$81M+ Closed in 2026: Actual Ultra-Luxury Real Estate Experience in Incline Village

More than $81 million in closed Nevada residential real estate sales as of September 2026. Four record-setting Incline Village transactions. Multiple eight-figure sales.

2026 market results from Mary Kleingartner & Ryan Mitchell, Compass | September 2026 production milestone

As of September 2026, Mary Kleingartner and Ryan Mitchell of Compass had closed more than $81 million in Nevada residential real estate sales year to date, with significant production in Incline Village and Lake Tahoe’s Nevada luxury market.

Those results are based on completed transactions, not projected production. Their 2026 closed sales include transactions documented through the Incline Village REALTORS® MLS (IVR MLS) and Northern Nevada Regional MLS (NNRMLS), together with a confidential $17.5 million private off-market sale.

That $81 million-plus figure represents completed, closed transactions only, as reported in September 2026. It does not include pending sales, properties under contract, active listings or projected future volume.

But $81 Million Isn’t the Most Important Number

Sales volume tells you how much real estate an agent has sold. It doesn’t necessarily tell you what kind of real estate they’ve sold, how difficult those transactions were or whether their work actually moved the market.

That’s where our 2026 results become more interesting.

Our closed sales in 2026 include multiple eight-figure transactions and four separate record-setting sales across the Incline Village luxury market. Those records span very different neighborhoods, property types and price points.

They include a confidential Eastern Slope transaction at $17.5 million and approximately $2,462 per square foot, establishing a new benchmark for off-lake residential real estate in Incline Village and Northern Nevada.

They also include 539 Cole Circle at $9.25 million and approximately $1,874 per square foot, establishing a price-per-square-foot record across Lower Tyner, Upper Tyner and Ponderosa, along with record-setting results in the Apollo and Jennifer neighborhoods.

That’s why we believe the transactions behind a production number matter far more than the number by itself.

Four Records Across Four Different Parts of the Market

Confidential Eastern Slope Sale — $17.5 Million | Approximately $2,462/SF
A new price-per-square-foot benchmark for off-lake residential real estate in Incline Village and Northern Nevada.

539 Cole Circle — $9.25 Million | Approximately $1,874/SF
A record price per square foot across Lower Tyner, Upper Tyner and Ponderosa.

823 Ellen Court — $4.3 Million
A record price-per-square-foot result for a residential property under one acre in Incline Village’s Jennifer neighborhood.

987 Wander Way — $4.1 Million
A record-setting residential sale in Incline Village’s Apollo neighborhood.

Those four properties are very different from one another. That’s what makes the pattern significant.

Setting a Record Requires More Than Finding a Buyer

A record sale doesn’t happen simply because a seller owns a beautiful home. The property has to support the value, but the strategy surrounding it matters enormously.

We have to understand where the property belongs in the market, identify the characteristics buyers will value most, present those characteristics at the highest level, reach the right audience and negotiate from a position that protects the premium we’ve worked to establish.

Sometimes that means looking beyond the most obvious neighborhood comparables. A sophisticated buyer may be comparing the property with completely different opportunities elsewhere in Incline Village, around Lake Tahoe or even in other resort markets.

And sometimes it means having enough confidence in the property and the market to know when not to give ground.

Actual Experience at the Ultra-Luxury Level

The term “luxury real estate” gets used pretty loosely. Representing an extraordinary Lake Tahoe property at $10 million, $15 million or beyond requires a very different level of experience than simply marketing an expensive home.

The buyer pool becomes smaller. Valuation becomes more nuanced. Comparable sales may be limited or imperfect. Privacy and discretion become increasingly important. Buyers and sellers may be working alongside attorneys, wealth advisors, business managers, architects, builders and other professionals. And a relatively small percentage difference in a negotiation can represent hundreds of thousands of dollars.

Our significant completed transactions include the confidential $17.5 million Eastern Slope sale, the $13.8 million sale of 260 North Lake Circle and the $10.3 million sale of 1042 Lakeshore Boulevard, which closed in 2025.

Our broader transaction history also includes the approximately $46 million combined lakefront estate sale involving 575 and 573 Lakeshore Boulevard, comprising the $41 million sale of 575 Lakeshore Boulevard and the $5 million sale of 573 Lakeshore Boulevard, as well as the $26 million sale of 947 Lakeshore Boulevard.

These aren’t theoretical luxury credentials. They’re closed transactions.

What Changes at $10 Million and Above?

At this level, almost everything becomes more property-specific. A lakefront estate, extraordinary off-lake property, newly constructed home or irreplaceable parcel can have characteristics that simply don’t exist elsewhere in the market.

That means valuation requires more than pulling recent sales and calculating an average price per square foot. We look at scarcity, replacement difficulty, architecture, construction quality, land, views, privacy, lake access, setting, development potential and, perhaps most importantly, what alternatives a qualified buyer actually has at that moment.

Because the question at the ultra-luxury level often isn’t, “What did the house next door sell for?”

It’s, “If I don’t buy this, when will I have another opportunity to own something like it?”

The Buyer Is Different Too

Ultra-luxury buyers are often sophisticated consumers of real estate. Many own multiple properties and may have purchased and sold significant real estate in other luxury markets. They may arrive with advisors, attorneys, business managers, architects, designers, builders or other professionals involved in the decision.

They can recognize quality, and they’re often very good at recognizing when something is being oversold.

That changes the way we market. The goal isn’t to use increasingly extravagant adjectives to convince someone that a property is special. The goal is to understand exactly why it’s special and communicate that value clearly enough that a sophisticated buyer reaches the same conclusion.

Discretion & Negotiation Are Part of the Job

Not every important luxury transaction is meant to become a headline. Some sellers want maximum public exposure. Others value privacy and discretion above almost everything else.

Our business has included confidential and highly discreet transactions where protecting the client’s privacy was every bit as important as protecting the economics of the deal. That requires knowing when broad exposure benefits a property and when a more targeted approach is appropriate.

Negotiation matters just as much. On a $15 million transaction, a 2% difference is $300,000. On a $10 million transaction, it’s $200,000.

Knowing when to push, when to hold, when a buyer is testing the seller’s resolve and when a particular term matters more than the headline price can materially affect the outcome. Strong negotiation doesn’t require theatrics. Some of the best negotiations are calm, professional and almost invisible from the outside.

Local Knowledge Still Matters at the Highest Level

The more expensive the property, the easier it can be to assume that luxury real estate becomes less local. In Lake Tahoe, we think the opposite is true.

A lakefront estate on Lakeshore Boulevard isn’t valued the same way as an Eastern Slope property with a panoramic lake view. Lower Tyner doesn’t behave exactly like Upper Tyner. Ponderosa has its own characteristics. Jennifer, Apollo, Mill Creek, Lakeview and the other neighborhoods of Incline Village each have nuances that influence how buyers perceive value.

A particular street may have better sun. One side may have substantially better views. A property may feel significantly more private than another home only a few doors away. Two lots with nearly identical acreage may have dramatically different development possibilities.

At the luxury level, knowing Incline Village isn’t simply knowing the neighborhoods. It’s understanding why one property within a neighborhood may deserve to trade very differently from another.

More Than Two Decades of Local Perspective

Mary Kleingartner has called Incline Village home since 2002, when she moved to Lake Tahoe as a ski racing coach. Ryan Mitchell is a lifelong Incline Village resident.

That history gives us a perspective that can’t be recreated by studying recent sales data. We’ve watched homes change hands, neighborhoods evolve, older properties become extraordinary new residences and buyer expectations shift substantially over time.

We’ve also seen the difference between properties that looked similar on paper but performed very differently in the market. That context becomes particularly valuable when a property is unusual enough that the most obvious comparable sales don’t tell the whole story.

Understanding the Land Underneath the House

In Tahoe, the house itself is only part of the real estate.

Coverage, topography, setbacks, existing improvements, site constraints and TRPA considerations can materially affect what a property is today and what it may be capable of becoming tomorrow.

Ryan’s experience with development and the Tahoe Regional Planning Agency (TRPA) entitlement process brings another layer to how we evaluate properties, particularly when we’re dealing with new construction, redevelopment opportunities, older homes or parcels where future potential is an important part of the value.

We don’t replace architects, engineers, land planners, builders or TRPA professionals. We do know when the right question needs to be asked and when the right expert needs to be brought into the conversation.

Local Knowledge & Ultra-Luxury Reach Aren’t Opposites

The strongest representation at this level requires both.

A luxury property needs exposure beyond Incline Village. The eventual buyer may come from California, another state or somewhere much farther away. Marketing and relationships need to extend well beyond the Tahoe Basin.

But when that buyer becomes serious, the conversation becomes intensely local again: Why this street? Why this view? Why this parcel? Why is this home worth substantially more than another property that appears similar online?

National and international exposure can bring a buyer to Lake Tahoe. Deep local knowledge helps establish why a particular property is worth buying once they get here.

A Documented History of Lakefront Experience

Our four record-setting Incline Village sales in 2026 are important, but they aren’t the beginning of our ultra-luxury experience and they don’t tell the entire story.

Over the years, we’ve represented buyers and sellers in significant direct lakefront and lakefront-adjacent transactions throughout Incline Village and Crystal Bay, including properties on Lakeshore Boulevard, Shoreline Circle, North Lake Circle, Debra Lane, Pinecone Circle and Vivian Lane.

Our completed direct lakefront transaction experience includes 575 Lakeshore Boulevard, 573 Lakeshore Boulevard, 947 Lakeshore Boulevard, 93 Shoreline Circle, 260 North Lake Circle and 216 North Lake Circle. These properties are directly on Lake Tahoe, rather than simply offering nearby beach access.

At 260 North Lake Circle and 216 North Lake Circle, our experience includes representing clients on both the purchase and subsequent sale.

Our completed transactions also include the following lakefront-adjacent properties with access to small private beaches reserved for homeowners on their respective streets:

• 1550 Debra Lane — A lakefront-adjacent property with access to a small private beach reserved for homeowners on Debra Lane.
• 1630 Pinecone Circle — A lakefront-adjacent property with access to a small private beach reserved for homeowners on Pinecone Circle. Our experience includes representation on both the purchase and subsequent sale.
• 1570 Vivian Lane — A lakefront-adjacent property with access to a small private beach reserved for homeowners on Vivian Lane. Our experience includes representation on both the purchase and subsequent sale.

These distinctions apply to the specific properties we represented, not to every home on those streets. Debra Lane, Pinecone Circle and Vivian Lane also include homes that are directly lakefront. The properties identified above are lakefront-adjacent, with access to their respective streets’ private beaches.

Beach access arrangements are property-specific and should not be confused with direct lakefront ownership or interpreted as a representation of deeded or automatically transferable beach rights.

That experience includes major direct lakefront estates, properties with private neighborhood beach access, exceptional off-lake residences, new construction, confidential transactions and properties where scarcity itself is a significant component of value.

These aren’t simply claims of lakefront experience. They’re completed transactions.

A significant Incline Village lakefront property can involve an entirely different set of considerations than a newly constructed Eastern Slope estate. A Crystal Bay lakefront may present different questions again. Shoreline, pier and buoy rights, privacy, redevelopment potential, existing improvements, land-use considerations, inspections, valuation and the rarity of the underlying parcel can all become part of the conversation.

Knowing which details matter, and when they matter, comes from having worked through these transactions before.

What This Experience Means for Our Clients

Production numbers, record sales and eight-figure transactions are impressive on paper. But none of them matter unless that experience translates into better representation for the next client.

A seller with an exceptional Incline Village or Crystal Bay property isn’t hiring us simply because we surpassed $81 million in closed Nevada residential sales by September 2026. They’re hiring the experience behind that number.

They’re hiring agents who have already sat across the table in significant negotiations, marketed properties to a sophisticated buyer pool, worked through complicated due diligence, handled confidential transactions, established values beyond historical neighborhood benchmarks and successfully closed at the highest levels of the Lake Tahoe market.

For Sellers, the Goal Isn’t Simply to Get the Property Sold

There can be an enormous difference between selling a luxury home and maximizing what the market is willing to pay for it.

If a home has no perfect comparable, pricing it according to an average can leave significant value on the table. If the marketing doesn’t communicate why the property is different, buyers may never understand the premium. And if the negotiation isn’t handled correctly once the right buyer appears, months of careful positioning can be undermined very quickly.

Our four record-setting sales in 2026 are meaningful for exactly that reason. We’ve helped establish new market benchmarks.

That doesn’t mean every property should be priced for a record. It means we know what it takes to recognize when a property may be capable of outperforming its historical comparables and how to build a strategy around that opportunity.

For Buyers, Experience Works Differently

Our job when representing a buyer isn’t to sell them a house. It’s to help them determine whether they should buy it.

At the ultra-luxury level, we look beyond the presentation and ask what is actually driving the value. Is the lakefront exceptional? Are the shoreline, pier, beach, privacy, views, lot, architecture and improvements truly difficult to replicate? Is the price supported by the property, or simply by the seller’s expectations?

We’re also thinking about what may matter years from now. What can’t be changed? What can? What might be expensive or difficult to modify? What deserves further investigation? And how does this opportunity compare with other significant properties we’ve seen trade throughout Incline Village and Crystal Bay?

Having actually closed ultra-luxury direct lakefront, lakefront-adjacent, off-lake, new-construction and record-setting transactions gives us a much broader frame of reference for answering those questions.

At This Level, Your Agent Is Part of the Risk Management

A multimillion-dollar real estate transaction involves far more than the purchase price. There are contractual terms, timelines, inspections, title, insurance, financing or proof of funds, property-specific due diligence, potential land-use questions and sometimes attorneys and other professional advisors involved along the way.

No real estate agent replaces those specialists. But an experienced agent should understand enough to recognize when something deserves additional attention, know who needs to be involved and keep all of those moving pieces coordinated without losing sight of the client’s negotiating position.

The higher the stakes and the more irreplaceable the real estate, the less room there is for learning on the job.

The Difference Between Claiming Luxury and Working in It

Luxury real estate isn’t a title you give yourself. It’s a level of experience you build transaction by transaction.

It’s developed by representing exceptional properties, working with sophisticated buyers and sellers, navigating complicated negotiations, understanding highly individual real estate, protecting confidentiality, solving problems when the stakes are significant and getting transactions successfully across the finish line.

That’s why we believe the best measure of experience is the work itself.

Extraordinary Properties Deserve Extraordinary Representation

The most significant properties in Incline Village, Crystal Bay and Lake Tahoe aren’t simply more expensive versions of ordinary real estate. They’re often irreplaceable assets.

A rare lakefront parcel. A private pier and sandy beach. An extraordinary Eastern Slope estate. A new-construction home capable of resetting a neighborhood benchmark. A property with development potential that isn’t immediately obvious. A residence so individual that there may be no truly comparable sale.

Properties like these shouldn’t be represented with a formula. They require judgment, sophisticated marketing, access to the right buyer audience and negotiating experience capable of protecting the value of the asset.

The highest tiers of Lake Tahoe real estate are not where an agent should be learning how ultra-luxury transactions work. That experience should already be there.