The story of this market
The typical home in ZIP 89433 sells for about $395,000, or $315 per square foot.
Prices are up +4.5% from a year ago, so sellers still have some momentum. Homes take about 48 days to sell. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 89433 — Sun Valley
The 89433 housing market remains stable with moderate price appreciation driven by regional employment growth in the Reno-Sparks corridor. While inventory remains tight, the market is seeing a balance between buyer demand and available supply, keeping price growth in line with broader regional trends.
This ZIP code is best suited for budget-conscious family buyers and commuters who work in the Reno-Sparks industrial sector. It offers a more affordable entry point into the regional housing market compared to central Reno or newer master-planned communities.
Median prices moved up 4.5% year over year.
Homes spend a median of 48 days on market with 3.9 months of supply — a fast-moving market.
22% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 4.8% · poverty 17.0% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 9.8%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 89433, Washoe County NV
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in Sun Valley are generally higher than the national average, with property crime being the primary concern. The area experiences higher incident rates compared to more affluent suburban pockets of the Reno-Sparks metropolitan region.
Schools serving the 89433 ZIP code are part of the Washoe County School District, which faces challenges with resource allocation and student performance metrics. Most local schools maintain average to below-average ratings on state accountability scales.
The area is subject to high wildfire risk common to the Great Basin and Sierra Nevada foothills, necessitating careful insurance planning. Flood risk is generally low, though localized drainage issues can occur during heavy seasonal precipitation.
Economic momentum is driven by the nearby Tahoe-Reno Industrial Center and the broader Reno-Sparks logistics and manufacturing corridor. Infrastructure development is focused on expanding arterial road capacity to accommodate the growing commuter population.
Property taxes are assessed by Washoe County based on a formula involving the taxable value of land and improvements, subject to state-mandated caps on annual increases. There is no state personal income tax in Nevada, which benefits residents across all income brackets.
Residents primarily commute via Sun Valley Boulevard toward downtown Reno and Sparks, with average travel times around 26 minutes. Public transit options are limited, making personal vehicle ownership essential for most workers.
The area features access to local parks and open space trails in the surrounding hills, providing opportunities for hiking and mountain biking. Shopping and dining amenities are concentrated along the Sun Valley Boulevard corridor, with larger retail hubs located in nearby Sparks.
The rental market is characterized by high demand from working-class families and commuters, leading to steady rent growth. Vacancy rates remain low due to a limited supply of new multi-family housing developments in the immediate ZIP code.
The economy is heavily influenced by the logistics, manufacturing, and warehousing sectors located in the nearby Reno-Sparks industrial corridor. Major employers include regional distribution centers and service-oriented businesses.
The area relies on highway corridors connecting to Reno and Sparks, with limited public transit infrastructure. Commute patterns are heavily oriented toward the employment hubs in the Truckee Meadows.
Development is primarily focused on infill residential projects and small-scale commercial expansion along the main transit corridors. There are no major large-scale master-planned communities currently under construction within the ZIP.
The Washoe County Assessor manages property valuations, utilizing a mass appraisal system to determine taxable values annually. Assessments are subject to state-level oversight and legislative caps on tax bill growth.
Parcels are subject to Washoe County School District taxes and various local utility and fire protection district assessments. No major MUDs or PIDs are currently active in this established area.
Property insurance premiums are rising due to regional wildfire risk and increased replacement costs. Homeowners are encouraged to maintain defensible space to mitigate risk and maintain insurability.
Data retrieved from Census Reporter and Data Commons ZCTA profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Provides local recreational space and sports fields for residents.
The primary commercial artery serving the local population with essential services.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.