Top Rated
8/10
8/10Incline Elementary School
Incline Village
K-5420 Students16:1
Ski-Access Condos · Diamond Peak · Incline Village NV
Tyrolian Village Homes For Sale
Nevada Real Estate Group — your Tyrolian Village specialists. Search ski-access condos and townhomes for sale in Incline Village's most attainable neighborhood: $900K–$3M, IVGID private beach access, Diamond Peak at your doorstep, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89451)
$1.25M
RSAR / NNRMLS, ZIP 89451, June 2026
DAYS ON MARKET
80
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
Ski-Access Condos
community-data-north.json
TO DIAMOND PEAK
Walking distance
Tyrolian Rd / Ski Way
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 Tyrolian Village at a Glance?
Tyrolian Village is Incline Village's ski-access condo and townhome enclave in ZIP 89451, with homes priced from $900K to $3M and a median list price near $1,250,000 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: Alpine condo and townhome neighborhood on Tyrolian Road and Ski Way in Incline Village — the most attainable entry point into Incline Village ownership, with ski access to Diamond Peak.
- Median list price (ZIP 89451): $1,250,000 (June 2026) — ranging from roughly $900K for entry-tier units to $3M+ for upper-slope condos with panoramic Lake Tahoe views.
- Best for: Ski-lifestyle 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 condo price point.
- HOA and IVGID: HOA dues run $500–$1,200/month covering building exterior, snow removal, and common areas; IVGID annual assessment adds access to two private beaches, golf courses, Diamond Peak discounts, and the rec center.
- Why people choose Tyrolian Village: ski proximity to Diamond Peak, IVGID private beach access on Lake Tahoe, Nevada's zero state income tax, and a $900K–$3M 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 Tyrolian Village Homes for Sale?
Tyrolian Village carries a limited number of active listings in ZIP 89451 — condos and townhomes priced $900K to $3M per NNRMLS data. According to Reno/Sparks Association of REALTORS, Incline Village inventory is among the tightest in Northern Nevada; ski-access condo units change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Tyrolian Village Homes Are Listed in Each Price Range?
The ZIP 89451 median list price for Tyrolian Village condos sits near $1.25M per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $900K–$2M range, with a smaller upper tier above $2M for larger units with panoramic Lake Tahoe views. Each card shows current listing counts for Tyrolian Village and surrounding ZIP 89451.
Browse Tyrolian Village & Incline Village Listings
How Can You Find a Tyrolian Village Home by Type, Lifestyle & Price?
Tyrolian Village listings are filtered by ZIP 89451 — typically 10–20 active condos and townhomes in the Incline Village area 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 · 15 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Tyrolian Village Listings First?
Custom alerts by price, beds, baths, and ski-access features — no spam, unsubscribe anytime. With Tyrolian Village condos turning over at a measured 80-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check portals weekly — especially in the $900K–$1.5M 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
Create your alert
EDUCATION
9/10
8/10
8/10
How Are the Schools Near Tyrolian Village?
Tyrolian Village 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 Tyrolian Village Are the Best?
According to GreatSchools.org, top-rated schools near Tyrolian Village 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 | $900,000+ |
| 3 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 4 | Incline Middle School | Public | 6-8 | 8/10 | Incline Village | $900,000+ |
| 5 | Incline Elementary School | Public | K-5 | 8/10 | Incline Village | $900,000+ |
SAFETY & CRIME
Is Tyrolian Village Safe?
Direct Answer
Tyrolian Village is a low-crime alpine condo neighborhood 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 Tyrolian Road and Ski Way further limits through-traffic crime risk.
- Crime rate (Incline Village)Washoe County Sheriff data 2026
- Access managementCondo community structure
- Neighborhood characterLow through-traffic on Tyrolian Rd
- Crime trendConsistent with resort-community norms
What Buyers Should Know
Incline Village, including Tyrolian Village, 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.
Tyrolian Village's position on Tyrolian Road and Ski Way at the base of Diamond Peak means traffic is predominantly residents and ski visitors during operating hours, with minimal through-traffic at other times. 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 Tyrolian Village 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 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 Tyrolian Village, Incline Village NV?
The Answer
Tyrolian Village delivers ski-access condo living at the base of Diamond Peak: condos and townhomes from $900K to $3M, 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 Tyrolian Village known for?
Tyrolian Village is known as the ski-access condo enclave in Incline Village — condos and townhomes on Tyrolian Road and Ski Way built in Swiss-Tyrolean alpine style at the base of Diamond Peak ski resort. It is the most attainable entry point into Incline Village ownership, offering IVGID private beach access, ski proximity, and upper-tier Lake Tahoe views at a price range well below the single-family and lakefront Incline Village market.
Who should live in Tyrolian Village?
Tyrolian Village fits ski-lifestyle second-home buyers who want slope access 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 alpine condo living with Reno airport access, and investors who can verify short-term rental permit availability and HOA compliance. The $900K–$3M price range spans entry condo buyers to upper-tier lake-view townhome purchasers.
What is daily life like in Tyrolian Village?
Daily life in Tyrolian Village centers on the alpine rhythm of Incline Village: ski mornings at Diamond Peak steps from your door, afternoons at the IVGID private beach or rec center, evenings in the Incline Village town center for dining. In summer, lake kayaking, hiking on the Tahoe Rim Trail, and golf on IVGID's championship courses define the week. Reno is 45 minutes via NV-431 for major shopping, dining, and the airport.
Location
Where Is Tyrolian Village
Tyrolian Village sits on Tyrolian Road and Ski Way in Incline Village, Nevada (ZIP 89451), at the base of Diamond Peak ski resort on the north shore of Lake Tahoe. Approximately 5 minutes from the Incline Village town center, 45 minutes from Reno via NV-431 (Mount Rose Highway), and 60 minutes from Reno-Tahoe International Airport.
Diamond Peak Ski Resort
2
Min
Incline Village Town Center
5
Min
Crystal Bay
5
Min
Reno
45
Min
Reno-Tahoe Airport
60
Min
Tyrolian Village
At a Glance$1,250,000
Median List Price (ZIP 89451)
~$700+
Price / Sq Ft (condo tier)
80
Days on Market
$900K–$3M
Price Range (Tyrolian Village)
- Community Type
- Alpine Condominium Neighborhood
- Price Range
- $900K–$3M
- Developer
- Multiple builders
- Guard-Gated
- No (open access)
- HOA / Month
- $500–$1,200 (varies by complex)
- IVGID Amenities
- Included (annual assessment)
- ZIP Code
- 89451
- School District
- Washoe County School District
- To Diamond Peak
- Walking distance / Ski Way
- To Incline Village Town
- ~5 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 Tyrolian Village Score?
Tyrolian Village scores among the top Nevada Lake Tahoe addresses for ski access, 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 alpine condo neighborhood 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
$900K–$3M for ski-access 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+: Ski Access
Diamond Peak is effectively at the doorstep — Ski Way leads directly to the resort from Tyrolian Village, making this the closest Incline Village address to the slopes.
Grade A+: Outdoor Access
Diamond Peak skiing, IVGID private beach on Lake Tahoe, Tahoe Rim Trail, golf courses, rec center, tennis — the full Incline Village amenity stack plus ski-in proximity.
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 Tyrolian Village a good place to own a second home?
Tyrolian Village is one of the strongest second-home propositions on the Nevada side of Tahoe. Ski access to Diamond Peak, IVGID private beach rights on Lake Tahoe, and a $900K–$3M price range make it the most 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 specific condo complex's CC&Rs allow short-term rentals if income is part of your plan.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Tyrolian Village?
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. Tyrolian Village draws second-home buyers who prioritize ski access and condo-tier pricing.
Home values in Tyrolian Village have appreciated as high-income California buyers discovered that a Nevada Tahoe address at the $900K–$3M 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
$1.25M+
vs Washoe County $520K
~60%
vs Washoe County 57%
~55%
vs Washoe County 36%
~22%
vs Washoe County 27%
Diamond Peak steps away
Closest 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 Tyrolian Village Market Growing?
Tyrolian Village 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 ski-access 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 Diamond Peak ski resort via Ski Way
45 minTo Reno via NV-431 Mt Rose Hwy
ZIP 89451 (Incline Village) median list price trajectory, 2010–2026
Tyrolian Village condos have appreciated with the broader Incline Village market — driven by irreplaceable ski-access positioning at Diamond Peak, IVGID amenity rights that no California resort community replicates, and sustained high-income California buyer demand for Nevada tax addresses. The condo tier's $900K–$3M range remains the most attainable entry 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 Tyrolian Village Score for Livability?
Tyrolian Village posts outstanding scores across the six livability dimensions that matter most to ski-lifestyle and Lake Tahoe second-home buyers — outdoor access, ski proximity, 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
- 91A
Safety
- 86A-
Cost of Living
- 96A+
Ski / Recreation
- 97A+
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Tyrolian Village Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89451 — the Incline Village ZIP covering Tyrolian Village and surrounding areas — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for Tyrolian Village condo tier sits near $1,250,000, up approximately 5% year-over-year, with a median 80 days on market. Updated monthly.
Median List Price (ZIP 89451 Tyrolian Village tier)
+5% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
65 → 80 days YoY — ski-access condo tier moves at measured pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Tyrolian Village / ZIP 89451)
~15 at any time — supply constrained by TRPA development limits
vs May 2025
Source: Las Vegas REALTORS
80
MEDIAN DAYS ON MARKET
$1.25M
MEDIAN LIST PRICE
$900K–$3M
TYROLIAN VILLAGE PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Tyrolian Village specialist.
Market Competitiveness
How Competitive Is the Tyrolian Village Market Right Now?
Tyrolian Village is a low-inventory, measured-pace ski-access condo market. Typically 10–20 active listings appear in ZIP 89451 covering Tyrolian Village and surrounding Incline Village condos, and homes take a median 80 days on market per NNRMLS data. Well-priced units in the $900K–$1.5M entry range move faster as the buyer pool at that tier is broader.
40Measured-Pace Alpine
- 80 daysMedian days on market (Tyrolian Village / ZIP 89451)
- $900K–$3MTyrolian Village price range
- ~$700+Median price per sq ft (condo tier)
- Ski-Access CondosCommunity character
Is Tyrolian Village Right for You?
Who Should Buy a Home in Tyrolian Village?
Tyrolian Village spans $900K entry condos to $3M lake-view townhomes — the most attainable full-amenity address in Incline Village. Six buyer profiles below match lifestyles to specific Tyrolian Village options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Tyrolian Village Profile Fits Your Buyer Type?
Ski-Lifestyle Second-Home Buyers
- Diamond Peak at the doorstep — Ski Way access
- IVGID private beach and golf
- Entry condos from $900K 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
- Ski 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
- Diamond Peak skiing 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
- Diamond Peak ski access in the backyard
- Safe, low-traffic neighborhood character
Best Fit For
- Ski-lifestyle second-home buyers — Diamond Peak steps away, IVGID private beach 5 minutes, and the most attainable Incline Village price tier — from $900K 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 an Incline Village ski 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 — Ski 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, Diamond Peak skiing, 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 ski access from the backyard — rare at any price in the Mountain West.
Ready to explore homes in Tyrolian Village? Our team knows every complex, HOA document, IVGID assessment, and STR permit requirement in Incline Village.
Start Your Tyrolian Village SearchPros
- Diamond Peak ski resort access — steps from Tyrolian Road and Ski Way
- IVGID private beach access on Lake Tahoe — included in annual assessment
- Most attainable Incline Village entry point at $900K–$3M versus $2M+ single-family
- 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
- 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–$1,200/month plus IVGID annual assessment add meaningfully to monthly carrying costs
- Not all complexes allow short-term rentals — verify CC&Rs 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 20 active listings typically, making the search more competitive
Neighborhood Comparison
How Does Tyrolian Village Compare to Crystal Bay, Glenbrook & Other Nevada Tahoe Communities?
A like-for-like comparison of the four 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 $1.25M for Tyrolian Village condos to $10M+ for Glenbrook lakefront estates.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| 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 |
| Zephyr Cove | $2,200,000 | ~$800+ | 85 | 8 | East Shore · Lakefront · Enclave |
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
Tyrolian Village
Incline Village's ski-access condo and townhome enclave at the base of Diamond Peak — the most attainable full-amenity Incline Village address, 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 2
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 3
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 well above Tyrolian Village entry.
Browse Incline Village SFR homes →$2.8MMedian Price
90Days on Market
25Active Listings
~$900+Price / Sq Ft
Submarket 4
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 5
Zephyr Cove
East-shore Lake Tahoe lakefront enclave near the South Shore Nevada corridor — fewer amenity services than Incline Village but comparable lakefront pricing.
Browse Zephyr Cove homes →$2.2MMedian Price
85Days on Market
8Active Listings
~$800+Price / Sq Ft
Submarket 6
Tyrolian Village — The Incline Village Entry Point
The most attainable entry into a full-amenity Incline Village Nevada address — ski access to Diamond Peak on Ski Way, IVGID private beach on Lake Tahoe, and condos from $900K to $3M. Upper-tier units capture panoramic Lake Tahoe views. The only Incline Village property type that starts below $1.5M while including the full IVGID amenity stack: private beaches, championship golf, Diamond Peak discounts, and the rec center.
Browse Tyrolian Village — The Incline Village Entry Point homes →From $900KAttainable Entry
StepsTo Diamond Peak
IVGID BeachPrivate Tahoe Access
60 minTo Reno Airport
Where Is Tyrolian Village on the Map?
Tyrolian Village sits on Tyrolian Road and Ski Way in Incline Village, Nevada (ZIP 89451), at the base of Diamond Peak ski resort, approximately 5 minutes from the Incline Village town center, 5 minutes from Crystal Bay, 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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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 · Tyrolian Village | $1.25M | ~$700 | 80 | 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 Tyrolian Village 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. Tyrolian Village median list price is $1.25M, days on market run 80, and HOA dues run $500–$1,200 per month.
$1.25M
Median list price for Tyrolian Village 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
80
Median days from list to accepted offer in Tyrolian Village / ZIP 89451.
RSAR / NNRMLS, June 2026
$900K–$3M
Full price range for Tyrolian Village condo and townhome units.
Northern Nevada Regional MLS
Steps
Distance from Tyrolian Village to Diamond Peak ski resort via Ski Way — the closest Incline Village address to the slopes.
Diamond Peak Ski Resort
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 Tyrolian Village buyers $30,000–$130,000+ annually versus California.
Nevada Department of Taxation
60 min
Drive time from Tyrolian Village to Reno-Tahoe International Airport via NV-431 and I-580.
City of Reno
WHY TYROLIAN VILLAGE
Why Does Tyrolian Village Stand Out Among Incline Village Neighborhoods?
From ski-access positioning at Diamond Peak to IVGID private beach rights to a $900K–$3M condo price range, Tyrolian Village delivers the most attainable 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.
- Diamond Peak Ski Resort
Diamond Peak ski access — steps from your door
Tyrolian Road leads directly to the Diamond Peak base area. No other Incline Village neighborhood puts the ski resort this close.
- 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
Most attainable Incline Village entry point
At $900K–$3M, Tyrolian Village condos and townhomes are the entry tier into Incline Village — well below the $2M+ single-family market and $5M+ lakefront estates.
- 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 resort-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 TYROLIAN VILLAGE
What Are the Top Reasons to Buy a Home in Tyrolian Village?
Tyrolian Village's case rests on ski access, IVGID amenities, tax savings, and attainable Incline Village pricing: Diamond Peak steps away, private Lake Tahoe beach access, zero Nevada state income tax, and a median list price near $1.25M per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Diamond Peak skiing at the doorstep
Tyrolian Road and Ski Way lead directly to Diamond Peak's base — the closest Incline Village address to the ski lifts.
Diamond Peak Ski Resort
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
Most attainable Incline Village entry point
$900K–$3M condo tier versus $2M+ single-family — buy into a full-amenity Nevada Tahoe address at a lower price floor than any other Incline Village property type.
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
Lake Tahoe views on upper tiers
Upper-slope Tyrolian Village units capture panoramic Lake Tahoe views — a view premium that historically holds and often accelerates in appreciation.
Northern Nevada Regional MLS
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 & Complex Guide
What Are the Key Complexes in Tyrolian Village?
Tyrolian Village is a multi-builder alpine condo community in Swiss-Tyrolean architectural style on Tyrolian Road and Ski Way. Each complex carries its own HOA structure, dues schedule, reserve fund, and CC&R rules — including varying positions on short-term rentals. Verify complex-specific HOA documents and Washoe County STR permit status before writing an offer.
Alpine Condos · Ski Way
Tyrolian Village Condos
Core ski-access units; HOA varies by complex
Multi-Level · Lake Views
Upper-Slope Townhomes
Larger floor plans; panoramic Tahoe views
Ground Floor · Value Entry
Entry-Tier Units
Most attainable Incline Village price point
SFR · Full Lot
Incline Village Single-Family
Next tier up from condo market
Lakefront · Lake-View
Crystal Bay Lakefront
Alternative for lakefront buyers
Outdoor Recreation
What Outdoor Amenities Does Tyrolian Village Offer?
Tyrolian Village residents live at the intersection of ski-resort access and Lake Tahoe lifestyle — Diamond Peak steps away, IVGID private beaches minutes by car, Tahoe Rim Trail above. 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.
STEPS AWAY
Diamond Peak Ski Resort
655 acres / 1,840 ft verticalSkiing · Snowboarding · TubingTicketed (IVGID resident discount)
The closest ski resort to any Incline Village address — and Tyrolian Village sits at its base on Ski Way. Diamond Peak offers 655 acres of skiable terrain, consistent Sierra Nevada snowpack, and resident-discounted season passes through IVGID.
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.
10 MIN
Diamond Peak Golf Course (IVGID)
18 holesGolfIVGID resident rates
One of two IVGID championship golf courses — resident-discounted rates for Incline Village homeowners make this among the best-value golf amenities on Lake Tahoe.
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.
5 MIN
Lake Tahoe (direct access)
191 sq miBoating · Beaches · Water SportsIVGID for private beaches
North America's largest alpine lake — IVGID private beaches are reserved for Incline Village residents; Sand Harbor State Park is a public alternative 10 minutes south on NV-28.
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 Tyrolian Village Lifestyle
What Does a Weekend in Tyrolian Village Look Like?
A Saturday in Tyrolian Village: ski morning at Diamond Peak — steps away per the Incline Village General Improvement District — afternoon at the IVGID private beach, evening at Lone Eagle Grille, and Reno 45 minutes away for Sunday. Diamond Peak skiing, private Lake Tahoe beach, and zero Nevada income tax.
300+Days of Sun
2 minTo Diamond Peak
5 minTo IVGID Beach
45 minTo Reno
THIS WEEKEND'S OPEN HOUSES
Can You Tour Tyrolian Village Condos This Weekend?
Tyrolian Village condos and townhomes 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 Tyrolian Village?
HOA dues in Tyrolian Village typically run $500–$1,200 per month depending on the specific complex, unit size, and services covered. Most complexes include exterior building maintenance, roofing, snow removal, common-area landscaping, and building-envelope insurance in the HOA. 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 Tyrolian Village
Should I Move to Tyrolian Village?
High-income California buyers choose Tyrolian Village for ski-access 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 Tyrolian Village
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. Tyrolian Village adds a second layer: ski-access condos from $900K at the base of Diamond Peak, 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 $1,250,000 budget, buyers in coastal California typically compete for a modest vacation cabin with no ski access. That same budget in Tyrolian Village secures a multi-bedroom ski-access condo with Lake Tahoe views, IVGID private beach rights, and Diamond Peak lift access — 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 $1,250,000 for condos in the Tyrolian Village 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.
Tyrolian Village 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 ski-in/ski-out Tahoe condo living with Reno airport access find Tyrolian Village 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 — Tyrolian Village (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 Tyrolian Village carries an effective property-tax rate roughly half of comparable California mountain-resort addresses.
| Metric | Tyrolian Village, NV | South Lake Tahoe, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ski-access condo tier) | ~$1.25M | ~$800K–$1.5M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month | $500–$1,200 | Varies · $400–$1,200+ |
| IVGID Private Beach Access | Yes (included in assessments) | No (public beaches only) |
| Diamond Peak / Ski Access | Walking distance / Ski Way | Heavenly / Kirkwood (drive) |
| 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.
Tyrolian Village Rental Market — Rent vs. Own
Short-term vacation rentals in Tyrolian Village attract strong ski-season and summer demand from Bay Area and Southern California visitors, though Washoe County and individual 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 Tyrolian Village tier typically run $3,500–$7,500/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 Tyrolian Village? 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 Tyrolian Village SearchRELOCATION TIMELINE
How to Relocate to Tyrolian Village in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Tyrolian Village 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 complexes
Compare Tyrolian Village complexes — each carries different HOA dues, reserve fund health, CC&R rules on short-term rentals, and view positioning. Know which complex fits your lifestyle and investment goals before your first showing.
Get pre-approved for jumbo financing
Virtually all Tyrolian Village 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 views from upper vs. lower tiers, snow access, parking, and proximity to Ski Way. 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 80 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 Tyrolian Village?
Tyrolian Village 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 Tyrolian Village
- 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 Tyrolian Village Compare to Crystal Bay, Incline Village SFR & Glenbrook?
Choosing between Nevada Lake Tahoe communities? This table compares Tyrolian Village condos ($1.25M, ski-access), Crystal Bay lakefront ($2.1M, north-shore), Incline Village SFR ($2.8M, single-family), and Glenbrook ($5M+, gated east-shore). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Tyrolian Village | Crystal Bay | Incline Village SFR | Glenbrook |
|---|---|---|---|---|
| Median List Price | $1.25M | $2.1M | $2.8M | $5M+ |
| Price / Sq Ft | ~$700 | ~$850 | ~$900 | ~$1,200 |
| Days on Market | 80 | 75 | 90 | 120 |
| HOA / Month | $500–$1,200 | Varies | Typically $0–$300 | Custom gated HOA |
| IVGID Amenities | Yes | Yes (most privileges) | Yes | No (separate HOA) |
| Property Type | Condo / Townhome | SFR / Lakefront Estate | SFR | SFR / Estate |
| Guard-Gated | No | No | No | Yes |
| Ski Access | Diamond Peak — steps | Diamond Peak — 10 min | Diamond Peak — 10 min | None direct |
| Best For | Attainable Entry · Ski · Condo | Lakefront Luxury · Views | Full Lot · Family · Privacy | Ultra-Luxury · Privacy · Golf |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Tyrolian Village Cost You Each Month?
A median $1,250,000 Tyrolian Village condo purchase runs about $9,500–$10,500 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 complex.
Payment Estimator
Estimate Your Tyrolian Village Payment
$7,638
Estimated Monthly Payment
- Principal & Interest$6,653
- Property Tax$635
- 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 Tyrolian Village 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%)
$8,433 / mo
- Principal & Interest (20% down)
- $6,653
- Property Tax (~0.6%)
- $625
- Homeowners Insurance
- $180
- HOA (avg. condo complex)
- $800
- IVGID Assessment (prorated)
- $175
5-year net cost:~$260,000
Equity built:~$175,000
RENT (MEDIAN LONG-TERM)
$5,500 / mo
- Median Long-Term Rental (Incline Village condo)
- $5,500
- Renters Insurance
- $40
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$360,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Tyrolian Village condo for five years produces approximately $175,000 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, $800/mo HOA.
HOA Fees by Community
HOA Fees by Tyrolian Village Complex Tier
Tyrolian Village HOA fees vary by complex — older alpine buildings and those with more extensive snow-removal and exterior-maintenance programs tend toward the higher end. Always request the full HOA financials and reserve study before committing.
Entry-Tier Condos
$500–$700 / mo
Entry and ground-floor alpine units
$500–$700
Includes:
Exterior building maintenance, snow removal, roofing reserve, common-area landscaping, building insurance
Mid-to-Upper Tier Units and Townhomes
$700–$1,200 / mo
Larger units and upper-slope townhomes
$700–$1,200
Includes:
Exterior maintenance, snow removal, roof reserve, landscaping, building insurance, parking/storage, and in some complexes additional amenities
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Tyrolian Village?
From Tyrolian Village, Reno is 45 minutes via NV-431 (Mount Rose Highway), the airport 60 minutes, and the town center 5 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 Tyrolian Village
- 2 minDiamond Peak Ski ResortVia Ski Way
- 5 minIncline Village Town CenterVia NV-28
- 5 minCrystal BayVia NV-28 west
- 10 minKings Beach, CAVia NV-28 west
- 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 Tyrolian Village?
Most Tyrolian Village 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 Tyrolian Village condo?
Most Tyrolian Village 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 specific complex's warrantability with your lender before making an offer.
Tyrolian Village FAQ — 18 Answers
What Do Tyrolian Village Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Tyrolian Village?
Tyrolian Village condos and townhomes are priced from roughly $900,000 for smaller ground-floor units to $3,000,000 or more for upper-tier units with direct Lake Tahoe views, per Northern Nevada Regional MLS data for ZIP 89451. The current median list price in this corridor runs near $1,250,000 according to Reno/Sparks Association of REALTORS, making Tyrolian Village 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 Tyrolian Village different from other Incline Village neighborhoods?
Tyrolian Village is the ski-access condo enclave that sits at the base of Diamond Peak — condos and townhomes on Tyrolian Road and Ski Way built in a Swiss-Tyrolean alpine style with steep pitched roofs and decorative fascia. Most units in Incline Village are single-family homes priced well above $2M; Tyrolian Village offers a condo entry point from $900K that includes IVGID private beach and rec center access, ski proximity, and a Nevada tax address, at a tier no single-family Incline listing can match.
What types of properties are in Tyrolian Village?
Tyrolian Village is primarily a condominium and townhome community, though many units live more like single-family homes given their private entries, multi-level floor plans, and individual outdoor spaces. Property types range from smaller ground-floor condo units to larger multi-bedroom townhomes on the upper slopes, with upper-tier units frequently capturing panoramic Lake Tahoe views. All fall under HOA management covering building exteriors, roofs, common areas, and typically snow removal.
Is Tyrolian Village a gated community?
No — Tyrolian Village is not a guard-gated community. It is an open alpine condo and townhome neighborhood in Incline Village, accessible without staffed entry gates. Security comes through HOA governance and the naturally low-traffic character of the neighborhood on Tyrolian Road and Ski Way. 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 Tyrolian Village?
HOA fees in Tyrolian Village typically run $500–$1,200 per month depending on the specific complex, unit size, and included services, which generally cover exterior building maintenance, roofing, snow removal, common-area landscaping, 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 Tyrolian Village include IVGID amenities?
Yes — properties within Incline Village, including Tyrolian Village, 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 Tyrolian Village?
Tyrolian Village 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 Tyrolian Village from Diamond Peak?
Tyrolian Village sits at the base of Diamond Peak — the ski resort entrance on Ski Way is effectively walking distance or a very short drive from most units, making this the closest Incline Village neighborhood to the slopes. Diamond Peak operates 655 acres of skiable terrain with a 1,840-foot vertical drop and consistent Sierra Nevada snowpack from November through April. Residents who ski can reasonably boot-walk or shuttle to the lifts from their condo.
What are property taxes like in Tyrolian Village?
Property taxes in Tyrolian Village 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 $1,250,000 Tyrolian Village condo, the annual tax bill typically runs approximately $6,250–$8,750 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 Tyrolian Village condo short-term?
Short-term vacation rental regulations in Incline Village are governed by Washoe County ordinance and IVGID rules — not all Tyrolian Village condos allow nightly rentals, and some HOA documents restrict short-term rentals or require owner-occupied use. Before purchasing a Tyrolian Village condo as a vacation-rental investment, verify the specific complex's 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 Tyrolian Village real estate market?
Tyrolian Village inventory is limited — the neighborhood holds a relatively small number of condo units, and true ski-access units at the $900K–$3M tier change hands at a measured pace. Per NNRMLS data for ZIP 89451, well-priced Incline Village condos in the entry-to-mid range typically go under contract in roughly 80 days, while larger upper-slope units with Tahoe views can take three to six months. When a Tyrolian Village unit is priced correctly for its view and floor, buyer competition from California second-home buyers can accelerate the timeline significantly.
What is the investment case for Tyrolian Village condos?
Tyrolian Village offers the most attainable entry into Incline Village real estate — an irreplaceable Nevada Tahoe address with ski access, 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 Tyrolian Village compare to other Incline Village neighborhoods?
Tyrolian Village is Incline Village's condo and townhome entry tier — most attainable at $900K–$3M, versus single-family Incline Village homes that typically start at $1.5M and extend to $10M+ for lakefront estates. Adjacent neighborhoods include the broader Incline Village single-family market to the north and east, and Crystal Bay's intimate lakefront enclave about 5 minutes west on NV-28. Tyrolian Village buyers get ski proximity and IVGID amenity access at a price point that single-family listings cannot match.
What should I budget for monthly costs in Tyrolian Village?
At a $1,250,000 Tyrolian Village purchase with 20% down at 7% interest, principal and interest runs approximately $6,650/month. Add Washoe County property tax of roughly $625–$730/month, HOA dues of $500–$1,200/month depending on the complex, homeowners insurance, and the annual IVGID assessment (typically $1,800–$2,400/year prorated). Total monthly carrying costs for a financed purchase typically run $8,500–$10,500 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 Tyrolian Village buyers need to know about the HOA?
Before writing an offer on any Tyrolian Village 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, and snow-load remediation are common reserve fund line items in alpine condo 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 Tyrolian Village?
Most Tyrolian Village purchases are in jumbo loan territory — the 2026 conforming limit of $766,550 is exceeded by virtually every listing at the $900K–$3M range. Jumbo financing typically requires 20% down and a 700+ credit score; on a $1,250,000 purchase that means $250,000 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 Tyrolian Village a good second-home or vacation-rental investment?
Tyrolian Village is one of the strongest second-home propositions on the Nevada side of Tahoe — ski access to Diamond Peak, IVGID private beach rights, and a $900K–$3M price range that is more attainable than lakefront Incline Village estates. As a vacation rental, demand from Bay Area and Southern California ski visitors is strong in winter and steady in summer. The critical step: verify short-term rental permit availability from Washoe County and confirm the specific condo complex's CC&Rs allow nightly rentals before buying as an investment — some complexes restrict or prohibit STRs.
Can Nevada Real Estate Group help me buy or sell a Tyrolian Village condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout Incline Village, including Tyrolian Village condo and townhome transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89451 and Tyrolian Village's 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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What Else Do People Ask About Tyrolian Village?
Beyond the main FAQ, these are the questions Tyrolian Village 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 complex records, IVGID annual assessment details from ivgid.org, and GreatSchools 2026 school ratings.
Is Tyrolian Village a good investment?
Tyrolian Village offers the most attainable 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 Tyrolian Village in Incline Village?
Tyrolian Village is an alpine condo and townhome neighborhood in Incline Village, Nevada, on Tyrolian Road and Ski Way at the base of Diamond Peak ski resort. Built in Swiss-Tyrolean architectural style with steep pitched roofs and decorative fascia, it is the most attainable entry point into Incline Village ownership at $900K–$3M — including IVGID private beach and amenity access.
Can I do a short-term rental in Tyrolian Village?
Short-term rentals in Tyrolian Village 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 specific complex CC&Rs — some Tyrolian Village complexes 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 Tyrolian Village to Diamond Peak?
Tyrolian Village is essentially at the base of Diamond Peak — Ski Way, which runs through the neighborhood, leads directly to the ski resort entrance. In good snow conditions, some units are close enough for boot-walking or a very short ski shuttle. Diamond Peak operates 655 acres of terrain with a 1,840-foot vertical drop and consistent Sierra Nevada snowpack from November through April.
What are the best units in Tyrolian Village?
Upper-slope units on the higher tiers of Tyrolian Village typically command premium pricing for panoramic Lake Tahoe views — these are the $2M–$3M townhomes and larger condos. Entry-tier ground-floor units in the $900K–$1.2M range offer the most attainable Incline Village entry. Units with direct ski-way views or south-facing exposure for afternoon sun are the most sought-after within the mid-range tier.
Is Incline Village worth the premium over other Reno areas?
For buyers who want ski access to Diamond Peak, IVGID private beach on Lake Tahoe, and a Nevada tax address, Incline Village — including Tyrolian Village — is uniquely positioned. The TRPA prevents replication of the amenity stack elsewhere on Nevada's Lake Tahoe shore. For buyers who don't prioritize ski-lake lifestyle, South Reno master-planned communities offer strong value at $600K–$850K versus $900K–$3M+ in Incline Village.
What is the NV-431 drive like from Tyrolian Village 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 complexes — 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 Tyrolian Village tier from entry condos to lake-view townhomes.
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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 every Tyrolian Village complex, HOA document, IVGID assessment, and STR permit requirement 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 Tyrolian Village?
Compare Tyrolian Village with neighboring Incline Village areas and nearby Nevada Lake Tahoe options. Each card pairs the drive time to Tyrolian Village with the community's price positioning, so you can judge whether an adjacent community buys you a meaningfully different lifestyle.
More Incline Village communities
A–Z INDEX
Which Incline Village and Lake Tahoe Nevada Communities Can You Explore?
Key Nevada-side Lake Tahoe and Incline Village communities — from Tyrolian Village ski-access 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 Tyrolian Village and Incline Village?
These guides extend the research most Tyrolian Village buyers do next — exploring Crystal Bay lakefront options, understanding the broader Incline Village single-family market, and reviewing Nevada Lake Tahoe community comparisons — each written from the same NNRMLS data and primary sources used throughout this page.
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 →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 Tyrolian Village 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 Tyrolian Village 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 / Tyrolian Village). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Tyrolian Village 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 Tyrolian Village (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 Tyrolian Village. 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