Move to Forest Pines?
High-income California buyers choose Forest Pines for walkable lakeside condo living and Nevada's zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — on a $500,000 income that gap saves $66,500 annually, offsetting the premium for a Nevada Tahoe address over a comparable California mountain property.
Why California Buyers Are Choosing Forest Pines
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $50,000 per year in state income taxes alone. Forest Pines adds a second layer: lakeside condos from $700K two blocks from Lake Tahoe, a full clubhouse-and-pool amenity package, IVGID private beach access, and a Nevada address that costs a fraction of comparable California lakeside second homes in South Lake Tahoe or Tahoe City.
At a $1,000,000 budget, buyers in coastal California typically compete for a modest vacation cabin nowhere near a lake. That same budget in Forest Pines secures a walkable lakeside condo two blocks from Lake Tahoe with clubhouse, pool, sauna, and IVGID private beach rights — on a Nevada tax address with zero state income tax and a 3% annual property-tax growth cap.
According to Reno/Sparks Association of REALTORS, the Incline Village ZIP 89451 median list price runs near $1,000,000 for condos in the Forest Pines tier — on a tax-adjusted basis, that sits well below comparable California lakeside-condo pricing when income-tax savings are factored in. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA running near historic-low unemployment, anchored by healthcare, technology, and logistics employers accessible via the Mount Rose Highway.
Forest Pines residents are 45 minutes from Reno's tech, healthcare, and logistics corridor via NV-431 and 60 minutes from Reno-Tahoe International Airport. Remote workers who want walkable lakeside Tahoe condo living with Reno airport access find Forest Pines an optimal Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), technology (Switch, Tesla Gigafactory), and a growing remote-worker base — all accessible without leaving the Nevada side of Tahoe.
Cost of Living Snapshot — Forest Pines (Incline Village, NV) vs. South Lake Tahoe, CA
Day-to-day costs run significantly lower on the Nevada side of Tahoe than the California side for high-income earners. Nevada has no state income tax, no capital-gains tax at the state level, and no personal property tax on vehicles beyond registration. Condo property at Forest Pines carries an effective property-tax rate roughly half of comparable California lakeside addresses.
| Metric | Forest Pines, NV | South Lake Tahoe, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (lakeside condo tier) | ~$1.0M | ~$700K–$1.3M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month | $500–$900 | Varies · $400–$1,000+ |
| IVGID Private Beach Access | Yes (included in assessments) | No (public beaches only) |
| Distance to Lake Tahoe | Two blocks (walkable) | Varies by neighborhood |
| Reno Airport Access | ~60 min via NV-431 | 90+ min via US-50 / I-80 |
Figures are approximate, for illustration. Contact our team for current market data.
Forest Pines Rental Market — Rent vs. Own
Short-term vacation rentals in Forest Pines attract strong ski-season and summer demand from Bay Area and Southern California visitors, though Washoe County and HOA regulations govern short-term rental permits — verify current permit availability and CC&R compliance for any specific unit before purchasing as an investment. Long-term rentals for Incline Village condos in the Forest Pines tier typically run $3,000–$6,500/month per Reno/Sparks Association of REALTORS regional data. For buyers planning a 5+ year hold, purchasing builds equity while Nevada's zero state income tax applies to any appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to Forest Pines? Our team specializes in Nevada-side Lake Tahoe condo relocation — virtual tours, HOA document review, Washoe County STR permit guidance, and closing coordination for buyers transitioning from California's lake country or from the Bay Area.
Start Your Forest Pines SearchRELOCATION TIMELINE
How to Relocate to Forest Pines in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Forest Pines condo buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack. Winter moves should account for NV-431 Mount Rose Highway seasonal conditions.
Research the floor plans
Compare Forest Pines floor plans — units range from roughly 750 to 1,590 square feet across the 138-unit community, with varying HOA dues by size, reserve fund health, and CC&R rules on short-term rentals. Know which plan fits your lifestyle and investment goals before your first showing.
Get pre-approved for financing
Forest Pines purchases span conforming to jumbo territory — the 2026 conforming loan limit of $766,550 sits inside the price band, so larger units require jumbo financing with 700+ credit and 20% down. Line up a lender experienced with Incline Village condo buildings — not all complexes are warrantable.
Hire an Incline Village specialist
HOA document review, IVGID assessment verification, Washoe County STR permit research, and condo building warrantability analysis all move real money. Work with an agent who has closed Incline Village condo transactions.
Tour in person or virtually
Tour units at multiple times of day and season if possible. Evaluate light, walkability to the lake, parking, and proximity to the clubhouse. Our team offers video walkthroughs for out-of-state buyers.
Write and negotiate the offer
Pair list-price strategy with a request for seller-paid HOA credits or closing costs; Incline Village condo sellers have some flexibility at 75 median DOM, particularly in the winter off-season.
HOA and IVGID due diligence
Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, and any pending special assessments. Confirm IVGID assessment amount and any transfer fees.
Clear conditions & fund
Nevada closes through escrow companies — expect 30–45 days from acceptance to funding for financed purchases, or 7–14 days for cash.
Close, move, and register
Transfer utilities (NV Energy, internet, building services), contact IVGID to transfer amenity access credentials, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Forest Pines?
Forest Pines residents are 45 minutes from the Reno-Sparks MSA via NV-431 and 60 minutes from Reno-Tahoe International Airport. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch. Diamond Peak and IVGID are the primary local employers in Incline Village.
$110,000+Median household income (Incline Village CDP)U.S. Census ACS estimate
Diamond PeakPrimary local employer in Incline VillageSki resort operations + IVGID
45 minTo Reno-Sparks MSA job baseVia NV-431 Mount Rose Hwy
60 minTo Reno-Tahoe International AirportVia NV-431 / I-580
Top Employers Accessible from Forest Pines
- Diamond Peak Ski Resort / IVGIDPrimary Incline Village employer — ski operations, mountain services, beach facilities, golf courses, and rec center staff
- Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~45 min via NV-431)
- University of Nevada, RenoR1 research university, 45 minutes via NV-431 — the region's largest higher education employer
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~75 min via NV-431 / I-80)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~75 min)
- Hospitality & Tourism SectorSeasonal and year-round resort employment in Incline Village and the broader Lake Tahoe north shore
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Forest Pines Compare to Coeur du Lac, Crystal Bay & Glenbrook?
Choosing between Nevada Lake Tahoe communities? This table compares Forest Pines condos ($1.0M, lakeside), Coeur du Lac townhome-style condos ($900K, near Incline Beach), Crystal Bay lakefront ($2.1M, north-shore), and Glenbrook ($5M+, gated east-shore). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Forest Pines | Coeur du Lac | Crystal Bay | Glenbrook |
|---|---|---|---|---|
| Median List Price | $1.0M | $900K | $2.1M | $5M+ |
| Price / Sq Ft | ~$650 | ~$650 | ~$850 | ~$1,200 |
| Days on Market | 75 | 70 | 75 | 120 |
| HOA / Month | $500–$900 | Varies | Varies | Custom gated HOA |
| IVGID Amenities | Yes | Yes | Yes (most privileges) | No (separate HOA) |
| Property Type | Condo | Townhome-Style Condo | SFR / Lakefront Estate | SFR / Estate |
| Guard-Gated | No | No | No | Yes |
| Lake Proximity | Two blocks | Near Incline Beach | Lakefront | Lakefront / east shore |
| Best For | Attainable Entry · Lake · Condo | Attainable Entry · Near Beach | Lakefront Luxury · Views | Ultra-Luxury · Privacy · Golf |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Forest Pines Cost You Each Month?
A median $1,000,000 Forest Pines condo purchase runs about $6,800–$8,200 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, Washoe County taxes, insurance, HOA dues, and IVGID assessment included. The three tabs below let you model your own payment, compare renting, and budget HOA tiers by unit size.
Payment Estimator
Estimate Your Forest Pines Payment
$6,181
Estimated Monthly Payment
- Principal & Interest$5,322
- Property Tax$508
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Forest Pines right now?
At current rates the monthly gap narrows once equity and tax effects are counted — and Nevada's zero state income tax significantly improves the ownership math for California relocators compared to staying on the CA side of Tahoe.
OWN (20% DOWN, 7%)
$6,857 / mo
- Principal & Interest (20% down)
- $5,322
- Property Tax (~0.6%)
- $500
- Homeowners Insurance
- $160
- HOA (avg. unit)
- $700
- IVGID Assessment (prorated)
- $175
5-year net cost:~$210,000
Equity built:~$140,000
RENT (MEDIAN LONG-TERM)
$4,800 / mo
- Median Long-Term Rental (Incline Village condo)
- $4,800
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$310,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Forest Pines condo for five years produces approximately $140,000 in equity while the long-term renter builds none — and the Nevada income tax savings (zero vs California's up to 13.3%) can represent $150,000–$650,000 in additional savings over five years for high-income buyers. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $700/mo HOA.
HOA Fees by Community
HOA Fees by Forest Pines Unit Tier
Forest Pines HOA fees vary by unit size — larger floor plans and those with more extensive snow-removal and exterior-maintenance needs tend toward the higher end. Always request the full HOA financials and reserve study before committing.
One-Bedroom / Entry Units
$500–$700 / mo
One-bedroom and smaller units (~750 sq ft)
$500–$700
Includes:
Exterior building maintenance, snow removal, roofing reserve, common-area landscaping, building insurance, clubhouse, pool and sauna access
Larger Multi-Bedroom Units
$700–$900 / mo
Two-bedroom and larger units (up to 1,590 sq ft)
$700–$900
Includes:
Exterior maintenance, snow removal, roof reserve, landscaping, building insurance, parking/storage, clubhouse, pool, hot tub, sauna, and jacuzzi
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Forest Pines?
From Forest Pines, Reno is 45 minutes via NV-431 (Mount Rose Highway), the airport 60 minutes, and the town center 3 minutes. Residents drive, though much of daily life is walkable to the lake and village. Most owners are remote workers or second-home visitors per U.S. Census ACS data — NV-431 is the lifeline to Reno and the airport.
Drive Times from Forest Pines
- 2 minLake Tahoe LakeshoreTwo-block walk
- 3 minIncline Village Town CenterVia NV-28
- 5 minCrystal BayVia NV-28 west
- 8 minDiamond Peak Ski ResortVia Country Club Dr
- 10 minSand Harbor State ParkVia NV-28 south
- 45 minRenoVia NV-431 Mt Rose Hwy
- 60 minReno-Tahoe Intl AirportVia NV-431 / I-580
- 50 minCarson CityVia NV-28 south to US-50
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a condo in Forest Pines?
Most Forest Pines condo purchases close in 30–45 days; cash offers close in 7–14 days. Financed purchases on larger units require jumbo-loan underwriting — units above the $766K conforming limit need jumbo financing — so expect 35–45 days from accepted offer to funding. The lender must also approve the building as warrantable; confirm this before writing an offer.
Quick Answer
What credit score do you need to buy a Forest Pines condo?
Many Forest Pines purchases require jumbo financing — the 2026 conforming limit of $766,550 is exceeded by larger units, though entry-tier units may qualify for conforming loans. Jumbo loans typically require 700+ credit score and 20% down payment. For purchases above $1.2M, lenders often want 720+ credit and 12 months of cash reserves in addition to the down payment. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs. Confirm the community's warrantability with your lender before making an offer.
Forest Pines FAQ — 18 Answers
What Do Forest Pines Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Forest Pines?
Forest Pines condos are priced from roughly $700,000 for smaller one-bedroom units to $1,400,000 or more for larger upper-tier units near the lake, per Northern Nevada Regional MLS data for ZIP 89451. Recent sales have generally ranged from about $1,200,000 to $1,400,000. The current median list price in this corridor runs near $1,000,000 according to Reno/Sparks Association of REALTORS, making Forest Pines one of the most attainable entry points into Incline Village ownership — well below the single-family and lakefront tiers that can exceed $5,000,000.
What makes Forest Pines different from other Incline Village neighborhoods?
Forest Pines is a 138-unit lakeside condominium community set in a park-like, lower-elevation pocket of Incline Village just two blocks from the shores of Lake Tahoe — one of the closest condo communities to the Lakeshore. Most properties in Incline Village are single-family homes priced well above $2M; Forest Pines offers a walkable condo entry point from $700K that includes a full amenity package, IVGID private beach access, and a Nevada tax address at a tier no single-family Incline listing can match.
What types of properties are in Forest Pines?
Forest Pines is exclusively a condominium community of 138 units ranging from roughly 750 to 1,590 square feet — from compact one-bedroom lock-and-leave units to larger multi-bedroom floor plans. The park-like setting and proximity to the lake make it popular with both full-time residents and second-home buyers. All units fall under HOA management covering building exteriors, roofs, common-area amenities, and typically snow removal.
Is Forest Pines a gated community?
No — Forest Pines is not a guard-gated community. It is an open, park-like lakeside condo community in Incline Village, accessible without staffed entry gates. Security comes through HOA governance and the naturally low-traffic character of the neighborhood two blocks from the Lakeshore. Buyers seeking 24-hour guard-gated security should look at gated communities such as Glenbrook on the Nevada east shore.
What are HOA fees like in Forest Pines?
HOA fees in Forest Pines typically run $500–$900 per month depending on unit size and included services, which generally cover exterior building maintenance, roofing, snow removal, common-area landscaping, the clubhouse, pool and hot tub, sauna and jacuzzi, and insurance on the building envelope. Contact Nevada Real Estate Group at (775) 277-2120 for current HOA dues on any specific listing — dues, reserve fund health, and any pending special assessments should all be verified during escrow.
Does Forest Pines include IVGID amenities?
Yes — Forest Pines parcels are assessed by the Incline Village General Improvement District (IVGID) for access to its private amenities: two private sand beaches on Lake Tahoe (Incline Beach and Burnt Cedar), two championship golf courses, the Diamond Peak Ski Resort (with resident-discounted lift tickets), tennis courts, the Recreation Center, and Parasol Park. IVGID assessments are a separate annual fee from HOA dues — confirm the current assessment amount for any specific parcel before making an offer.
What schools serve Forest Pines?
Forest Pines is in Washoe County and served by the Washoe County School District, which covers the Nevada north shore of Lake Tahoe including Incline Village. Incline Elementary School, Incline Middle School, and Incline High School are the primary assigned schools — all located within Incline Village and drawing from the area's high-income resident base. Confirm current school-zone assignment for any specific address with WCSD or the Washoe County Assessor before purchasing.
How close is Forest Pines to Lake Tahoe?
Forest Pines sits just two blocks from the shores of Lake Tahoe — among the closest condo communities to the Lakeshore in all of Incline Village. The park-like, lower-elevation setting puts the beach, village dining, coffee shops, and local favorites within an easy walk. Owners also gain IVGID private-beach access at Incline Beach and Burnt Cedar, both a short drive away.
What amenities does Forest Pines offer?
Forest Pines offers a full amenity package built around a spacious clubhouse with ping-pong, an outdoor pool and hot tub, plus an indoor sauna and jacuzzi. The park-like, forested setting and walkable proximity to the lake and village dining round out the lifestyle. Owners also qualify for IVGID recreation privileges — private beaches, golf, and discounted Diamond Peak skiing.
What are property taxes like in Forest Pines?
Property taxes in Forest Pines fall under Washoe County's jurisdiction. Nevada's effective property-tax rate runs roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $1,000,000 Forest Pines condo, the annual tax bill typically runs approximately $5,000–$7,000 per Washoe County Assessor data — significantly below comparable California mountain-resort properties taxed at 1.0–1.2%. Nevada also levies no state income tax, a meaningful advantage for high-income second-home buyers.
Can I rent out a Forest Pines condo short-term?
Short-term vacation rental regulations in Incline Village are governed by Washoe County ordinance and IVGID rules — not all Forest Pines condos allow nightly rentals, and some HOA documents restrict short-term rentals or require owner-occupied use. Before purchasing a Forest Pines condo as a vacation-rental investment, verify the specific HOA CC&Rs, current Washoe County short-term rental permit availability for the parcel, and any IVGID restrictions. Operating a non-permitted STR in Incline Village carries fines and could affect resale.
How competitive is the Forest Pines real estate market?
Forest Pines inventory is limited — the community holds only 138 units, and well-located lakeside condos at the $700K–$1.4M tier change hands at a measured pace. Per NNRMLS data for ZIP 89451, well-priced Incline Village condos in this range typically go under contract in roughly 75 days, while larger lake-proximate units can take longer. When a Forest Pines unit is priced correctly for its size and location, buyer competition from California second-home buyers can accelerate the timeline significantly.
What is the investment case for Forest Pines condos?
Forest Pines offers an attainable, lock-and-leave entry into Incline Village real estate — an irreplaceable Nevada Tahoe address two blocks from the lake, with a full amenity package, IVGID privileges, and a Nevada tax advantage. The TRPA restricts new development around Lake Tahoe, creating structural supply constraints that support long-run value. Nevada's zero state income tax and 3% property-tax cap under NRS 361.471 add favorable carrying math. Buyers planning a 5+ year hold benefit from both appreciation potential and optional vacation-rental income — subject to HOA and Washoe County STR permit verification.
How does Forest Pines compare to other Incline Village neighborhoods?
Forest Pines is among Incline Village's most attainable condo communities at $700K–$1.4M, versus single-family Incline Village homes that typically start at $1.5M and extend to $10M+ for lakefront estates. Sister condo communities include Coeur du Lac and McCloud Condominiums nearby, while Crystal Bay's lakefront enclave sits about 5 minutes west. Forest Pines buyers get a walkable, near-lake location and IVGID amenity access at a price point single-family listings cannot match.
What should I budget for monthly costs in Forest Pines?
At a $1,000,000 Forest Pines purchase with 20% down at 7% interest, principal and interest runs approximately $5,320/month. Add Washoe County property tax of roughly $500–$580/month, HOA dues of $500–$900/month, homeowners insurance, and the annual IVGID assessment (typically $1,800–$2,400/year prorated). Total monthly carrying costs for a financed purchase typically run $6,800–$8,200 before accounting for Nevada's zero state income tax savings, which for high-income second-home buyers can offset a significant portion of those costs.
What is the minimum down payment to buy in Forest Pines?
Many Forest Pines purchases approach or exceed jumbo loan territory — the 2026 conforming limit of $766,550 sits inside the $700K–$1.4M range, so the lower tier may qualify for conforming financing while larger units require jumbo loans. Jumbo financing typically requires 20% down and a 700+ credit score; on a $1,000,000 purchase that means $200,000 down. Cash purchases are common for second-home buyers. Budget an additional 1–2% for closing costs on top of down payment. Call Nevada Real Estate Group at (775) 277-2120 to confirm current loan programs for Incline Village condos.
Is Forest Pines a good second-home or lock-and-leave investment?
Forest Pines is one of the strongest lock-and-leave propositions on the Nevada side of Tahoe — a walkable lakeside location two blocks from the shore, a full amenity package, IVGID private beach rights, and a $700K–$1.4M price range that is more attainable than lakefront Incline Village estates. As a vacation rental, demand from Bay Area and Southern California visitors is strong in winter and steady in summer. The critical step: verify short-term rental permit availability from Washoe County and confirm the HOA CC&Rs allow nightly rentals before buying as an investment — some restrict or prohibit STRs.
Can Nevada Real Estate Group help me buy or sell a Forest Pines condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout Incline Village, including Forest Pines condo transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89451 and Forest Pines' condo tier. We have the buyer network to reach qualified California second-home and tax-relocation buyers who consistently target the Nevada side of Tahoe. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Forest Pines?
Beyond the main FAQ, these are the questions Forest Pines buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from community records, IVGID annual assessment details from ivgid.org, and GreatSchools 2026 school ratings.
Is Forest Pines a good investment?
Forest Pines offers an attainable entry into Incline Village real estate — a structurally scarce Nevada Tahoe address two blocks from the lake. The TRPA limits new development, supporting long-run value. Strong vacation-rental demand (verify STR permit and CC&Rs first), Nevada zero state income tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Buyers planning 5+ year holds have historically seen strong appreciation in ZIP 89451.
What is Forest Pines in Incline Village?
Forest Pines is a 138-unit lakeside condominium community in Incline Village, Nevada, set in a park-like, lower-elevation pocket just two blocks from the shores of Lake Tahoe. Units range from roughly 750 to 1,590 square feet, and the community offers a full amenity package — clubhouse with ping-pong, outdoor pool and hot tub, indoor sauna and jacuzzi. It is one of the most attainable entry points into Incline Village ownership at $700K–$1.4M, including IVGID private beach and amenity access.
Can I do a short-term rental in Forest Pines?
Short-term rentals in Forest Pines are subject to two layers of rules: (1) Washoe County STR permit — you must hold an active county permit for the specific parcel, and availability varies; (2) the HOA CC&Rs — some units or the HOA may restrict or prohibit nightly rentals. Both must be verified before purchasing as a vacation-rental investment. Operating a non-permitted STR in Incline Village carries fines and can affect resale value.
What is IVGID and what does it include?
IVGID is the Incline Village General Improvement District, a special district that operates the private amenities available to Incline Village property owners. IVGID amenities include: Incline Beach (private sand beach), Burnt Cedar Beach (heated pool + beach), Diamond Peak Ski Resort (resident-discounted season passes), two championship golf courses, the Recreation Center, tennis courts, and Parasol Park. Annual IVGID assessments typically run $1,800–$2,400 for a residential parcel.
How close is Forest Pines to Lake Tahoe?
Forest Pines is just two blocks from the shores of Lake Tahoe — among the closest condo communities to the Lakeshore in all of Incline Village. The park-like, lower-elevation setting puts the beach, village dining, and coffee shops within an easy walk. Owners also gain IVGID private-beach access at Incline Beach and Burnt Cedar, both a short drive away.
What are the best units in Forest Pines?
Larger multi-bedroom units up to 1,590 square feet typically command premium pricing — these are the $1.2M–$1.4M floor plans where recent sales have concentrated. Entry-tier one-bedroom units around 750 square feet in the $700K–$900K range offer the most attainable Incline Village entry and ideal lock-and-leave footprints. Units closest to the clubhouse and pool, or with the easiest walk to the lake, are the most sought-after.
Is Incline Village worth the premium over other Reno areas?
For buyers who want walkable lakeside living, IVGID private beach access on Lake Tahoe, and a Nevada tax address, Incline Village — including Forest Pines — is uniquely positioned. The TRPA prevents replication of the amenity stack elsewhere on Nevada's Lake Tahoe shore. For buyers who don't prioritize lake lifestyle, South Reno master-planned communities offer strong value at $600K–$850K versus $700K–$1.4M in Forest Pines.
What is the NV-431 drive like from Forest Pines to Reno?
NV-431 (Mount Rose Highway) is a scenic mountain route through the Sierra Nevada — 45 minutes in good conditions, winding through forest and open meadows with views of the Truckee Meadows and Lake Tahoe. In winter, the road is subject to chain controls and occasional closures during heavy snow events. AWD/4WD vehicles and chains are strongly recommended for full-time Incline Village residents. During storms, plan for potential delays or route changes via NV-28 to US-50.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of Incline Village condo communities — HOA structures, IVGID assessments, Washoe County STR permits, and warrantability — plus 150+ licensed agents and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada, covering every Forest Pines tier from entry one-bedroom units to larger lake-proximate floor plans.
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NEARBY COMMUNITIES
Which Communities Are Near Forest Pines?
Compare Forest Pines with neighboring Incline Village condo communities and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Forest Pines with the community's price positioning, so you can judge whether an adjacent community buys you a meaningfully different lifestyle.
A–Z INDEX
Which Incline Village and Lake Tahoe Nevada Communities Can You Explore?
Key Nevada-side Lake Tahoe and Incline Village communities — from Forest Pines lakeside condos to Crystal Bay lakefront estates to Glenbrook's historic private golf enclave. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and HOA details for that specific community.
R
KEEP LEARNING
What Else Should You Read About Forest Pines and Incline Village?
These guides extend the research most Forest Pines buyers do next — exploring sister condo communities like Coeur du Lac and McCloud, understanding the broader Incline Village single-family market, and reviewing Nevada Lake Tahoe community comparisons — each written from the same NNRMLS data and primary government sources used throughout this page.
GUIDE
Coeur du Lac Community Guide
A sister condo community of townhome-style units near Incline Beach — a comparable attainable entry into Incline Village ownership with IVGID amenity rights.
Read →GUIDE
Incline Village Real Estate Guide
Single-family homes, lakefront estates, and the full Incline Village market from $1.5M to $10M+ — the next tier up from Forest Pines condos.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page in one place.
Read →Sources & Methodology
Where Does This Forest Pines Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89451 (Incline Village / Forest Pines). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Forest Pines and Incline Village. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the Incline Village-Crystal Bay CDP and ZIP 89451. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Washoe County and the Reno-Sparks MSA. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for Incline Village and Forest Pines (ZIP 89451). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for Incline Village schools (Incline Elementary, Incline Middle, Incline High). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Forest Pines. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- Incline Village General Improvement District (IVGID) — Amenity program details, annual assessment amounts, and beach/recreation facility information for Incline Village property owners. ivgid.org
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Washoe County Sheriff — Annual crime statistics for Incline Village and surrounding Washoe County areas used in the safety section. washoecounty.gov/sheriff
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026