Top Rated
8/10
8/10Incline Elementary School
Incline Village
K-5420 Students16:1
Gated Luxury Condos · Resort Amenities · Incline Village NV
Third Creek Homes For Sale
Nevada Real Estate Group — your Third Creek specialists. Search gated luxury condos and townhomes for sale in one of Incline Village's most exclusive condo communities: $1.2M–$2M, larger floor plans, a private pool/tennis/spa amenity complex, IVGID private beach access, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89451)
$1.45M
RSAR / NNRMLS, ZIP 89451, June 2026
DAYS ON MARKET
85
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
Gated Luxury Condos
community-data-north.json
FLOOR PLANS
~1,300–3,000 sq ft
community-data-north.json
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 Third Creek at a Glance?
Third Creek is Incline Village's gated luxury condo and townhome enclave in ZIP 89451, with homes priced from $1.2M to $2M and a median list price near $1,450,000 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: Private, gated condo and townhome community among creeks and Sierra forest in the heart of Incline Village — larger luxury floor plans of roughly 1,300 to 3,000 square feet, paired with the adjacent Pointe development.
- Median list price (ZIP 89451): $1,450,000 (June 2026) — ranging from roughly $1.2M for smaller units to $2M+ for larger creek-side or forested townhomes; recent sales have landed in the $1.3M–$1.65M range.
- Best for: Gated-luxury second-home buyers, California tax relocators, high-income remote workers, investors seeking vacation-rental income, and buyers who want resort amenities plus IVGID privileges at a condo price point.
- HOA and IVGID: HOA dues run $700–$1,200/month covering building exterior, snow removal, common areas, and the amenity complex (pool, tennis, spa, sauna, gym, clubhouse); IVGID annual assessment adds two private beaches, golf, Diamond Peak discounts, and the rec center.
- Why people choose Third Creek: gated privacy, a private resort amenity complex, walking access to golf and the village, IVGID private beach access, Nevada's zero state income tax, and larger floor plans than typical Tahoe condos.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Third Creek Homes for Sale?
Third Creek carries a limited number of active listings in ZIP 89451 — gated condos and townhomes priced $1.2M to $2M per NNRMLS data. According to Reno/Sparks Association of REALTORS, Incline Village inventory is among the tightest in Northern Nevada; gated full-amenity units change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Third Creek Homes Are Listed in Each Price Range?
The ZIP 89451 median list price for Third Creek condos sits near $1.45M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $1.2M–$1.75M range, with a smaller upper tier above $1.75M for larger creek-side or forested townhomes. Each card shows current listing counts for Third Creek and surrounding ZIP 89451.
Browse Third Creek & Incline Village Listings
How Can You Find a Third Creek Home by Type, Lifestyle & Price?
Third Creek listings are part of the Incline Village market — typically 5–12 active gated condos and townhomes at any time. 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 · 10 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Third Creek Listings First?
Custom alerts by price, beds, baths, and amenity features — no spam, unsubscribe anytime. With Third Creek condos turning over at a measured 85-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check listings weekly — especially in the $1.2M–$1.5M 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
Create your alert
EDUCATION
9/10
8/10
8/10
How Are the Schools Near Third Creek?
Third Creek 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 Third Creek Are the Best?
According to GreatSchools.org, top-rated schools near Third Creek 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 | $900,000+ |
| 2 | Incline High School | Public | 9-12 | 9/10 | Incline Village | $1,200,000+ |
| 3 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 4 | Incline Middle School | Public | 6-8 | 8/10 | Incline Village | $1,200,000+ |
| 5 | Incline Elementary School | Public | K-5 | 8/10 | Incline Village | $1,200,000+ |
SAFETY & CRIME
Is Third Creek Safe?
Direct Answer
Third Creek is a low-crime, gated 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 gated access and HOA governance of Third Creek further limit through-traffic crime risk in the village.
- Crime rate (Incline Village)Washoe County Sheriff data 2026
- Access managementHOA-managed gated community
- Neighborhood characterLow through-traffic, creek-side setting
- Crime trendConsistent with resort-community norms
What Buyers Should Know
Incline Village, including Third Creek, 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.
Third Creek's gated access and position among creeks and forest in the heart of the village mean traffic is predominantly residents and guests. The HOA structure means building exteriors, the amenity complex, and common areas are maintained and monitored by the association, adding a layer of property security beyond individual unit ownership and beyond what open condo complexes provide.
Buyers coming from high-crime urban environments will find Incline Village — and gated Third Creek within it — a marked contrast in day-to-day security. The primary considerations for property security are ski-season 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, gated access, 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 Third Creek, Incline Village NV?
The Answer
Third Creek delivers gated luxury condo living in the heart of Incline Village: condos and townhomes from $1.2M to $2M, a private resort amenity complex, 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 Third Creek known for?
Third Creek is known as one of Incline Village's most exclusive gated condo communities — high-end condos and townhomes threaded through flowing creeks and mature Sierra forest in the heart of the village. Built mid-1980s through the 1990s with larger floor plans of roughly 1,300 to 3,000 square feet, it is paired with the adjacent Pointe development and offers a resort amenity complex of pool, tennis, spa, sauna, gym, and clubhouse — a step above the typical Tahoe condo complex.
Who should live in Third Creek?
Third Creek fits gated-luxury second-home buyers who want larger floor plans and resort amenities without single-family Incline Village pricing, California tax relocators seeking a Nevada address for zero state income tax savings, remote workers who want a private, full-amenity Tahoe condo with Reno airport access, and investors who can verify short-term rental permit availability and HOA compliance. The $1.2M–$2M price range spans smaller units to larger creek-side townhomes.
What is daily life like in Third Creek?
Daily life in Third Creek centers on the alpine rhythm of Incline Village: morning laps in the private pool or a set of tennis steps from your door, a short walk to the championship golf course or village shops, afternoons at the IVGID private beach, and evenings dining in town. In winter, Diamond Peak skiing is about 7 minutes away. In summer, lake kayaking, hiking on the Tahoe Rim Trail, and golf define the week. Reno is 45 minutes via NV-431.
Location
Where Is Third Creek
Third Creek sits among creeks and Sierra forest in the heart of Incline Village, Nevada (ZIP 89451), within walking distance of the championship golf course, village shops, and Incline's private beaches. Approximately 3 minutes from the Incline Village town center via SR-28, 7 minutes from Diamond Peak via Country Club Drive, 45 minutes from Reno via NV-431, and 50 minutes from Reno-Tahoe International Airport.
Incline Village Town Center
3
Min
Diamond Peak Ski Resort
7
Min
Crystal Bay
7
Min
Reno
45
Min
Reno-Tahoe Airport
50
Min
Third Creek
At a Glance$1,450,000
Median List Price (ZIP 89451)
~$750+
Price / Sq Ft (gated condo tier)
85
Days on Market
$1.2M–$2M
Price Range (Third Creek)
- Community Type
- Gated Luxury Condominium Community
- Price Range
- $1.2M–$2M
- Floor Plans
- ~1,300–3,000 sq ft
- Year Built
- Mid-1980s–1990s
- Guard-Gated
- Gated (HOA-managed access)
- HOA / Month
- $700–$1,200
- Amenities
- Pool, tennis, spa, sauna, gym, clubhouse
- IVGID Amenities
- Included (annual assessment)
- ZIP Code
- 89451
- School District
- Washoe County School District
- To Village Center
- ~3 min via SR-28
- To Reno
- ~45 min via NV-431 Mt Rose Hwy
LIVABILITY REPORT CARD
How Does Third Creek Score?
Third Creek scores among the top Nevada Lake Tahoe addresses for gated privacy, resort amenities, 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
Gated, low-traffic 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 B+: Cost of Living
$1.2M–$2M for gated luxury condos — a premium tier, but Nevada's zero income tax and lower property-tax rate offer meaningful savings versus California ski-resort second homes.
Grade A: Resort Amenities
A private pool, tennis courts, spa, sauna, exercise room, and clubhouse exclusive to owners — a resort amenity package above the typical Tahoe condo complex, plus IVGID privileges.
Grade A+: Outdoor Access
Walking distance to golf, village, and Incline's private beaches; Diamond Peak skiing 7 minutes away; Tahoe Rim Trail, rec center, and the full IVGID amenity stack.
Grade B+: Commute
45 minutes to Reno via NV-431, 50 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 Third Creek a good place to own a second home?
Third Creek is one of the stronger gated second-home propositions on the Nevada side of Tahoe. A private amenity complex, IVGID private beach rights on Lake Tahoe, larger floor plans, and a $1.2M–$2M price range make it a full-amenity Incline Village address below the single-family tier. Nevada's zero state income tax adds an estimated $30,000–$80,000+ per year in savings for most high-income California second-home buyers. The critical verification: confirm that Third Creek's gated-community CC&Rs allow short-term rentals if income is part of your plan.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Third Creek?
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 ski-and-lake enclave of high-income professionals, remote workers, retirees, and California tax relocators. Third Creek draws second-home buyers who prioritize gated privacy and resort amenities.
Home values in Third Creek have appreciated as high-income California buyers discovered that a gated Nevada Tahoe address at the $1.2M–$2M condo tier compares favorably on a tax-adjusted basis to comparable California ski-resort 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
$1.45M+
vs Washoe County $520K
~60%
vs Washoe County 57%
~55%
vs Washoe County 36%
~22%
vs Washoe County 27%
Pool / tennis / spa on-site
Gated Incline IV address
2.3
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Third Creek Market Growing?
Third Creek 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 gated, full-amenity 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)
3 minTo Incline Village center via SR-28
45 minTo Reno via NV-431 Mt Rose Hwy
ZIP 89451 (Incline Village) median list price trajectory, 2010–2026
Third Creek condos have appreciated with the broader Incline Village market — driven by irreplaceable gated positioning in the heart of the village, a private amenity complex no California resort community replicates, and sustained high-income California buyer demand for Nevada tax addresses. The gated tier's $1.2M–$2M range offers larger floor plans than typical Tahoe condos, 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 Third Creek Score for Livability?
Third Creek posts outstanding scores across the six livability dimensions that matter most to gated-luxury and Lake Tahoe second-home buyers — outdoor access, resort amenities, and Nevada tax advantage lead the composite. The rings below break each category, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 90A
Overall Livability
- 84A-
Schools
- 92A
Safety
- 85A-
Cost of Living
- 94A
Amenities
- 96A+
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Third Creek Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89451 — the Incline Village ZIP covering Third Creek and surrounding areas — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for the Third Creek gated tier sits near $1,450,000, up approximately 5% year-over-year, with a median 85 days on market. Updated monthly.
Median List Price (ZIP 89451 Third Creek tier)
+5% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
70 → 85 days YoY — gated full-amenity tier moves at measured pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Third Creek / ZIP 89451)
~10 at any time — supply constrained by TRPA development limits
vs May 2025
Source: Las Vegas REALTORS
85
MEDIAN DAYS ON MARKET
$1.45M
MEDIAN LIST PRICE
$1.2M–$2M
THIRD CREEK PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Third Creek specialist.
Market Competitiveness
How Competitive Is the Third Creek Market Right Now?
Third Creek is a low-inventory, measured-pace gated condo market. Typically 5–12 active listings appear in ZIP 89451 covering Third Creek and surrounding Incline Village condos, and homes take a median 85 days on market per NNRMLS data. Well-priced smaller units in the $1.2M–$1.5M range move faster as the buyer pool at that tier is broader.
38Measured-Pace Gated
- 85 daysMedian days on market (Third Creek / ZIP 89451)
- $1.2M–$2MThird Creek price range
- ~$750+Median price per sq ft (gated condo tier)
- Gated Luxury CondosCommunity character
Is Third Creek Right for You?
Who Should Buy a Home in Third Creek?
Third Creek spans $1.2M smaller gated condos to $2M+ larger townhomes — a private, full-amenity address in the heart of Incline Village. Six buyer profiles below match lifestyles to specific Third Creek options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Third Creek Profile Fits Your Buyer Type?
Gated-Luxury Second-Home Buyers
- Private pool, tennis, spa, and clubhouse on-site
- Gated privacy in the heart of Incline Village
- Larger floor plans from $1.2M vs typical Tahoe condos
- 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
- Gated-community CC&Rs must allow short-term rentals
- Resort amenities command premium rental rates
Remote Workers
- Pool and tennis steps from a home office
- 50 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
- Pool, spa, gym, and IVGID beach year-round
- Zero Nevada state income tax on retirement income
- 3% property-tax cap keeps costs predictable
Families (School-Age Children)
- Incline High School rated 9/10 GreatSchools
- Small, community-focused school environment
- Pool, tennis, and walk-to-village convenience
- Safe, gated, low-traffic neighborhood character
Best Fit For
- Gated-luxury second-home buyers — A private pool/tennis/spa complex, gated privacy, larger floor plans, and walking access to golf and the village — at $1.2M–$2M versus $1.5M+ 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 gated Incline Village 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 gated-community CC&R compliance before buying.
- Remote workers — Pool and tennis on-site, IVGID beach on the weekend — 50 minutes to the airport for quarterly in-person visits, zero Nevada income tax on remote earnings.
- Retirees and semi-retirees — HOA exterior maintenance, a private amenity complex, IVGID beach access, and zero Nevada income tax on retirement distributions — without the lawn and upkeep of a single-family home.
- Families with school-age children — Incline High School (9/10 GreatSchools), a small community-school environment, and a gated, walkable setting — rare at any price in the Mountain West.
Ready to explore homes in Third Creek? Our team knows the gated community, its HOA documents, IVGID assessment, and STR permit requirements in Incline Village.
Start Your Third Creek SearchPros
- Gated, private setting among creeks and forest in the heart of Incline Village
- Private resort amenity complex — pool, tennis, spa, sauna, gym, and clubhouse
- IVGID private beach access on Lake Tahoe — included in annual assessment
- Larger floor plans (~1,300–3,000 sq ft) than typical Tahoe condos
- Zero Nevada state income tax — five-figure to six-figure annual savings for high-income buyers
- Incline High School rated 9/10 GreatSchools — among the best public high schools in Northern Nevada
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $700–$1,200/month plus IVGID annual assessment add meaningfully to monthly carrying costs
- Gated-community CC&Rs may restrict short-term rentals — verify rules and Washoe County STR permit before purchasing as investment
- Most purchases 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 — fewer than a dozen active listings typically, making the search more competitive
Neighborhood Comparison
How Does Third Creek Compare to Tyrolian Village, Crystal Bay & 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 $1.45M for Third Creek gated condos to $10M+ for Glenbrook lakefront estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Third Creek | $1,450,000 | ~$750+ | 85 | 10 | Gated · Resort Amenities · IVGID |
| Tyrolian Village | $1,250,000 | ~$700+ | 80 | 15 | Ski Access · Condos · IVGID Amenities |
| Crystal Bay | $2,100,000 | ~$850+ | 75 | 10 | Lakefront · Nevada State Line · Luxury |
| Incline Village SFR | $2,800,000 | ~$900+ | 90 | 25 | Single-Family · Full Lots · Privacy |
| 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
Third Creek
Incline Village's gated luxury condo and townhome enclave among creeks and forest in the heart of the village — a private pool/tennis/spa complex, larger floor plans, IVGID private beach access, and Nevada's zero state income tax.
Browse Third Creek homes →$1.45MMedian Price
85Days on Market
10Active Listings
~$750+Price / Sq Ft
Submarket 2
Tyrolian Village
Incline Village's ski-access condo enclave at the base of Diamond Peak — the most attainable Incline Village entry point, with IVGID private beach access and Nevada's zero state income tax.
Browse Tyrolian Village homes →$1.25MMedian Price
80Days on Market
15Active Listings
~$700+Price / Sq Ft
Submarket 3
Crystal Bay
Intimate north-shore Lake Tahoe lakefront enclave of roughly 200 properties 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 4
Incline Village SFR
Incline Village's single-family market — larger lots, more privacy, and greater square footage than the condo tier, at a $1.5M–$10M+ price range that starts above Third Creek.
Browse Incline Village SFR homes →$2.8MMedian Price
90Days on Market
25Active Listings
~$900+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
Third Creek — The Gated Amenity Address
A gated, full-amenity Incline Village Nevada address among creeks and forest — a private pool/tennis/spa complex, larger floor plans of roughly 1,300 to 3,000 square feet, and condos from $1.2M to $2M. Walking distance to golf, the village, and Incline's private beaches. One of the few Incline Village condo communities that pairs gated privacy with its own resort amenity complex on top of the full IVGID amenity stack: private beaches, championship golf, Diamond Peak discounts, and the rec center.
Browse Third Creek — The Gated Amenity Address homes →From $1.2MGated Entry
On-SitePool / Tennis / Spa
IVGID BeachPrivate Tahoe Access
50 minTo Reno Airport
Where Is Third Creek on the Map?
Third Creek sits among creeks and Sierra forest in the heart of Incline Village, Nevada (ZIP 89451), within walking distance of the championship golf course, village shops, and Incline's private beaches, approximately 3 minutes from the Incline Village town center, 7 minutes from Diamond Peak, 45 minutes from Reno via NV-431 (Mount Rose Highway), and 50 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?
Not sure which Incline Village
neighborhood 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 · Third Creek | $1.45M | ~$750 | 85 | 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 Third Creek 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 neighborhood's fundamentals. Third Creek median list price is $1.45M, days on market run 85, and HOA dues run $700–$1,200 per month.
$1.45M
Median list price for Third Creek 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
85
Median days from list to accepted offer in Third Creek / ZIP 89451.
RSAR / NNRMLS, June 2026
$1.2M–$2M
Full price range for Third Creek condo and townhome units.
Northern Nevada Regional MLS
1,300–3,000
Approximate square-footage range of Third Creek residences — larger than most Tahoe condos.
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 Third Creek buyers $30,000–$130,000+ annually versus California.
Nevada Department of Taxation
50 min
Drive time from Third Creek to Reno-Tahoe International Airport via NV-431 and I-580.
City of Reno
WHY THIRD CREEK
Why Does Third Creek Stand Out Among Incline Village Neighborhoods?
From gated privacy to a private resort amenity complex to a $1.2M–$2M condo price range with larger floor plans, Third Creek delivers a full-amenity Incline Village address with a level of exclusivity most condo complexes lack. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- community-data-north.json
Gated, private setting among creeks and forest
A gated enclave threaded with flowing creeks and mature Sierra forest — one of Incline Village's most exclusive condo addresses, in the heart of the village.
- community-data-north.json
Private resort amenity complex
A private pool, tennis courts, spa, sauna, exercise room, and clubhouse exclusive to owners and guests — above the typical Tahoe condo complex.
- 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.
- Northern Nevada Regional MLS
Larger luxury floor plans
Residences from roughly 1,300 to 3,000 square feet — substantially larger than most Tahoe condos, with creek-side and forested settings.
- NRS 361.471
Nevada zero state income tax + 3% cap
No personal income tax and annual property-tax increases capped at 3% per NRS 361.471 — five-figure to six-figure annual savings versus California, with predictable carrying costs.
WHY BUY IN THIRD CREEK
What Are the Top Reasons to Buy a Home in Third Creek?
Third Creek's case rests on gated privacy, a private amenity complex, IVGID rights, tax savings, and larger floor plans: a pool/tennis/spa complex, walking access to golf and the village, private beach access, zero Nevada income tax, and a median list price near $1.45M per Reno/Sparks Association of REALTORS. Each reason below carries a named source.
Gated, private heart-of-village setting
A gated enclave among creeks and Sierra forest — one of Incline Village's most exclusive condo addresses, walkable to golf, shops, and the beaches.
community-data-north.json
Private resort amenity complex
A private pool, tennis courts, spa, sauna, exercise room, and clubhouse exclusive to owners — plus IVGID privileges layered on top.
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
Larger floor plans than typical Tahoe condos
Residences from roughly 1,300 to 3,000 square feet — many live like single-family homes, well beyond the typical Tahoe condo footprint.
Northern Nevada Regional MLS
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
Walk to golf, village, and beaches
Steps from the championship golf course, village shops, and Incline's private beaches — a central, walkable position more outlying condo complexes cannot match.
community-data-north.json
45 minutes to Reno — airport and city access
Reno-Tahoe International Airport is 50 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 Floor-Plan Tiers in Third Creek?
Third Creek is a gated condo and townhome community among creeks and forest, paired with the adjacent Pointe development. Residences range from roughly 1,300 to 3,000 square feet across distinct floor-plan tiers under a single HOA governing dues, reserves, the amenity complex, and CC&R rules. Verify HOA documents and Washoe County STR permit status first.
Value Entry · ~1,300–1,800 sq ft
Smaller Condo Units
Most attainable gated tier; full amenity access
Larger Plans · Creek-Side
Mid-Tier Residences
Larger floor plans; forested and creek settings
Up to ~3,000 sq ft
Largest Townhomes
Top-tier size; live like single-family homes
Adjacent Gated Condos
The Pointe (paired development)
Paired with Third Creek; shared character
SFR · Full Lot
Incline Village Single-Family
Next tier up from the gated condo market
Outdoor Recreation
What Outdoor Amenities Does Third Creek Offer?
Third Creek residents pair a private amenity complex with the full Incline Village lifestyle — pool and tennis on-site, golf and the village a walk away, IVGID private beaches minutes by car, Diamond Peak skiing 7 minutes off. The Incline Village General Improvement District manages the broader amenity stack across the village.
ON-SITE
Third Creek Amenity Complex
Pool · tennis · spa · gymSwimming · Tennis · FitnessOwners & guests
A private resort amenity package exclusive to Third Creek owners and guests — a pool, tennis courts, spa, sauna, exercise room, locker rooms, and a clubhouse, set among the community's creeks and forest.
WALK
Incline Championship Golf Course
18 holesGolfIVGID resident rates
One of two IVGID championship golf courses, within walking distance of Third Creek — resident-discounted rates make this among the best-value golf amenities on Lake Tahoe.
7 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.
7 MIN
Diamond Peak Ski Resort
655 acres / 1,840 ft verticalSkiing · Snowboarding · TubingTicketed (IVGID resident discount)
Diamond Peak offers 655 acres of skiable terrain, consistent Sierra Nevada snowpack, and resident-discounted season passes through IVGID — about 7 minutes from Third Creek via Country Club Drive.
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.
12 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 Third Creek Lifestyle
What Does a Weekend in Third Creek Look Like?
A Saturday in Third Creek: morning laps in the private pool or a set of tennis on-site, a walk to the golf course, afternoon at the IVGID private beach per the Incline Village General Improvement District, and evening dining in the village. Diamond Peak skiing 7 minutes away, Reno 45 minutes off — on a zero-income-tax Nevada address.
300+Days of Sun
On-SitePool & Tennis
7 minTo IVGID Beach
45 minTo Reno
THIS WEEKEND'S OPEN HOUSES
Can You Tour Third Creek Condos This Weekend?
Third Creek condos and townhomes show by appointment — weekend open houses are uncommon in the gated 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 Third Creek?
HOA dues in Third Creek typically run $700–$1,200 per month depending on unit size and the services covered. Dues generally include exterior building maintenance, roofing, snow removal, common-area landscaping, the amenity complex (pool, tennis, spa, sauna, gym, clubhouse), and building-envelope insurance. 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 Third Creek
Should I Move to Third Creek?
High-income California buyers choose Third Creek for gated luxury 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 Third Creek
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. Third Creek adds a second layer: gated condos and townhomes from $1.2M in the heart of Incline Village, a private pool/tennis/spa amenity complex, IVGID private beach access on Lake Tahoe, and a Nevada address that costs a fraction of comparable California ski-resort second homes in South Lake Tahoe or Mammoth.
At a $1,450,000 budget, buyers in coastal California typically compete for a modest vacation cabin with no resort amenities. That same budget in Third Creek secures a larger gated luxury condo or townhome with a private pool/tennis/spa complex, IVGID private beach rights, and walking access to golf and the village — 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 $1,450,000 for condos in the Third Creek gated tier — on a tax-adjusted basis, that sits well below comparable California resort-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.
Third Creek residents are 45 minutes from Reno's tech, healthcare, and logistics corridor via NV-431 and roughly 50 minutes from Reno-Tahoe International Airport. Remote workers who want gated luxury Tahoe condo living with Reno airport access find Third Creek 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 — Third Creek (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 Third Creek carries an effective property-tax rate roughly half of comparable California mountain-resort addresses.
| Metric | Third Creek, NV | South Lake Tahoe, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (gated condo tier) | ~$1.45M | ~$800K–$1.5M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month | $700–$1,200 | Varies · $400–$1,200+ |
| IVGID Private Beach Access | Yes (included in assessments) | No (public beaches only) |
| Resort Amenity Complex | Pool / tennis / spa / clubhouse | Varies by complex |
| Reno Airport Access | ~50 min via NV-431 | 90+ min via US-50 / I-80 |
Figures are approximate, for illustration. Contact our team for current market data.
Third Creek Rental Market — Rent vs. Own
Short-term vacation rentals in Third Creek attract strong ski-season and summer demand from Bay Area and Southern California visitors, though Washoe County, IVGID, and Third Creek's gated-community 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 Third Creek tier typically run $4,500–$8,500/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 Third Creek? 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 ski country or from the Bay Area.
Start Your Third Creek SearchRELOCATION TIMELINE
How to Relocate to Third Creek in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Third Creek 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-plan tiers
Compare Third Creek floor-plan tiers — smaller condos, mid-tier creek-side residences, and the largest townhomes carry different sizes, views, and pricing. Know which tier fits your lifestyle and investment goals before your first showing.
Get pre-approved for jumbo financing
Virtually all Third Creek purchases exceed the 2026 conforming loan limit of $766,550, requiring 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 creek-side vs. forested settings, the amenity complex, parking, and proximity to golf and the village. 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 85 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 Third Creek?
Third Creek residents are 45 minutes from the Reno-Sparks MSA via NV-431 and 50 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
50 minTo Reno-Tahoe International AirportVia NV-431 / I-580
Top Employers Accessible from Third Creek
- 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 Third Creek Compare to Tyrolian Village, Crystal Bay & Glenbrook?
Choosing between Nevada Lake Tahoe communities? This table compares Third Creek gated condos ($1.45M, resort amenities), Tyrolian Village ($1.25M, ski-access), 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 | Third Creek | Tyrolian Village | Crystal Bay | Glenbrook |
|---|---|---|---|---|
| Median List Price | $1.45M | $1.25M | $2.1M | $5M+ |
| Price / Sq Ft | ~$750 | ~$700 | ~$850 | ~$1,200 |
| Days on Market | 85 | 80 | 75 | 120 |
| HOA / Month | $700–$1,200 | $500–$1,200 | Varies | Custom gated HOA |
| IVGID Amenities | Yes | Yes | Yes (most privileges) | No (separate HOA) |
| Property Type | Gated Condo / Townhome | Condo / Townhome | SFR / Lakefront Estate | SFR / Estate |
| Guard-Gated | Gated (HOA) | No | No | Yes |
| On-Site Amenities | Pool / tennis / spa | None on-site | None on-site | Private golf / beach |
| Best For | Gated · Resort Amenities · Larger Plans | Attainable Entry · Ski · Condo | 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 Third Creek Cost You Each Month?
A median $1,450,000 Third Creek condo purchase runs about $10,500–$11,500 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 Third Creek Payment
$8,805
Estimated Monthly Payment
- Principal & Interest$7,718
- Property Tax$737
- 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 Third Creek 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%)
$9,756 / mo
- Principal & Interest (20% down)
- $7,716
- Property Tax (~0.6%)
- $725
- Homeowners Insurance
- $190
- HOA (avg. gated complex)
- $950
- IVGID Assessment (prorated)
- $175
5-year net cost:~$300,000
Equity built:~$205,000
RENT (MEDIAN LONG-TERM)
$6,500 / mo
- Median Long-Term Rental (Incline Village condo)
- $6,500
- Renters Insurance
- $45
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$420,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Third Creek condo for five years produces approximately $205,000 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, $950/mo HOA.
HOA Fees by Community
HOA Fees by Third Creek Unit Tier
Third Creek HOA fees vary by unit size — larger residences and those with more extensive snow-removal and amenity-complex programs tend toward the higher end. Always request the full HOA financials and reserve study before committing.
Smaller Condo Units
$700–$900 / mo
Smaller gated condo units
$700–$900
Includes:
Exterior building maintenance, snow removal, roofing reserve, common-area landscaping, amenity complex, building insurance
Larger Residences and Townhomes
$900–$1,200 / mo
Larger residences and townhomes
$900–$1,200
Includes:
Exterior maintenance, snow removal, roof reserve, landscaping, amenity complex (pool/tennis/spa/clubhouse), building insurance, parking/storage
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Third Creek?
From Third Creek, the village center is 3 minutes via SR-28, Reno 45 minutes via NV-431 (Mount Rose Highway), and the airport 50 minutes. Residents drive — Incline Village has no public transit. 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 Third Creek
- 3 minIncline Village Town CenterVia SR-28
- 7 minDiamond Peak Ski ResortVia Country Club Dr
- 7 minCrystal BayVia NV-28 west
- 10 minKings Beach, CAVia NV-28 west
- 12 minSand Harbor State ParkVia NV-28 south
- 45 minRenoVia NV-431 Mt Rose Hwy
- 50 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 Third Creek?
Most Third Creek condo purchases close in 30–45 days; cash offers close in 7–14 days. Financed purchases require jumbo-loan underwriting — virtually all units exceed the $766K conforming limit — 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 Third Creek condo?
Most Third Creek purchases require jumbo financing — the 2026 conforming limit of $766,550 is exceeded by virtually all listings. Jumbo loans typically require 700+ credit score and 20% down payment. For purchases above $1.5M, 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 gated community's warrantability with your lender before making an offer.
Third Creek FAQ — 18 Answers
What Do Third Creek Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Third Creek?
Third Creek condos and townhomes generally trade from roughly $1,200,000 for smaller units to $2,000,000 or more for larger residences with creek-side or forest settings, per Northern Nevada Regional MLS data for ZIP 89451. Recent sales have landed in the low-to-mid seven-figure range, and the current median list price in this corridor runs near $1,450,000 according to Reno/Sparks Association of REALTORS — a gated, full-amenity Incline Village address priced below the single-family and lakefront tiers that can exceed $5,000,000.
What makes Third Creek different from other Incline Village neighborhoods?
Third Creek is a private, gated luxury condo and townhome enclave threaded through flowing creeks and mature Sierra forest in the heart of Incline Village. Unlike the typical Tahoe condo complex, Third Creek offers larger floor plans of roughly 1,300 to 3,000 square feet plus a resort amenity package — private pool, tennis courts, spa, sauna, exercise room, and a clubhouse. Paired with the adjacent Pointe development, it pairs gated privacy with walking access to golf, village shops, and Incline's private beaches.
What types of properties are in Third Creek?
Third Creek is primarily a condominium and townhome community of dozens of high-end residences, though many units live like single-family homes given their size, private entries, and multi-level floor plans. Property sizes range from roughly 1,300 square feet for smaller units to 3,000 square feet for the largest townhomes — substantially larger than most Tahoe condos. All fall under HOA management covering building exteriors, roofs, common areas, the amenity complex, and typically snow removal.
Is Third Creek a gated community?
Yes — Third Creek is a private, gated condo and townhome community in the heart of Incline Village, one of the area's more exclusive condo addresses. Gated access and HOA governance give Third Creek a quieter, more controlled character than open condo complexes. Owners seeking 24-hour staffed guard-gated security with a private golf course should also consider Glenbrook on the Nevada east shore; Third Creek's gated setting is HOA-managed rather than staffed around the clock.
What are HOA fees like in Third Creek?
HOA fees in Third Creek typically run $700–$1,200 per month depending on unit size and the services included, which generally cover exterior building maintenance, roofing, snow removal, common-area landscaping, the amenity complex (pool, tennis, spa, sauna, gym, clubhouse), 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 Third Creek include IVGID amenities?
Yes — Third Creek parcels are within Incline Village and 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 Third Creek's HOA dues and its own amenity complex — confirm the current assessment amount for any specific parcel before making an offer.
What schools serve Third Creek?
Third Creek 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 far is Third Creek from the village and golf?
Third Creek sits in the heart of Incline Village, within walking distance of the championship golf course, village shops, and Incline's private beaches — roughly 3 minutes by car to the village center via SR-28. Diamond Peak Ski Resort is about 7 minutes away via Country Club Drive. This central, walkable position is part of what distinguishes Third Creek from the more outlying Incline Village condo complexes set farther from the core amenities.
What are property taxes like in Third Creek?
Property taxes in Third Creek 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 $1,450,000 Third Creek residence, the annual tax bill typically runs approximately $7,250–$10,150 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 Third Creek condo short-term?
Short-term vacation rental regulations in Incline Village are governed by Washoe County ordinance, IVGID rules, and Third Creek's own HOA — not all Third Creek units allow nightly rentals, and the gated community's CC&Rs may restrict short-term rentals or require owner-occupied use. Before purchasing a Third Creek condo as a vacation-rental investment, verify the 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 Third Creek real estate market?
Third Creek inventory is limited — the gated community holds only dozens of units, so the gated, full-amenity tier at $1.2M–$2M changes 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 85 days, while larger creek-side or forested townhomes can take three to six months. When a Third Creek unit is priced correctly for its size and setting, buyer competition from California second-home buyers can accelerate the timeline significantly.
What is the investment case for Third Creek condos?
Third Creek offers a gated, full-amenity Incline Village address — an irreplaceable Nevada Tahoe location with larger luxury floor plans, IVGID amenity rights, 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 Third Creek compare to other Incline Village neighborhoods?
Third Creek is a gated, larger-floor-plan condo and townhome tier — generally $1.2M–$2M, versus open condo complexes such as Tyrolian Village ($900K entry) and single-family Incline Village homes that typically start at $1.5M and extend to $10M+ for lakefront estates. Adjacent options include the broader Incline Village single-family market and Crystal Bay's intimate lakefront enclave about 5 minutes west on NV-28. Third Creek buyers get gated privacy, resort amenities, and central walkability at a tier most condo complexes cannot match.
What should I budget for monthly costs in Third Creek?
At a $1,450,000 Third Creek purchase with 20% down at 7% interest, principal and interest runs approximately $7,716/month. Add Washoe County property tax of roughly $725–$845/month, HOA dues of $700–$1,200/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 $9,500–$11,500 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 do Third Creek buyers need to know about the HOA?
Before writing an offer on any Third Creek condo, request the full HOA document package: CC&Rs, bylaws, meeting minutes from the past two years, the reserve fund study, the current operating budget, and any pending or recently levied special assessments. Building-envelope repair, roof replacement, amenity-complex upkeep, and snow-load remediation are common reserve fund line items in gated alpine communities — a reserve fund below 70% funded is a yellow flag. Confirm whether the HOA carries master hazard insurance on the building structure (most do) or whether each owner must carry individual dwelling coverage.
What is the minimum down payment to buy in Third Creek?
Most Third Creek purchases are in jumbo loan territory — the 2026 conforming limit of $766,550 is exceeded by virtually every listing at the $1.2M–$2M range. Jumbo financing typically requires 20% down and a 700+ credit score; on a $1,450,000 purchase that means $290,000 down. Some buyers who qualify for high-balance conforming loans in high-cost counties may find options with 10% 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 jumbo programs for Incline Village condos.
Is Third Creek a good second-home or vacation-rental investment?
Third Creek is one of the stronger gated second-home propositions on the Nevada side of Tahoe — a private, full-amenity community with larger floor plans, IVGID private beach rights, and a $1.2M–$2M price range below 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 Third Creek's CC&Rs allow nightly rentals before buying as an investment — gated communities often restrict or prohibit STRs.
Can Nevada Real Estate Group help me buy or sell a Third Creek condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout Incline Village, including Third Creek condo and townhome transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89451 and Third Creek's gated luxury 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
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Third Creek?
Beyond the main FAQ, these are the questions Third Creek 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 Third Creek a good investment?
Third Creek offers a gated, full-amenity entry into Incline Village real estate — a structurally scarce Nevada Tahoe address. 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 Third Creek in Incline Village?
Third Creek is a private, gated condo and townhome community in the heart of Incline Village, Nevada, woven through flowing creeks and mature Sierra forest. Built mid-1980s through the 1990s with larger floor plans of roughly 1,300 to 3,000 square feet, it is paired with the adjacent Pointe development and offers a private resort amenity complex — pool, tennis, spa, sauna, gym, and clubhouse — plus IVGID private beach and amenity access at $1.2M–$2M.
Can I do a short-term rental in Third Creek?
Short-term rentals in Third Creek are subject to three layers of rules: (1) Washoe County STR permit — you must hold an active county permit for the specific parcel, and availability varies; (2) IVGID rules; (3) Third Creek's gated-community CC&Rs — which may restrict or prohibit nightly rentals. All 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 — separate from Third Creek's own HOA and amenity complex.
How big are the homes in Third Creek?
Third Creek residences range from roughly 1,300 to 3,000 square feet — substantially larger than the typical Tahoe condo. Smaller units start around 1,300 square feet at the entry tier, while the largest townhomes reach about 3,000 square feet and live much like single-family homes, with private entries and multi-level floor plans set among the community's creeks and forest.
What amenities does Third Creek have?
Third Creek offers a private resort amenity complex exclusive to owners and guests: a private pool, tennis courts, a spa, a sauna, an exercise room, locker rooms, and a clubhouse. Beyond the on-site complex, owners qualify for IVGID privileges — two private Lake Tahoe beaches, two championship golf courses, Diamond Peak ski discounts, and the Recreation Center. The championship golf course and village shops are within walking distance.
Is Incline Village worth the premium over other Reno areas?
For buyers who want a gated, full-amenity address, IVGID private beach on Lake Tahoe, and a Nevada tax address, Incline Village — including Third Creek — is uniquely positioned. The TRPA prevents replication of the amenity stack elsewhere on Nevada's Lake Tahoe shore. For buyers who don't prioritize the ski-lake lifestyle, South Reno master-planned communities offer strong value at $600K–$850K versus $1.2M–$2M+ in the Third Creek tier.
What is the NV-431 drive like from Third Creek 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 Third Creek tier from smaller gated condos to larger creek-side townhomes.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to a Third Creek Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we know the Third Creek gated community, its HOA documents, IVGID assessment, and STR permit requirements firsthand. Call (775) 277-2120 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Third Creek?
Compare Third Creek with neighboring Incline Village areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Third Creek 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 Third Creek gated 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 Third Creek and Incline Village?
These guides extend the research most Third Creek buyers do next — comparing the ski-access Tyrolian Village condo tier, exploring Crystal Bay lakefront options, and reviewing the broader Incline Village market — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Tyrolian Village Community Guide
Incline Village's ski-access condo enclave at the base of Diamond Peak — the most attainable Incline Village entry point at $900K–$3M with IVGID privileges.
Read →GUIDE
Crystal Bay Community Guide
Intimate north-shore Lake Tahoe lakefront enclave — granite boulders, sandy coves, and most Incline Village amenity privileges at a $800K–$20M+ price range.
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 Third Creek 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 / Third Creek). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Third Creek 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 Third Creek (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 Third Creek. 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