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Sunset over the mountains and a valley lake

North Valleys · Community guide

High-desert value in the North Valleys with wide skies and quick access to US-395.
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Cold Springs sits in its own high-desert valley along US-395, roughly 20 miles north of downtown Reno and close to the California line. Washoe County's planning documents describe it as a community in transition from rural to suburban, built around the seasonal White Lake Playa and ringed by ridgelines and public land.

For buyers, Cold Springs offers two distinct experiences in one ZIP code (89508): older subdivisions with horse-friendly lots and a more rural feel, and the newer, planned Woodland Village area with parks and open-space corridors. The trade-off for the space and views is a highway commute into Reno, which is why the US-395 widening matters here.

Population2020 U.S. Census (Cold Springs CDP)
10,153
ZIP code
89508
Distance to downtown RenoPer Washoe County Cold Springs Area Plan
About 20 miles
Freeway access
US-395, exits 80 and 83
ElevationValley floor; varies by location
About 4,900-5,000 ft
Sales tax (Washoe County)Nevada Dept. of Taxation
8.265%

Cold Springs is a residential valley first. Most daily errands can be handled locally or in nearby Stead, while larger shopping, hospitals and employment centers are a drive down US-395 into Reno.

Washoe County's area plan highlights what residents value: open space, dark night skies, the White Lake Playa, and access to surrounding Bureau of Land Management and U.S. Forest Service land. The same plan notes the community has been growing steadily rather than explosively.

The valley is a closed hydrographic basin, meaning runoff collects in low areas, primarily the White Lake Playa. That shapes local drainage, flood-control rules and how new development is reviewed.

  • Two different housing patterns

    Older Cold Springs has 1/3-acre to 5-acre lots, some with horses and a more rural street character. Woodland Village, approved in 2000, is a planned community with a town center, parks and open-space spokes.

  • Public land at the edges

    BLM and Forest Service lands around the valley are used for hiking, off-road riding and wildlife viewing, and Peavine Mountain's trail network is on the south side of the valley.

  • Commute corridor improvements

    NDOT's Phase 1 US-395 widening from McCarran Blvd. to Golden Valley was reported 95% complete in July 2026, with Phase 2 to Stead Blvd. scheduled to begin that month.

  • Local park and community center

    Washoe County's Cold Springs Park on White Lake Parkway has a reservable community center, playgrounds, courts, a skate park and a walking path.

Established valley neighborhoods

  • Older Cold Springs (south and central valley)

    Around White Lake Parkway and the northern edge of the White Lake Playa

    Mostly 1/3-acre lots platted from the 1970s through the 1990s, plus some older 1-acre and 5-acre parcels; a mix of site-built and manufactured homes

    Washoe County describes this area as suburban in density but rural in feel, with gravel driveways, open ditches, little street lighting and some horse boarding

    Nearby: Close to Cold Springs Park and community center

    Suits: Buyers who want a larger lot, fewer HOA restrictions, or room for animals where zoning allows

  • Larger-lot rural areas (e.g., Little Valley Road area)

    Edges of the valley toward surrounding ridgelines

    Large-lot rural parcels; wells and septic are common on rural parcels, so verify utilities for each property

    Open views, more distance between neighbors, direct proximity to public land

    Suits: Buyers seeking acreage and privacy within about half an hour of Reno

Planned community

  • Woodland Village ("new" Cold Springs)

    Northern Cold Springs Valley

    Approximately 2,028 planned residential lots laid out in a circular pattern; common open space means individual lots are smaller than 1/3 acre

    More typical suburban layout with open-space paths linking neighborhoods to a small town center

    Nearby: Town center, a school site, three parks and athletic fields per the county area plan; its own Village Planning Association and CC&Rs

    Suits: Buyers who want newer construction, parks and paths, and an HOA-managed neighborhood

Deciding between older Cold Springs and Woodland Village? We can walk you through lot size, HOA and utility differences street by street.

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Housing in Cold Springs is predominantly single-family. Buyers will find a wide spread in age, lot size and construction type, from older homes on horse-friendly parcels to newer tract homes in Woodland Village.

Because Cold Springs is split between unincorporated Washoe County and areas within the City of Reno (the White Lake Playa area, for example), jurisdiction, zoning and some services vary by parcel. Confirm which applies before you plan improvements or animal keeping.

  • Newer single-family (Woodland Village)

    Planned-community homes on compact lots with HOA governance and shared open space.

  • Established single-family

    1/3-acre lots in older subdivisions, often with fewer HOA rules.

  • Manufactured homes on land

    Found in parts of older Cold Springs; financing and insurance rules differ from site-built homes.

  • Rural acreage

    Larger parcels at the valley edges; check wells, septic, access and water rights.

Market snapshot

  • We did not publish a median price here because we could not verify a current figure across two reliable sources as of September 2026. Ask us for a same-week MLS snapshot for the specific part of Cold Springs you are considering.

What buyers should know

  • Check FEMA flood zone status and drainage for homes near the White Lake Playa or low-lying areas; the valley is a closed basin.
  • Confirm whether the parcel is in unincorporated Washoe County or the City of Reno, since that affects zoning, permits and services.
  • In Woodland Village, review the CC&Rs, HOA budget and any patrol or assessment fees in the resale package.
  • For manufactured homes, confirm the home is permanently affixed and titled as real property if you plan to use conventional or government-backed financing.
  • Ask about the water provider and sewer versus septic for the specific address; service differs across the valley.
  • Test your commute at peak hours on US-395 while construction phases continue.

Want current Cold Springs pricing? Ask us for a same-week market snapshot for the area you are considering.

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Cold Springs is served by the Washoe County School District (WCSD). Several district schools are located in the valley itself.

  • Washoe County School District

    School district

    Public K-12 district serving Reno, Sparks and unincorporated Washoe County.

  • Gomes Elementary School

    Public elementary (WCSD)

    3870 Limkin St., Reno, NV 89508.

  • Inskeep Elementary School

    Public elementary (WCSD)

    18001 Briar Drive, Reno, NV 89508; opened in August 2021 to relieve crowding at North Valleys elementary schools.

  • Cold Springs Middle School

    Public middle school (WCSD)

    18235 Cody Court, Reno, NV 89508.

  • North Valleys High School

    Public high school (WCSD)

    Located on E. Golden Valley Rd. in Reno's North Valleys; built in 2001.

Colleges & universities

  • University of Nevada, Reno

    Main campus is north of downtown Reno, reached via US-395.

  • Truckee Meadows Community College

    Main campus in north Reno off US-395.

School zoning changes over time, and WCSD adjusted Cold Springs elementary boundaries when Inskeep Elementary opened. Always confirm the assigned schools for a specific address with WCSD's school locator before you buy.

Outdoors

  • Peavine Mountain

    Hiking, mountain biking and off-highway vehicle routes on the mountain that separates the North Valleys from Reno.

  • Surrounding BLM and Forest Service land

    Open public land around the valley used for hiking, riding and wildlife viewing.

  • White Lake Playa

    A seasonal lake of varying size and the valley's main landmark; best appreciated from nearby roads and ridgelines.

Community

  • Cold Springs Park and Community Center

    Reservable community center with kitchen, plus courts, playgrounds, a skate park and a youth baseball/soccer field.

Regional day trips

  • Downtown Reno

    Dining, the Riverwalk and events, about a half-hour drive.

  • Reno-Stead Airport area

    General-aviation airport nearby in Stead; it hosted the National Championship Air Races through 2023, which was announced as the final year there.

  • Village Parkway and White Lake Parkway

    Washoe County identifies these corridors, and the Woodland Village town center, as the valley's local commercial areas. Businesses are mostly small and locally owned.

  • Bordertown exit (US-395 exit 83)

    Commercial and tourist-commercial uses cluster near this interchange at the north end of the valley.

  • Stead and north Reno

    More grocery, big-box and dining options are a short drive south on US-395.

Cold Springs is surrounded by open land, which is a major reason buyers look here. Access to public land is something the community has consistently asked the county to preserve.

High-desert conditions mean wind, dust and wildfire season are part of life; defensible space around homes on the valley edges matters.

  • Cold Springs Park

    3355 White Lake Parkway; turf areas, group picnic areas, playgrounds, basketball and volleyball courts, horseshoe pits, skate park and walking path.

  • Peavine Mountain trails

    Singletrack and OHV routes, with the most-developed trailheads on the Reno side.

  • Woodland Village parks

    Neighborhood parks and open-space paths within the planned community.

US-395 is the lifeline. It runs through the middle of the valley, with interchanges at exits 80 and 83, and carries Cold Springs traffic south through Stead and Lemmon Valley into Reno.

NDOT's Phase 1 widening (McCarran Blvd. to Golden Valley, about $185 million) was reported 95% complete in July 2026. Phase 2, about three miles from Golden Valley to Stead Blvd. (about $127 million), was scheduled to begin in July 2026 and finish in early 2028.

Roads & highways

  • US-395 north to Susanville and south to Reno and I-80
  • Village Parkway and White Lake Parkway, the main local roads

Public transit

  • Public transit is limited in Cold Springs; most residents drive. Check RTC Washoe for current routes serving the North Valleys.

Airports

  • Reno-Tahoe International Airport (RNO), south of downtown Reno
  • Reno-Stead Airport, a nearby general-aviation field
Approximate drive times (traffic and weather vary)
SteadAbout 10 minutes
Downtown RenoAbout 25-30 minutes
Reno-Tahoe International AirportAbout 30 minutes
Tahoe-Reno Industrial Center (TRIC)About 45-55 minutes

Most Cold Springs residents commute into the Reno-Sparks job market. Closer to home, the Stead area and North Valleys have industrial and distribution employment, and the county area plan notes small-scale industrial uses along the railroad and White Lake Parkway.

For a broader look at the regional economy, see our Reno guide.

  • Stead / North Valleys industrial areas

    Warehousing, logistics and manufacturing a short drive south.

  • Reno employment centers

    Downtown, the University of Nevada, Reno, and regional hospitals via US-395.

  • Taxes

    Nevada has no state personal income tax. Washoe County's combined sales tax rate is 8.265%.

  • Commuting

    Plan for fuel and time costs of a daily US-395 commute if you work in Reno or Sparks.

  • HOA fees

    Common in Woodland Village; many older Cold Springs homes have no HOA. Confirm in the listing and resale package.

  • Utilities

    Water and sewer providers vary by area. Rural parcels may rely on a private well and septic system.

  • Insurance

    Wildfire exposure on the valley edges and flood zones near the playa can affect insurance availability and cost; get quotes early.

  • Buyers who want more house or lot for the money

    Cold Springs offers suburban and rural lots farther from the urban core than central Reno neighborhoods.

  • Buyers who want room for horses or animals

    Parts of older Cold Springs were subdivided with equestrian use in mind; confirm zoning for each parcel.

  • Buyers who work in the North Valleys or Stead

    Short drive to North Valleys employment areas.

  • Buyers seeking open-space and public-land access

    The valley is surrounded by BLM and Forest Service land.

Why people choose Cold Springs

  • Open views, dark skies and surrounding public land
  • Choice between rural-feeling older lots and a planned community
  • Local park, community center and schools within the valley
  • Commute corridor improvements underway on US-395

Things to consider

  • Most jobs and major services require a US-395 drive
  • Closed-basin drainage: check flood zones near the White Lake Playa
  • Wind, dust and wildfire exposure typical of the high desert
  • Jurisdiction and utilities vary by parcel (county vs. City of Reno)
  • Construction delays on US-395 through at least early 2028

Sources & references (14) · researched 2026-09-29
  1. Cold Springs, Washoe County, Nevada — Wikipedia (citing U.S. Census Bureau)
  2. Cold Springs Area Plan (Washoe County Master Plan) — Washoe County Community Services Department
  3. County: Commissioners approve new master plan — This Is Reno
  4. Cold Springs Park — Washoe County Parks and Open Space
  5. Phase 2 is starting, but when will phase 1 of U.S. 395 North Valleys widening be finished? — KRNV News 4
  6. Gomes Elementary School — Washoe County School District
  7. Inskeep Elementary School — Washoe County School District
  8. Hundreds gather for ribbon cutting at new elementary school — This Is Reno
  9. Cold Springs Middle School — Washoe County School District
  10. North Valleys High School — Washoe County School District
  11. North Valleys High School — Wikipedia
  12. 2023 to mark final year for National Championship Air Races at Reno Stead Airport — Reno-Tahoe Airport Authority
  13. Peavine Mountain — Travel Nevada
  14. Sales & Use Tax — Nevada Department of Taxation

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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