What is considered Southwest Reno?

Locally, Southwest Reno usually means the area south of the Truckee River and west of Virginia Street, including Old Southwest and Newlands, and extending south along the Plumas and Lakeside corridors toward Moana Lane. Much of it is in ZIP 89509.

What is the Newlands Historic District?

A primarily residential district listed in the National Register of Historic Places on Jan 6, 2017. It is bounded by Arlington Avenue, the Truckee River, Monroe Street, and Keystone Avenue, California Avenue and Sharon Way, and reflects development from 1889 to 1965.

What kinds of homes are in Old Southwest Reno?

Mostly single-family homes built from the early 1900s through the 1960s, including Craftsman and Period Revival homes, mid-century ranches, plus some condos and small multi-unit buildings.

Are there HOAs in Southwest Reno?

Many older single-family homes are not in a master HOA, but condos and some newer projects are. Confirm for each property.

What schools serve Southwest Reno?

WCSD campuses in the area include Reno High School, Swope Middle School, Mount Rose K-8 Academy of Languages, and Jessie Beck, Hunter Lake and Anderson elementary schools. Zoning depends on the address, so confirm with WCSD's Find My Zoned School tool.

What are the best parks near Old Southwest Reno?

Idlewild Park on the Truckee River, with its rose garden and ponds, and Virginia Lake Park, with a 1-mile paved loop and dog park, are the two most-used. Bartley Ranch Regional Park is a few miles south.

How far is Southwest Reno from downtown and the airport?

Downtown is roughly 10 minutes by car and Reno-Tahoe International Airport about 15 minutes, depending on your starting point and traffic.

Is there public transit in Southwest Reno?

Yes. RTC's RAPID Virginia Line runs on Virginia Street, and Route 6 serves the Arlington and Moana corridors. Use RTC's trip planner for specific stops.

How much do homes cost in Southwest Reno?

It varies widely by pocket, size and condition. For context, Reno's single-family median was about $670,000 in May 2026, per Sierra Nevada REALTORS. Ask us for comparables in the specific streets you are considering.

Southwest Reno NV Homes for Sale | Old Southwest Guide

Boats docked on a mountain lake in fall color

Reno · Community guide

Established neighborhoods and Old Southwest character close to Midtown.

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Southwest Reno covers some of the city's oldest residential streets: the Old Southwest and Newlands neighborhoods on the bluff above the Truckee River, and the Plumas and Lakeside corridors that extend south toward Moana Lane. Much of it falls in ZIP 89509.

Buyers come here for established tree-lined streets, historic architecture and a short drive to downtown and Midtown. This guide covers the main pockets, housing types, schools, parks and trade-offs, with sources listed at the end.

Primary ZIP codeParts of the area extend into neighboring ZIPs: 89509
Newlands Historic DistrictNevada State Historic Preservation Office: Listed in the National Register on Jan 6, 2017
Historic district eraPeriod Revival and Craftsman homes are common: 1889 to 1965
Idlewild Park: 49 acres on the Truckee River
Virginia Lake Park: 31.58 acres with a 1-mile paved loop
School district: Washoe County School District

Southwest Reno is where much of Reno's early residential growth happened. Streets closer to the river have older homes on mature lots, while areas farther south along Plumas Street and Lakeside Drive were largely built out in the mid-20th century.

Many residents can walk or bike to parks, Reno High School or Midtown, a stretch of South Virginia Street lined with local restaurants and shops. Downtown Reno is roughly a 10-minute drive from the central part of the area.

Because the area is built out, new construction is limited to infill and rebuilds. Buying here usually means evaluating an older home and budgeting for updates.

Historic architecture
The Newlands Historic District, bounded by Arlington Avenue, the Truckee River, Monroe Street and Keystone Avenue, California Avenue and Sharon Way, was recognized for its City Beautiful planning and mix of Period Revival and Craftsman homes.
Parks within the neighborhood
Idlewild Park on the river and Virginia Lake Park on Lakeside Drive are both in or next to Southwest Reno.
Close to Midtown
Midtown runs about 1.2 miles along South Virginia Street from Liberty Street to Plumb Lane, on Southwest Reno's eastern edge.
Community recreation
The City of Reno's Moana Springs Community Aquatics and Fitness Center opened in September 2024 on Moana Lane with a 50-meter indoor pool.

Historic and established neighborhoods

Newlands Historic District / Newlands Heights
On the bluff south of the Truckee River, roughly between Arlington Avenue and Keystone Avenue, north of Monroe Street
Early 20th-century Period Revival and Craftsman homes, with larger estate-style homes on the bluff in the Newlands Heights (originally Rio Vista Heights) subdivision
Walkable streets near the river, Idlewild Park and downtown
Nearby: Truckee River paths, Idlewild Park, short trip to downtown and Midtown
Suits: Buyers seeking historic architecture and a short walk to the river
Old Southwest (greater)
South of the river, commonly described as extending toward Plumb Lane and west toward McCarran Boulevard, with Virginia Street to the east
A mix of 1920s to 1960s single-family homes: bungalows, ranches, period revival homes and some small multi-unit buildings
Established tree canopy, older lots and proximity to Reno High School and Midtown
Nearby: Reno High School, Washoe Golf Course, Idlewild Park
Suits: Buyers who want an established neighborhood close to the city center

Plumas and Lakeside corridors

Virginia Lake and Lakeside Drive
Around Virginia Lake Park at 1980 Lakeside Dr, south of Plumb Lane
Mid-century single-family homes plus condos and apartments near the lake
The 1-mile lake loop is a daily walking and running route for many residents
Nearby: Virginia Lake Park with a playground, picnic shelters and a 1-acre dog park
Suits: Buyers who want a park and walking loop within a few blocks
Plumas Street to Moana Lane
South-central Southwest Reno between Plumb Lane and Moana Lane, west of Virginia Street
Largely mid-century ranch homes on standard city lots, with scattered newer rebuilds
Quiet residential streets with quick access to Moana Lane and South Virginia Street
Nearby: Moana Springs Community Aquatics and Fitness Center, Washoe Golf Course, Hunter Lake Elementary nearby
Suits: Buyers looking for single-level homes close to central Reno

Trying to choose between the river bluff, Virginia Lake and the Plumas corridor? We can tour each pocket with you and compare real sales side by side.

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Southwest Reno's housing stock is older than most of the Reno area. Expect original or partially updated homes, a smaller share of move-in-ready renovations, and occasional teardowns or rebuilds on desirable lots.

Prices vary widely. A renovated historic home on the bluff, an unrenovated mid-century ranch near Moana Lane and a condo near Virginia Lake can be very different price points within a mile of one another.

Historic single-family homes
Period Revival, Craftsman and other early 20th-century styles, concentrated in and around the Newlands Historic District.
Mid-century ranch homes
Single-level homes common along the Plumas and Lakeside corridors.
Condos and small multi-unit
Condos and apartments near Virginia Lake and along major streets; some small multi-unit buildings in older sections.
Infill and rebuilds
Limited new construction on redeveloped lots.

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

Budget for older-home inspections: sewer lateral scope, electrical panel, foundation and roof.
Ask whether a property is within the Newlands Historic District. A National Register listing is largely honorary for private owners, but confirm any local review requirements with the City of Reno before planning exterior changes.
Compare within the same pocket. Values near the river bluff, near Virginia Lake and near Moana Lane behave differently.
Check street parking and alley access on older lots before you plan a garage or ADU.

Buying an older home? Ask us for an inspection checklist and a list of what similar homes needed after closing.

Browse homes Talk to a local agent

Southwest Reno is served by the Washoe County School District and includes several of the district's longest-established campuses.

Washoe County School District (WCSD)
School district
Public schools for Reno, Sparks and the rest of Washoe County. Attendance zones are set by address.

Reno High School
Public high (9-12)
395 Booth St. Founded in 1879; its 71-acre campus near Idlewild Park opened in 1951.
Darrel Swope Middle School
Public middle (6-8)
901 Keele Dr, per NCES.
Mount Rose K-8 Academy of Languages
Public K-8
915 Lander St, per NCES.
Jessie Beck Elementary School
Public elementary (PK-5)
1900 Sharon Way, per NCES.
Hunter Lake Elementary School
Public elementary (PK-5)
909 Hunter Lake Dr, per NCES.
Anderson Elementary School
Public elementary (PK-5)
1055 Berrum Ln, per NCES.

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.

Parks and gardens

Idlewild Park
49 acres on the Truckee River with a one-acre rose garden of more than 1,750 roses, duck ponds, a pool, a skate park and the historic California Building from the 1927 exposition.
Virginia Lake Park
A 1-mile paved, ADA-accessible loop around the lake, a 1-acre dog park, playground and picnic shelters.

Recreation

Moana Springs Community Aquatics and Fitness Center
A 52,000-square-foot city facility on Moana Lane that opened Sept 3, 2024, with a 50-meter indoor pool, recreation pool, fitness room and outdoor soaking pool.
Washoe Golf Course
A public course at 2601 S Arlington Ave built in 1935-36 by Depression-era relief programs (FERA and WPA), on the site of Reno's original airfield.

Arts, history and events

Newlands Historic District walk
The streets on the river bluff hold many early 20th-century homes; Reno Historical publishes self-guided tours of the area.
Bartley Ranch Regional Park
A 56-acre Washoe County park off Lakeside Drive south of McCarran, with the Robert Z. Hawkins Amphitheatre, the Western Heritage Interpretive Center and trails.

Midtown Reno
About 1.2 miles of South Virginia Street from Liberty Street to Plumb Lane with more than 150 businesses, including local restaurants, bars and boutiques.
Downtown Reno and the Riverwalk
Restaurants, casinos and events along the Truckee River, a short drive or bike ride north.
Meadowood Mall area
Regional shopping in south-central Reno, served by RTC Route 56.

Most Southwest Reno streets are within a short drive, and many within walking distance, of Idlewild Park, Virginia Lake or the Truckee River. Foothill trails such as Hunter Creek are a 15 to 20 minute drive west.

Truckee River corridor
River paths connect Idlewild Park toward downtown.
Idlewild Park
Rose garden, ponds and play areas on the river.
Virginia Lake Park
Lake loop, dog park and birding.
Bartley Ranch Regional Park
Trails, horse arenas and an outdoor amphitheater a few miles south.

Southwest Reno sits between downtown and south Reno, so most destinations in the city are a short drive. I-580 is reached via Plumb Lane, Moana Lane or McCarran Boulevard.

Roads & highways

South Virginia Street (Midtown and south Reno)
Plumb Lane and Moana Lane (east-west, toward I-580 and the airport)
Arlington Avenue and Plumas Street (north-south residential collectors)
McCarran Boulevard (ring road)

Public transit

RTC RAPID Virginia Line runs along the Virginia Street corridor on the area's eastern edge.
RTC Route 6 (Arlington / Moana) serves the Arlington and Moana corridors.
Check the RTC trip planner for stops near a specific address.

Airports

Reno-Tahoe International Airport (RNO) is roughly 15 minutes away by car. The airport lists 10 airlines and 20-plus nonstop destinations.

Approximate drive times (traffic and weather vary)
Downtown Reno	About 10 minutes (approximate)
University of Nevada, Reno	About 15 minutes (approximate)
Reno-Tahoe International Airport	About 15 minutes (approximate)
Tahoe Reno Industrial Center (USA Parkway)	About 40-45 minutes (approximate)
Carson City	About 40-45 minutes (approximate)
Incline Village, Lake Tahoe	About 55-60 minutes (approximate)

Southwest Reno is mainly residential with commercial activity along South Virginia Street, Plumb Lane and Moana Lane. Its central location gives residents short commutes to downtown, the university and the Midtown business district.

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.
Older-home upkeep
Homes built before 1970 may need updated electrical, plumbing, sewer lines, windows or insulation. Build this into your budget.
HOA dues
Many older single-family homes here are not part of a master HOA, while condos and some newer infill projects are. Verify for each property.

Buyers who want historic or mid-century architecture
The area includes the Newlands Historic District and many 1920s to 1960s homes.
Buyers who want a short commute to downtown
Downtown Reno and Midtown are roughly 10 minutes away, with bus lines on Virginia Street and Arlington/Moana.
Buyers who want parks within walking distance
Idlewild Park, Virginia Lake Park and the Truckee River corridor are part of the area.
Buyers comfortable taking on updates
Older homes often leave room to add value through renovation.

Why people choose South West Reno

Established tree canopy and historic streets
Short drive to downtown, Midtown and the university
Idlewild Park, Virginia Lake and river access within the area
Many single-level homes along the Plumas and Lakeside corridors
Fewer master HOAs than in newer master-planned communities

Things to consider

Older homes often need system updates; inspections are especially important
Limited new construction and inventory
Traffic and activity near Midtown and major corridors
Lot sizes and layouts vary; garages and storage can be limited on older lots
Pricing ranges widely block to block

Sources & references (21) · researched 2026-09-29

Newlands Historic District Listed in the National Register — Nevada State Historic Preservation Office
Idlewild Park (Reno, Nevada) — Wikipedia
Virginia Lake Park — Truckee Meadows Parks Foundation
The Moana Springs Community Aquatics & Fitness Center is now open to the public — KOLO 8 News Now
Washoe Country Club Golf Course - Reno NV — The Living New Deal
Historic MidTown tour — Reno Historical
Reno High School — Wikipedia
Bartley Ranch Regional Park — Washoe County Parks and Open Space
Search for Public Schools: ZIP 89509 results — National Center for Education Statistics
Our Schools / Find My Zoned School — Washoe County School District
Find My Zoned School (interactive map) — Washoe County School District
About the University — University of Nevada, Reno
Washoe County median home price hits $635,000 in May amid scarce listings — News 4 / KRNV (citing Sierra Nevada REALTORS)
Washoe County sales tax rate — Avalara
Tax Types — Nevada Department of Taxation
Washoe County Assessor (tax cap information) — Washoe County Assessor's Office
Reno-Tahoe International Airport — Reno-Tahoe Airport Authority
Maps & Schedules — RTC Washoe
Route 6: Arlington / Moana — RTC Washoe
Route 56 Schedule (effective May 2025) — RTC Washoe
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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