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A historic ranch house under bare cottonwoods

Reno · Community guide

Mature landscaping, miles of trails and ponds on Reno's southwest edge.
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Caughlin Ranch is a master-planned community on Reno's west side, built on land that was once part of a pioneer ranch reaching from the Truckee River toward the Carson Range foothills. Its planned unit development was approved in 1987, and today the neighborhood is known locally for its trail network, mature landscaping and foothill views.

This guide covers how Caughlin Ranch is laid out, what kinds of homes you will find, nearby schools, parks and trailheads, and what to weigh before you buy in ZIP 89519. Facts are sourced below; where we could not verify something, we left it out.

ZIP codeMost of the community; confirm by address
89519
Planned unit development approvedWashoe County Planning Commission record
1987
Trails identified in original PUDPer the 1987 PUD, as summarized by Washoe County in 2022
About 20 miles
JurisdictionThe PUD spans both; check each parcel
City of Reno and unincorporated Washoe County
Historic ranch house parkDonated to Washoe County in 1990
Betsy Caughlin Donnelly Park, 30 acres
School district
Washoe County School District

Day to day, Caughlin Ranch reads as a quiet residential area threaded with paths. Neighborhood streets branch off Caughlin Parkway and Village Green Parkway, and many residents walk or bike the trail system rather than drive for short trips.

The ranch history is still visible. The Caughlin family's Italianate ranch house sits in Betsy Caughlin Donnelly Park on Mayberry Drive, and the Steamboat Ditch trail runs along the hillside above the neighborhood.

Shopping needs are covered close by at the Caughlin Ranch Shopping Center, anchored by a Raley's supermarket on Caughlin Parkway. Downtown Reno and Midtown are roughly a 10 to 15 minute drive depending on traffic.

  • Trail-oriented design

    The 1987 plan identified roughly 20 miles of trails. Under a 1987 maintenance agreement, trails within unincorporated Washoe County are owned by the county and maintained by the Caughlin Ranch HOA.

  • Foothill access

    The Michael D. Thompson trailhead for the Hunter Creek Trail is on the neighborhood's west edge and connects to Humboldt-Toiyabe National Forest land and the Mt. Rose Wilderness.

  • Ranch heritage

    The Caughlin Ranch House was added to Reno's Historic Register in 2008. The surrounding 30-acre park includes an irrigated pasture and a small working vegetable farm.

  • Everyday convenience

    A grocery-anchored neighborhood center on Caughlin Parkway, plus quick access to McCarran Boulevard for trips across town.

Inside the Caughlin Ranch master plan

  • Village Green area

    Central Caughlin Ranch along Village Green Parkway, home to Caughlin Ranch Elementary School

    Primarily single-family detached homes, with a mix of lot sizes and some attached product in select subdivisions

    Walkable to the elementary school campus and connected to the internal trail system

    Nearby: Trail connections; Caughlin Ranch Shopping Center is a short drive

    Suits: Buyers who want trail access and a WCSD elementary campus within the neighborhood

  • Upper Caughlin and foothill streets

    Western and higher-elevation sections toward Plateau Road and the Hunter Creek trailhead

    Larger single-family homes, many on sloped lots with valley or mountain views

    Closer to Forest Service trail access; more hillside driving and some steeper streets

    Nearby: Michael D. Thompson trailhead, Steamboat Ditch trail

    Suits: Buyers prioritizing views and direct trailhead access

  • Lower Caughlin near Mayberry Drive

    Northern edge toward Mayberry Drive and the Truckee River corridor

    Single-family homes and some smaller-lot or attached options, varying by subdivision

    Near Betsy Caughlin Donnelly Park, Roy Gomm Elementary and Mayberry Park on the river

    Nearby: Historic ranch house park, Truckee River access at Mayberry Park

    Suits: Buyers wanting river-corridor recreation and a shorter drive to downtown

Weighing a view home up the hill against something closer to Mayberry Drive? We can pull subdivision-level comparables and tour both with you.

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Caughlin Ranch was built out over several decades after the 1987 approval, so buyers will see a range of home ages, styles and finishes. The community is made up of many individual subdivisions, and each can have its own sub-association and rules layered on top of the master HOA.

Pricing in Caughlin Ranch generally sits above the Reno citywide median because of its lot sizes, views and trail setting, but it varies widely by subdivision, elevation and condition. A view home on the upper streets and an older, unrenovated home on a flat lot can be very different price points.

  • Single-family detached

    The dominant housing type, from mid-size tract homes to large custom and semi-custom homes on hillside lots.

  • Attached and smaller-lot homes

    Some subdivisions offer townhome-style or cluster homes with more exterior maintenance handled by an association. Confirm what the dues cover.

  • View and foothill homes

    Homes on upper streets may have Truckee Meadows or Sierra views; slope, drainage and defensible-space requirements deserve extra attention during inspections.

Market snapshot

  • Citywide context: the median sales price for a single-family home in Reno was about $670,000 in May 2026, and $635,000 across Washoe County, per Sierra Nevada REALTORS data reported by News 4.
  • The same May 2026 report described Washoe County inventory as down nearly 25 percent year over year, with less than two months of supply.

What buyers should know

  • Ask for both the master HOA and any sub-association documents, dues and reserve studies before you remove contingencies.
  • Confirm whether the parcel is inside Reno city limits or unincorporated Washoe County; it affects which agency handles permits and some services.
  • On hillside lots, review drainage, retaining walls and wildfire defensible-space conditions with your inspector.
  • Use Caughlin-only comparables. Blending in sales from other parts of 89519 can distort value.

Want master and sub-association dues, recent sales and city-versus-county details laid out before you offer? Ask us for a Caughlin Ranch buyer briefing.

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Caughlin Ranch is served by the Washoe County School District. Caughlin Ranch Elementary School sits inside the community on Village Green Parkway, and other WCSD campuses serving southwest Reno are a short drive away.

  • Washoe County School District (WCSD)

    School district

    The public school district for Reno, Sparks and the rest of Washoe County. Attendance zones are set by address.

  • Caughlin Ranch Elementary School

    Public elementary (PK-5)

    4885 Village Green Pkwy, Reno, NV 89519, per NCES.

  • Roy Gomm Elementary School

    Public elementary (K-5)

    4000 Mayberry Dr, Reno, NV 89519, per NCES.

  • Darrel Swope Middle School

    Public middle (6-8)

    901 Keele Dr, Reno, NV 89509, per NCES.

  • Reno High School

    Public high (9-12)

    395 Booth St, Reno, NV 89509. Founded in 1879; the current campus near Idlewild Park opened in 1951.

Colleges & universities

  • University of Nevada, Reno

    Nevada's land-grant university, founded in 1874, and an R1 Carnegie research university with a 290-acre main campus north of downtown.

School assignments depend on the exact address and can change. Confirm current zoning with the Washoe County School District's Find My Zoned School tool before you rely on it.

Trails and hiking

  • Hunter Creek Trail

    A 5.8-mile out-and-back trail from the Michael D. Thompson trailhead to a waterfall, per Visit Reno Tahoe. Parking fills early on summer weekends.

  • Steamboat Ditch trail

    A hillside ditch trail that links to Hunter Creek; Visit Reno Tahoe notes that starting near Woodchuck Circle and Plateau Road adds about 2 miles.

  • Caughlin Ranch trail system

    Neighborhood paths maintained by the Caughlin Ranch HOA, connecting subdivisions, greenbelts and the school campus.

History and local landmarks

  • Betsy Caughlin Donnelly Park

    30 acres at 3295 Mayberry Dr with the historic ranch house, walking trails, a 20-acre irrigated pasture and a 5-acre vegetable farm operated by Reno Food Systems.

  • Last Chance Ditch

    An 1874 irrigation channel that runs through the park, per Washoe County Parks.

River recreation

  • Mayberry Park

    A Washoe County day-use park at 101 Woodland Ave on the Truckee River with a paved bike path, trails, picnic sites and river fishing access.

  • Caughlin Ranch Shopping Center

    A 113,376-square-foot neighborhood center on Caughlin Parkway anchored by a 50,451-square-foot Raley's, with tenants that have included Starbucks, Anytime Fitness and Wells Fargo.

  • Midtown Reno

    About 1.2 miles of South Virginia Street between Liberty Street and Plumb Lane, with local restaurants, bars and shops. Roughly a 15-minute drive.

  • Downtown Reno and the Riverwalk

    Casinos, restaurants and events along the Truckee River, roughly a 10-minute drive off-peak.

Outdoor access is the main reason many buyers look at Caughlin Ranch. You can reach Forest Service land from the Hunter Creek trailhead without driving across town, and the Truckee River corridor is at the neighborhood's northern edge.

  • Michael D. Thompson Trailhead

    Dedicated in 2008; a short county-owned segment connects to Humboldt-Toiyabe National Forest land, the Mt. Rose Wilderness and the Steamboat Ditch.

  • Betsy Caughlin Donnelly Park

    Open space with walking trails around the historic ranch house.

  • Mayberry Park

    Truckee River access, paved path and picnic areas.

  • Idlewild Park

    A 49-acre city park on the Truckee River toward downtown, with a rose garden, ponds, pool and skate park.

Most residents drive. McCarran Boulevard is the main connector, linking Caughlin Ranch to I-80 to the north and to South Virginia Street and I-580 to the southeast.

Roads & highways

  • McCarran Boulevard (Reno's ring road)
  • Caughlin Parkway and Village Green Parkway (internal collectors)
  • Mayberry Drive toward downtown and the Truckee River
  • I-80 via McCarran for trips to Sparks, Truckee and the Tahoe Reno Industrial Center

Public transit

  • RTC Washoe operates fixed-route bus service across Reno. Service inside Caughlin Ranch is limited, so check the RTC trip planner for the nearest stop to a specific address.

Airports

  • Reno-Tahoe International Airport (RNO) is roughly 15 to 20 minutes away by car. The airport lists 10 airlines and 20-plus nonstop destinations.
Approximate drive times (traffic and weather vary)
Downtown RenoAbout 10-15 minutes (approximate)
University of Nevada, RenoAbout 10-15 minutes (approximate)
Reno-Tahoe International AirportAbout 15-20 minutes (approximate)
Tahoe Reno Industrial Center (USA Parkway)About 40 minutes (approximate)
Incline Village, Lake TahoeAbout 60 minutes (approximate)
Carson CityAbout 45 minutes (approximate)

Caughlin Ranch is primarily residential, so most residents commute elsewhere in the region: downtown and Midtown offices, the university, the medical district, south Reno business parks or the industrial areas east of Sparks.

For a regional employment overview, see our Reno community guide.

  • State income tax

    Nevada's Department of Taxation administers sales, property and business taxes; its list of tax types does not include a personal income tax.

  • Sales tax

    The combined sales tax rate in Washoe County is 8.265 percent (4.6 percent state plus 3.665 percent county), per Avalara's 2026 rate table.

  • Property tax

    Nevada caps annual property tax increases on an owner-occupied primary residence, typically at 3 percent; the Washoe County Assessor's Office explains eligibility and how to apply.

  • HOA dues

    Expect master HOA dues plus, in some subdivisions, a sub-association. Amounts vary by subdivision; verify current figures in the resale package.

  • Landscaping and water

    Mature trees and irrigated yards are part of the appeal, but they add to water and maintenance costs in a high-desert climate.

  • Buyers who want trails outside the front door

    The master plan was designed around a trail network, and the Hunter Creek trailhead is on the community's edge.

  • Buyers looking for HOA-maintained common areas

    The Caughlin Ranch HOA maintains trails and common areas, including county-owned trail segments under a 1987 agreement.

  • Buyers who want to stay close to downtown

    Downtown and Midtown are roughly 10 to 15 minutes away via Mayberry Drive or McCarran Boulevard.

  • Buyers wanting an established setting

    The community has been building out since the late 1980s, so landscaping is mature compared with newer south Reno master plans.

Why people choose Caughlin Ranch

  • Extensive trail system and direct access to Forest Service land
  • Mature landscaping and foothill views in many sections
  • Grocery-anchored shopping center inside the community
  • Short drive to downtown, Midtown and the university
  • An elementary school campus located within the neighborhood

Things to consider

  • Homes span several decades, so updates, roofs and systems vary widely
  • Hillside lots bring slope, drainage and wildfire defensible-space considerations
  • Master and sub-association dues can stack; review both
  • Farther from I-580 and the airport than south Reno communities
  • Trailhead parking and nearby streets can be busy on weekends

Sources & references (21) · researched 2026-09-29
  1. WAB21-0012 Caughlin Parkway staff presentation (background on 1987 Caughlin Ranch PUD) — Washoe County Planning Commission
  2. Caughlin Ranch House — Reno Historical
  3. Betsy Caughlin Donnelly Park — Washoe County Parks and Open Space
  4. Michael D. Thompson Trailhead / Hunter Creek — Washoe County Parks and Open Space
  5. Hunter Creek Trail Is a Local Favorite — Visit Reno Tahoe
  6. Mayberry Park — Washoe County Parks and Open Space
  7. ShopOne Acquires 113,376 SF Shopping Center in Reno for $18M — REBusinessOnline
  8. Idlewild Park (Reno, Nevada) — Wikipedia
  9. Historic MidTown tour — Reno Historical
  10. Reno High School — Wikipedia
  11. Search for Public Schools: ZIP 89519/89509 results — National Center for Education Statistics
  12. Our Schools / Find My Zoned School — Washoe County School District
  13. Find My Zoned School (interactive map) — Washoe County School District
  14. About the University — University of Nevada, Reno
  15. Washoe County median home price hits $635,000 in May amid scarce listings — News 4 / KRNV (citing Sierra Nevada REALTORS)
  16. Washoe County sales tax rate — Avalara
  17. Tax Types — Nevada Department of Taxation
  18. Washoe County Assessor (tax cap information) — Washoe County Assessor's Office
  19. Reno-Tahoe International Airport — Reno-Tahoe Airport Authority
  20. Maps & Schedules — RTC Washoe
  21. OSRM routing engine (OpenStreetMap data), used for approximate off-peak drive estimates — Project OSRM

Information is believed accurate as of the research date but can change. Verify school assignments, fees and market data before making decisions.

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Listing data from the Northern Nevada Regional MLS Broker Reciprocity Program. Listings held by brokerage firms other than NV Ball RE Group are marked with the listing office name. Information deemed reliable but not guaranteed.

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