How many people live in Reno?

About 283,400 as of July 1, 2025, per the Governor's certified estimate from the Nevada Department of Taxation. The 2020 Census counted 264,165.

Does Nevada have a state income tax?

No. Nevada does not have a state personal income tax. Washoe County's combined sales tax rate is 8.265 percent in 2026.

What are the main neighborhoods in Reno?

Broadly: downtown and Midtown; established areas like Old Southwest; the southwest hills including Caughlin Ranch; South Reno master-planned areas such as Damonte Ranch, Double Diamond, ArrowCreek, and Montreaux; Northwest Reno including Somersett; the North Valleys; and Verdi to the west.

Which school district serves Reno?

The Washoe County School District serves Reno, Sparks, and the rest of the county. Use WCSD's Find My Zoned School tool to confirm the schools for a specific address.

Is there public transit in Reno?

Yes. RTC Washoe runs RTC RIDE buses, the Virginia and Lincoln RAPID lines, on-demand FlexRIDE in select areas, and a commuter coach to Carson City. The standard adult fare is $2.00.

How far is Reno from Lake Tahoe?

The north shore of Lake Tahoe is roughly 45 minutes to an hour from Reno by car, depending on route and weather. Winter conditions on mountain roads can add time.

How big is the Reno airport?

Reno-Tahoe International Airport served about 488,700 passengers in July 2026, with ten airlines flying to 24 nonstop destinations that month.

Is wildfire a concern when buying in Reno?

It can be, especially in foothill and open-space neighborhoods. In August 2026 the Hawk Fire burned about 15,085 acres northwest of Reno and destroyed 47 homes. Ask about defensible space, get insurance quotes early, and review evacuation routes.

Where is new construction in Reno?

Most new homes are being built on the edges: South Reno, the northwest including Somersett, and the North Valleys along US-395. We can walk you through current builder communities and incentives.

Is Reno or Sparks better to buy in?

They share a school district, airport, and job market, so it depends on the neighborhood and commute you want. In August 2026, Sparks closed at a median of $549,495 and Reno at $608,225, per NNRMLS-based data.

Reno NV Real Estate & Living in Reno Guide

Q: What is the median home price in Reno, NV?

In August 2026 the Reno/Sparks median sale price was $575,000 for single-family homes and condos combined, and $620,000 for single-family homes, per NNRMLS data summarized by Reno Realty Blog. Prices vary widely by neighborhood, so ask us for recent sales in the areas you are considering.

Reno · Community guide

The Biggest Little City — a revitalized downtown, the Truckee River, and Tahoe forty minutes away.

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Reno sits in the Truckee Meadows at the eastern foot of the Sierra Nevada, with the Truckee River running straight through downtown. It is Washoe County's largest city and the hub of Northern Nevada for jobs, the university, the airport, and health care.

This guide covers what buyers ask us most: how the neighborhoods differ, what homes cost right now, how schools and commutes work, and what day-to-day life looks like. Facts that change are dated and sourced so you can check them yourself.

PopulationJuly 1, 2025 Governor's certified estimate, Nevada Department of Taxation: About 283,400
2020 Census countAs listed in the state's certified population estimates: 264,165
Washoe County populationJuly 1, 2025 certified estimate: About 519,500
Reno/Sparks median sale priceAug 2026, single-family plus condo/townhome, NNRMLS data via Reno Realty Blog: $575,000
Sales tax (Washoe County)Combined state and county rate, 2026: 8.265%
Airport10 airlines, 24 nonstop destinations in July 2026: Reno-Tahoe International (RNO)

Reno is a mid-sized city with a regional reach. Downtown, Midtown, and the University of Nevada, Reno sit within a few miles of each other, while newer master-planned areas spread south toward Damonte Ranch, northwest toward Somersett, and north into the valleys along US-395.

The population has grown steadily. The state's certified estimate put Reno at about 283,400 residents on July 1, 2025, up from 264,165 at the 2020 Census, a gain of roughly 7 percent in five years.

Day to day, the city feels closer to the outdoors than its size suggests. Peavine Mountain rises on the northwest edge, the Truckee River corridor runs east to west, and Lake Tahoe and the Sierra ski areas are a regular weekend drive rather than a vacation.

Reno is also still a gaming and events town. Casinos anchor parts of downtown, and annual events such as the Reno Rodeo, Hot August Nights, the Great Reno Balloon Race, and the Best in the West Nugget Rib Cook-Off draw large crowds each year.

Regional hub
Reno holds the region's airport, the state's land-grant university, major hospitals, and the county seat, so most services are a short drive from anywhere in the city.
Four real seasons
Expect warm, dry summers and cold winters with occasional snow in town and much more in the surrounding mountains. Hillside neighborhoods typically see more snow and wind than the valley floor.
Tax structure
Nevada has no state personal income tax. Washoe County's combined sales tax rate is 8.265 percent in 2026.
Growth on the edges
Most new construction is on the city's south, northwest, and north edges, while central neighborhoods offer older homes on established lots closer to downtown.

Downtown, Midtown and the river

Downtown Reno and the Truckee River corridor
Central Reno, along the Truckee River
Condos, lofts, converted buildings, and some older single-family homes on nearby blocks
Walkable access to casinos, restaurants, Reno Aces games at Greater Nevada Field, and river paths. Expect event crowds and some noise on busy weekends.
Nearby: Greater Nevada Field, riverfront parks, RTC transit hub and the Virginia Line RAPID bus
Suits: Buyers who want to walk to entertainment and dining; buyers comfortable with urban condo living
Midtown
South of downtown, centered on South Virginia Street
Older bungalows, small homes, duplexes, and a growing number of newer infill condos and townhomes
A dense strip of locally owned restaurants, bars, shops, and museums. Street parking and weekend traffic are part of the tradeoff.
Nearby: Served by the RTC RAPID Virginia Line along Virginia Street
Suits: Buyers who want a short commute to downtown and walkable restaurants; buyers open to older homes that may need updating

Established central and southwest neighborhoods

Old Southwest Reno
Southwest of downtown, around Reno High School and Idlewild Drive
Older custom homes on tree-lined streets, from small cottages to large historic houses; limited new construction
Mature landscaping and proximity to the river, downtown, and Midtown. Homes vary widely in age and condition.
Nearby: Near Reno High School and the Truckee River; short drive to downtown
Suits: Buyers wanting an established, close-in location; buyers who value mature trees and character homes
Southwest hills and Caughlin Ranch
West and southwest Reno, climbing the foothills toward the Sierra
Single-family homes from the 1970s onward, including planned communities with HOAs and trail systems
Hillside views and trail access with a reasonable drive to downtown. See our Caughlin Ranch and Southwest Reno guides for detail.
Suits: Buyers wanting views and trails without a long commute

South Reno master-planned areas

Damonte Ranch, Double Diamond and the South Meadows
South Reno, east of I-580 and US-395 near the South Meadows area
Mostly newer single-family homes, townhomes, and apartments
Planned streets, shopping centers, and parks with quick freeway access to the south and to Carson City.
Nearby: Close to Damonte Ranch High School and South Meadows retail; RTC FlexRIDE serves parts of South Meadows
Suits: Buyers wanting newer construction and freeway access toward Carson City
ArrowCreek, Montreaux and the Mt. Rose foothills
Southwest of the South Meadows, rising toward Mt. Rose Highway
Larger custom and semi-custom homes, many in gated or golf-oriented communities
Higher elevation, larger lots, and direct access toward Lake Tahoe via Mt. Rose Highway. See our ArrowCreek and Montreaux guides.
Suits: Buyers seeking luxury or custom homes; golf-focused buyers

Northwest Reno

Somersett
Northwest Reno off Mae Anne Avenue, ZIP 89523
Master-planned community of about 2,391 acres with single-family homes, attached homes, and custom homes
Resort-style HOA amenities, over 27 miles of trails, and a private golf club. Includes Sierra Canyon, an age-restricted Del Webb community.
Nearby: The Club at Town Center, Canyon Nine golf course, pools, trails
Suits: Buyers wanting amenity-rich HOA living; golf-focused buyers
Northwest hills and the Mae Anne / Robb Drive corridor
Northwest Reno between McCarran Boulevard and the Peavine foothills
Mix of 1970s-2000s single-family homes, newer hillside subdivisions, and some townhomes
Shopping along Mae Anne Avenue and Robb Drive, with I-80 and McCarran Boulevard access. See our North West Reno guide.
Nearby: Near McQueen High School and Billinghurst Middle School
Suits: Buyers wanting established northwest neighborhoods with quick I-80 access

North valleys and the western edge

North Valleys (Stead, Lemmon Valley, Cold Springs)
North of central Reno along US-395
Newer tract homes, older ranch homes, and some properties with larger lots
Often more home for the money than central Reno, with a longer commute via US-395. The corridor is being widened between McCarran Boulevard and Golden Valley Road.
Nearby: North Valleys High School; RTC FlexRIDE serves parts of the North Valleys
Suits: Buyers prioritizing price per square foot; buyers seeking larger lots
Verdi and the Mogul area
West of Reno along I-80 and the Truckee River, near the California line
Rural and semi-rural homes, acreage, riverside properties, and newer subdivisions
Quieter and more rural, with Crystal Peak Park and river access close by. See our Verdi guide.
Suits: Buyers seeking acreage or a rural setting within reach of Reno

Not sure which part of Reno fits your commute and budget? We can set up a short neighborhood tour or send you recent sales from the areas you're comparing.

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Reno's housing stock runs from older homes near downtown to brand-new construction on the city's edges. Price, lot size, and age change quickly as you move from the core outward.

Central neighborhoods tend to offer older homes on established lots with shorter commutes. South Reno, the northwest, and the North Valleys have most of the newer single-family construction, usually inside HOAs.

Condos and townhomes are the main entry point on price. In August 2026 the Reno/Sparks condo and townhome median was about $370,000, compared with about $620,000 for single-family homes, per NNRMLS data summarized by Reno Realty Blog.

Single-family homes
The bulk of the market, from older ranch homes in central Reno to newer two-story homes in master-planned areas.
Condos and townhomes
Concentrated downtown, in Midtown infill projects, and in pockets across the south and northwest. Check HOA dues, reserves, and rental rules.
New construction
Mostly on the south, northwest, and north edges of the city. Builder incentives vary by community and season.
Custom and luxury homes
Clustered in foothill and golf communities such as ArrowCreek, Montreaux, Caughlin Ranch, and parts of Somersett.
Acreage and rural properties
Found mainly on the fringes, including Verdi, parts of the North Valleys, and areas south toward Washoe Valley.
Age-restricted (55+) communities
Several exist in the region, including Sierra Canyon within Somersett. See our 55+ communities article for an overview.

Market snapshot

In August 2026, the Reno/Sparks median sale price for single-family homes and condos/townhomes combined was $575,000 across 480 closings, with a median of 56 days on market and about 2.4 months of supply, per an NNRMLS-based report from Reno Realty Blog.
The same August 2026 report put the single-family median at $620,000 (386 sales) and the condo/townhome median at $370,490 (94 sales). Within the city of Reno, 334 sales closed at a median of $608,225.
Sierra Nevada REALTORS reported that Washoe County's median sales price for existing homes rose from about $597,000 in Q2 2025 to about $625,000 in Q2 2026, with median days to contract falling from 19 to 12 days, as reported by Carson Now in July 2026.
For a longer view, Sierra Nevada REALTORS reported a Washoe County (excluding Incline Village) single-family median of $587,778 in December 2025, down 3.3 percent from a year earlier, per Carson Now.
Medians vary a lot by area. Northwest ZIP 89523, which includes Somersett, showed a median closed price of $658,500 over the 90 days reviewed in an August 2026 NNRMLS analysis by Nevada Real Estate Group.

What buyers should know

Compare the same property type and area when reading headlines. A citywide median mixes condos, older homes, and new construction.
Ask for HOA documents early in master-planned communities; dues, amenity fees, and architectural rules vary widely.
In foothill and wildland-edge neighborhoods, get homeowners insurance quotes before you finalize an offer. The August 2026 Hawk Fire northwest of Reno is a reminder that wildfire exposure affects coverage and cost.
Check commute routes at rush hour. US-395, I-580, and I-80 each have predictable slowdowns, and construction on the US-395 North Valleys corridor may add time.
Confirm school zoning by address with WCSD rather than relying on a listing description.
Seller concessions have become more common in parts of the market; ask your agent how to use them toward rate buydowns or closing costs.

Want the numbers for a specific neighborhood rather than the citywide median? Ask us for a free, current sales snapshot.

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Public schools in Reno are run by the Washoe County School District (WCSD), which also serves Sparks and the rest of the county. KOLO reported about 60,000 students in more than 100 schools at the start of the 2025-26 school year.

Buyers can also look at district signature and career academies, charter schools, and private schools. Zoning boundaries change, so always check a specific address.

Washoe County School District
School district
The county-wide public district, headquartered at 380 Edison Way in Reno. It publishes a Find My Zoned School map on washoeschools.net.

Reno High School
WCSD high school
At 395 Booth Street in Old Southwest Reno; about 1,740 students per NCES data.
Robert McQueen High School
WCSD high school
At 6055 Lancer Street in Northwest Reno (89523); about 1,730 students per NCES data.
Galena High School
WCSD high school
At 3600 Butch Cassidy Way in South Reno (89511).
Damonte Ranch High School
WCSD high school
At 10500 Rio Wrangler Parkway in South Reno (89521).
Earl Wooster High School
WCSD high school
At 1331 East Plumb Lane in central Reno (89502).
North Valleys High School
WCSD high school
At 1470 East Golden Valley Road (89506); about 2,300 students per NCES data.
Academy of Arts, Careers and Technology (AACT)
WCSD career and technical high school
At 380 Edison Way (89502), the district's career and technical academy campus.
Debbie Smith CTE Academy
WCSD career and technical high school
Opened for the 2025-26 school year at 2880 Sutro Street, per KOLO and NCES.

Colleges & universities

University of Nevada, Reno
Founded in 1874 as Nevada's land-grant university, with 13 colleges and schools, 560-plus academic programs, and 17 Division I teams in the Mountain West Conference, per the university.
Truckee Meadows Community College (TMCC)
The region's community college, with its main campus in north-central Reno and RTC bus service via Sutro Street and Clear Acre Lane.

School assignments depend on your exact address and can change. Confirm current zoning with the Washoe County School District's Find My Zoned School tool at washoeschools.net or by emailing zoning@washoeschools.net before you buy.

Sports and events

Reno Aces at Greater Nevada Field
Minor league baseball at a downtown ballpark next to the river.
Nevada Wolf Pack athletics
University of Nevada, Reno fields 17 Division I teams in the Mountain West Conference.
Annual signature events
The Reno Rodeo, Hot August Nights, the Great Reno Balloon Race, and the Best in the West Nugget Rib Cook-Off are regular fixtures on the calendar.

Arts and culture

Midtown museums and galleries
Midtown's stretch of South Virginia Street mixes museums, galleries, and murals with restaurants.
Downtown entertainment
Casino showrooms, live music venues, and a downtown entertainment core where the city recently streamlined permits for live entertainment.

Day trips

Lake Tahoe
Hiking, beaches, and winter sports around the lake are a common day trip from Reno.
Verdi and the Truckee River canyon
West of town, Crystal Peak Park offers river access, a stocked pond, and an interpretive trail.

Midtown
The densest cluster of independent restaurants, coffee shops, bars, and boutiques, centered on South Virginia Street south of downtown.
Downtown and the riverfront
Casino restaurants, bars, and event venues near the Truckee River, busiest on event weekends and during baseball season.
South Reno and the South Meadows
Large shopping centers, chain and local restaurants, and big-box retail near I-580 and South Virginia Street.
Northwest Reno
Neighborhood shopping along Mae Anne Avenue, Robb Drive, and McCarran Boulevard, plus Somersett's Town Center businesses.

Outdoor access is one of the main reasons people choose Reno. Peavine Mountain, part of the Humboldt-Toiyabe National Forest, rises on the northwest edge of the city, and the Truckee River runs through town.

Many master-planned communities maintain their own trail networks. Somersett alone reports more than 27 miles of hiking and biking trails.

Truckee River corridor
Runs west to east through downtown with parks and paths along its banks.
Peavine Mountain
National forest land on Reno's northwest edge with trails used for hiking and mountain biking. Portions burned in the August 2026 Hawk Fire; check current trail status before heading out.
Crystal Peak Park (Verdi)
A 56-acre Washoe County park on the Truckee River with picnic sites, a stocked pond with ADA-accessible docks, and an interpretive loop trail.
Golf
The region has public, semi-private, and private courses, including the private Somersett Country Club and courses in ArrowCreek and Montreaux.

Reno is laid out around three highways: I-80 east-west, US-395 north, and I-580 south toward Carson City. McCarran Boulevard loops around the central city.

Most residents drive, but RTC Washoe runs a bus network with two RAPID lines, on-demand FlexRIDE zones, and a commuter coach to Carson City.

Roads & highways

I-80 connects Reno west to Verdi, Truckee, and Sacramento, and east to Sparks and the Tahoe-Reno Industrial Center.
US-395 runs north to the North Valleys; it is being widened between McCarran Boulevard and Golden Valley Road.
I-580 runs south through South Reno toward Carson City.
McCarran Boulevard forms a ring road around central Reno and Sparks.

Public transit

RTC RIDE buses cover much of Reno and Sparks; the standard adult fare is $2.00 per ride or $3.00 for a day pass, with reduced fares for eligible riders.
RTC RAPID Virginia Line runs along Virginia Street; the Lincoln Line runs along 4th Street and Prater Way.
RTC FlexRIDE on-demand service operates in select areas of Sparks, Spanish Springs, Somersett, Verdi, South Meadows, and the North Valleys.
The RTC Regional Connector (Carson Express) links Reno and Carson City.

Airports

Reno-Tahoe International Airport (RNO) is in southeast Reno. In July 2026 it was served by ten airlines to 24 nonstop destinations and handled about 488,700 passengers.
RNO is in the middle of its MoreRNO construction program, which is changing some terminal operations and airport road traffic patterns.

Approximate drive times (traffic and weather vary)
Downtown Reno to Reno-Tahoe International Airport	About 10 minutes (approximate)
Reno to Carson City	About 30-40 minutes via I-580 (approximate)
Reno to Lake Tahoe (north shore)	About 45-60 minutes (approximate, weather dependent)
Reno to Sacramento	About 2-2.5 hours via I-80 (approximate)
Reno to the San Francisco Bay Area	About 3.5-4 hours via I-80 (approximate)

Reno's economy has diversified beyond gaming. Health care, the university, logistics, manufacturing, and technology now sit alongside the resort industry.

Large industrial employers are concentrated east of Sparks at the Tahoe-Reno Industrial Center, while hospitals, the university, and government offices keep central Reno busy. The Economic Development Authority of Western Nevada (EDAWN) tracks the region's primary employers.

Renown Health
Health system listed among Washoe County's top employers by Nevada's labor market office.
University of Nevada, Reno
Major employer and research institution north of downtown.
Washoe County School District
Serves about 60,000 students across the county.
Casino resorts
Peppermill, Grand Sierra Resort, Eldorado, Harrah's Reno, Circus Circus, and the Nugget Casino Resort in Sparks all appear on the state's Washoe County top-employer list.
St. Mary's Regional Medical Center and the VA Sierra Nevada Health Care System
Additional large health care employers in Reno.
IGT and AMERCO
Gaming technology and moving/storage companies with large Reno operations, per the state list.

Income tax
Nevada has no state personal income tax, which is a major draw for buyers relocating from California and other states.
Sales tax
Washoe County's combined sales tax rate is 8.265 percent in 2026 (4.6 percent state plus 3.665 percent local).
Home prices
The Reno/Sparks median sale price was $575,000 in August 2026 for all home types combined, per NNRMLS data. Single-family homes ran higher and condos lower.
HOA dues
Common in newer and master-planned communities. Dues and what they cover vary widely, so ask for the budget and reserve study.
Insurance
Homes near open space or on hillsides can carry higher wildfire insurance costs. Get quotes early.
Utilities and winter
Heating costs, snow removal, and water rates depend on the neighborhood and elevation. Ask sellers for recent utility bills.

Buyers relocating from higher-tax states
No state personal income tax and a large regional job base.
Buyers who want a short commute to downtown or the university
Central neighborhoods like Midtown and Old Southwest sit a few minutes from downtown and UNR.
Buyers wanting new construction
South Reno, the northwest, and the North Valleys have active new-home communities.
Buyers who prioritize outdoor access
Trails on Peavine, the Truckee River corridor, and quick drives to Lake Tahoe and the Sierra.
Buyers who travel frequently
RNO sits minutes from downtown with 20-plus nonstop destinations.
Investors
A mix of condos, older rentals near the university, and newer single-family homes. See our investment property article.

Why people choose Reno

No state personal income tax
Wide range of housing, from downtown condos to acreage
Close to Lake Tahoe, ski areas, and national forest land
Regional airport minutes from downtown
Diversifying economy beyond gaming
Mid-size city with most services within a short drive

Things to consider

Entry prices are high relative to many inland markets; the Reno/Sparks single-family median was $620,000 in August 2026.
Wildfire risk on the wildland edge; the August 2026 Hawk Fire burned about 15,000 acres northwest of the city and destroyed 47 homes.
Winter weather can affect hillside neighborhoods and mountain passes.
Growth brings traffic and construction on key corridors such as US-395.
Downtown and event areas can be busy and loud during major events.
HOA rules and dues are common in newer neighborhoods.

Sources & references (22) · researched 2026-09-30

Governor's Certified Population Estimates, Nevada Towns, Cities, Counties, July 1, 2005 - July 1, 2025 — Nevada Department of Taxation
Reno/Sparks Real Estate Market Report - August 2026 — Reno Realty Blog (NNRMLS data)
Reno Real Estate Market Report August 2026 — Nevada Real Estate Group (NNRMLS analysis)
Quarterly Report: Carson City home prices stabilize, Douglas sees decrease, Lyon County prices climb — Carson Now (Sierra Nevada REALTORS data)
Sierra Nevada REALTORS December 2025 report — Carson Now
RNO Passenger and Cargo Statistics July 2026 — Reno-Tahoe Airport Authority
Reno-Tahoe International Airport — Reno-Tahoe Airport Authority
Fares and Passes — RTC Washoe
Transit Services — RTC Washoe
Maps and Schedules — RTC Washoe
School Directory and Find My Zoned School — Washoe County School District
Students return to school in Washoe County for 2025-26 year — KOLO 8 News Now
Search for Public Schools (Common Core of Data), Reno ZIP codes — National Center for Education Statistics
About the University — University of Nevada, Reno
Washoe County sales tax rate — Avalara
Top 20 Employers - Washoe County — Nevada Department of Employment, Training and Rehabilitation
Things to Do — Visit Reno Tahoe
Somersett Owners Association — Somersett Owners Association
Crystal Peak Park — Washoe County Parks
Out-of-control Hawk Fire in Reno, Nevada keeping tens of thousands evacuated — CBS News
Hawk Fire 85% contained after nearly 50 homes destroyed — KOLO 8 News Now
Firefighters hold Hawk Fire spread overnight; FEMA announces funding to help cover costs — Carson Now

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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