The story of this market
The typical home in Washoe County, Nevada sells for about $603,298, or $345 per square foot.
Prices are up +3.1% from a year ago, so sellers still have some momentum. Homes take about 52 days to sell. Over the long run, values in this county have grown 209% since 2000. Last year 74 of 104 neighborhoods saw prices rise, so the story isn't the same street to street. HUD's fair market rent for a two-bedroom is $1,837 a month.
HUD sets the fair market rent for a 2-bedroom at $1,837 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
0%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2005 (+30.5%). Worst: 2009 (-19.7%). Hover to read a year.
Monthly price momentum
Home values since 2015
-0.3%
NV · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$2,452
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
0%
2025 change
FHFA repeat-sales index, median of 104 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
53
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $291,139,355.
Mortgage activity
Home lending in this county
79.3%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 29828 | 15826 | 79.3% | 7.2% | $345,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Washoe County, Nevada
The Washoe County housing market remains characterized by low inventory and steady demand, which continues to support price appreciation despite higher interest rates. While sales volume has moderated, the lack of supply keeps the market competitive for buyers. The regional economy's diversification is providing a stable foundation for long-term housing demand.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: median price corroborated by the published ten-year series (2026) (within 12.5%).
Select a city to expand its ZIP intel reports beneath · 7 cities · 22 ZIP reports
Median prices moved up 0.9% year over year.
Homes spend a median of 55 days on market with 0.1 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 30.33% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 9.5% — a stable, low-distress profile.
Owned and leased federal assets with active or excess status, per the General Services Administration's Real Estate Across the United States inventory (read 2026-09-25). A federal footprint read on this county — not a market valuation, and never an attribute of any individual property or tenant.
Deterministic aggregate of 22 researched ZIP reports — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Washoe County, Nevada — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Each property observation weighs one in its ZIP's deterministic roll-up — property-level records (taxes, scores, permits) never roll individually. Latest property research run Oct 13, 2026.
researched Sep 25
researched Sep 25
researched Sep 25
researched Oct 8
researched Sep 25
researched Sep 25
researched Sep 25
researched Sep 25
researched Sep 25
researched Oct 4
| 89405 | — | $576,359 | $334 | +8.7% | 44 | 100% | — | 4 | 924 | $1,850 | researched Sep 25 |
| 89412 | Gerlach-Empire | $692,500 | $340 | +8.2% | 40 | 99% | 17% | 3.8 | 1,399 | $1,850 | researched Sep 25 |
| 89424 | Nixon | $576,359 | $334 | +8.7% | 44 | — | — | 4 | 924 | $1,837 | researched Sep 25 |
| 89431 | Sparks | $404,752 | $278 | +1.6% | 45 | 100% | — | — | 102 | $875 | researched Oct 8 |
| 89433 | Sun Valley | $395,000 | $315 | +4.5% | 48 | 98.5% | 22% | 3.9 | 142 | $1,850 | researched Sep 25 |
| 89434 | Lockwood | $462,500 | $302 | +5.1% | 39 | — | — | 1 | 60 | $2,100 | researched Sep 25 |
| 89436 | Sparks | $595,000 | $293 | +1% | 65 | — | — | — | 45 | $2,617 | researched Sep 25 |
| 89441 | Sparks | $750,000 | $312 | +10.5% | 87 | 99% | 17% | 0.7 | 47 | $2,610 | researched Sep 25 |
| 89442 | Wadsworth | $585,000 | $303 | +0.9% | 36 | 98.5% | 13% | 4.1 | 2,600 | $2,600 | researched Sep 25 |
| 89450 | Incline Village-Crystal Bay | $2,150,000 | $753 | +2.4% | 48 | 97.5% | 15% | 4.2 | 12 | $3,800 | researched Oct 4 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Crime rates in Washoe County are generally consistent with regional averages for urbanized areas in the Intermountain West, with property crime remaining the primary concern in the Reno-Sparks core.
The county is served by the Washoe County School District, which maintains a diverse range of academic performance levels across its schools, with higher-performing institutions generally concentrated in suburban areas.
The region faces significant wildfire risks during summer months and is subject to high-wind events, which influence property insurance premiums and availability.
Economic momentum is driven by the expansion of the Tahoe-Reno Industrial Center, a growing technology sector, and the continued diversification of the regional economy beyond gaming and tourism.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Nevada) — Disabled Veterans Property Tax Exemption: Provides a partial exemption from property taxes based on the veteran's disability rating, which is applied to the assessed value of the property. State (Nevada) — Nevada Property Tax Assessment and Levy: Property tax is calculated using the formula: (Taxable Value * 0.35) * Tax Rate = Total Property Tax. Taxable value is determined by county assessors, and the assessment ratio is fixed at 35% of taxable value.
The economy is anchored by the gaming, tourism, and logistics sectors, with significant recent growth in technology and manufacturing industries.
The county is served by the I-80 and US-395 corridors, providing critical regional connectivity, alongside the Reno-Tahoe International Airport.
The Washoe County Assessor performs annual assessments based on the taxable value of land and the replacement cost of improvements, less depreciation.
The county includes various special districts for flood control, water management, and fire protection, which are funded through property tax levies.
Property insurance markets are tightening due to increased wildfire risk, leading to higher premiums and stricter underwriting requirements for homeowners.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A world-renowned alpine lake offering year-round recreation including skiing, boating, and hiking, serving as a primary regional draw.
Provides a central greenbelt and recreational corridor through Reno, featuring parks, walking paths, and whitewater rafting opportunities.
A major cultural attraction in downtown Reno housing a significant collection of historic vehicles.
Data retrieved from data.census.gov
applies when — Parcels owned by qualifying disabled veterans or their surviving spouses
Provides a partial exemption from property taxes based on the veteran's disability rating, which is applied to the assessed value of the property.
NRS 361.091.
Property tax is calculated using the formula: (Taxable Value * 0.35) * Tax Rate = Total Property Tax. Taxable value is determined by county assessors, and the assessment ratio is fixed at 35% of taxable value. Tax rates are set by local governments and overlapping special districts.
NRS Chapter 361; formula established in NRS 361.225 and NRS 361.227.
Allows for non-judicial foreclosure. The process requires a Notice of Default and Election to Sell, followed by a 3-month waiting period before a Notice of Sale can be issued. A Notice of Sale must be served at least 60 days before the trustee sale.
Governed by NRS Chapter 107.
applies when — Parcels located within a Common-Interest Community (HOA)
Sellers must provide a resale package to buyers. The association may place a lien on the property for unpaid assessments, which can lead to foreclosure. Sellers must obtain a 'statement of demand' for outstanding fees.
NRS Chapter 116; disclosure requirements updated periodically.
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.