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NV Ball Real Estate Group — LPT Realty
ENES
Washoe Lake and a lakeside gazebo beneath snow-capped Slide Mountain

South Reno · Community guide

Open acreage and lake views between Reno and Carson City — room for horses and quiet.
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Washoe Valley is the unincorporated valley between Reno and Carson City, following I-580 and old US 395 along Washoe Lake. Most addresses use ZIP 89704, and most of the valley is in Washoe County.

Buyers come here for space: acreage, horse property, and views of the Carson Range and Slide Mountain, with Reno about 20 to 25 minutes north and Carson City about 10 to 15 minutes south. The trade-offs are rural services, strong valley winds, and limited inventory.

Washoe Valley CDP population2020 Census; the CDP corresponds closely to New Washoe City
3,074
Primary ZIP code
89704
CountyConfirm jurisdiction per parcel near the Carson City line
Washoe County (unincorporated)
Washoe County median sales priceQ2 2026, countywide, Sierra Nevada REALTORS via Carson Now; not a Washoe Valley figure
$625K
Sales tax rateWashoe County, Nevada Department of Taxation
8.265%
Washoe Lake State ParkAbout half land and half water, Nevada State Parks
8,053 acres

The valley has two sides. The east side along Eastlake Boulevard holds New Washoe City and access to Washoe Lake State Park. The west side, along old US 395 and Franktown Road, runs past Bowers Mansion, Davis Creek, and the pine-covered slopes below Slide Mountain.

Life here is rural. Expect horses, open space, dark skies, and more distance between neighbors than in Reno or Carson City. Groceries, schools, and most services are in south Reno or north Carson City.

Wind is part of daily life, especially in spring and fall. It helps make Washoe Lake a windsurfing spot and can affect travel on the valley stretch of I-580. The valley's roads were designated a Nevada State Scenic Byway in 2013.

  • Room to spread out

    Acreage and equestrian properties are common, especially on the west side and around the lake.

  • Lake and park access

    Washoe Lake State Park offers camping, boat ramps, equestrian facilities, trails, and disc golf.

  • Between two cities

    I-580 puts both Reno and Carson City within a short drive.

  • History along old 395

    Bowers Mansion, built in 1863, anchors a Washoe County regional park with a spring-fed pool.

East side

  • New Washoe City

    East side of the valley along Eastlake Boulevard, east of Washoe Lake

    Single-family and manufactured homes, many on larger lots or acreage.

    The valley's main residential area, with direct access to the state park and the Virginia Range.

    Nearby: Washoe Lake State Park entrances off Eastlake Boulevard, Wilson Commons park, Jumbo Grade trail nearby.

    Suits: Buyers wanting more land for the money with lake and trail access.

West side

  • Franktown

    West side of the valley along Franktown Road

    Larger rural and estate properties, often on acreage, some with horse facilities.

    Quiet, pastoral, and tree-lined below the Carson Range. Franktown Road is a popular cycling route.

    Nearby: Close to Bowers Mansion Regional Park and Davis Creek Regional Park.

    Suits: Buyers looking for estate or equestrian property with Sierra views.

  • Bowers and Ophir area

    West side along old US 395 near Bowers Mansion and Ophir Creek

    Rural homes and acreage along the old highway corridor.

    Historic setting at the foot of Slide Mountain, near trailheads into the Carson Range.

    Nearby: Bowers Mansion and pool, Davis Creek campground and pond, Ophir Creek trail.

    Suits: Buyers who want trail access and a rural setting with fast I-580 access.

Neighboring area

  • Pleasant Valley

    North of Washoe Valley along old US 395, between south Reno and the valley

    Semi-rural homes on residential parcels up to larger rural and equestrian lots.

    Closest to south Reno shopping and schools while keeping an open, rural feel.

    Nearby: Pleasant Valley Elementary School, Galena Creek Regional Park nearby.

    Suits: Buyers who want rural space with a shorter drive to south Reno.

East side or west side? Our team can walk you through wells, septic, zoning, and wind before you fall for a property.

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Washoe Valley homes are mostly single-family and manufactured homes on large lots, from modest ranch homes to custom estates and working horse properties. Listings are few at any given time, so patience pays.

No reliable valley-level median is published. For context, Washoe County's Q2 2026 median was $625,000 (Sierra Nevada REALTORS), but valley prices depend heavily on acreage, water, outbuildings, and views.

  • Acreage homes

    The core of the market; parcel size and usable land vary widely.

  • Equestrian property

    Barns, arenas, and pasture appear on many west-side and lake-area parcels.

  • Manufactured homes on land

    A lower-cost entry point, common in New Washoe City. Check foundation and financing eligibility.

  • Custom and view estates

    Found on the west side below the Carson Range.

Market snapshot

  • Q2 2026 (Sierra Nevada REALTORS via Carson Now): Washoe County median $625K, up from $597K in Q2 2025; 1,410 closed sales; 12 median days to contract. Countywide, not valley-specific.
  • Q2 2026 (Sierra Nevada REALTORS): Carson City, just south of the valley, posted a $550K median.

What buyers should know

  • Confirm the water source (private well, shared well, or water system) and ask for well test results and water rights documentation.
  • Confirm septic type, age, and permits with Washoe County.
  • Verify zoning and animal allowances for horses before you buy.
  • Check whether a parcel is in Washoe County or Carson City near the south end; taxes and services differ.
  • Budget for wind: fencing, roofs, and outbuildings take a beating. Ask about past wind damage and insurance claims.

Rural listings are scarce and move quickly when priced right. Get pre-approved and set up alerts for 89704.

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Washoe Valley is served by the Washoe County School District. Pleasant Valley Elementary, at 405 Surrey Drive, is the nearest elementary school. Middle and high school assignments typically route to south Reno schools, but they vary by address.

  • Washoe County School District

    School district

    Countywide district serving Reno, Sparks, and unincorporated areas including Washoe Valley. Buyers should confirm school assignment and bus availability.

  • Pleasant Valley Elementary School

    Public elementary (PK-5)

    Located at 405 Surrey Drive in Pleasant Valley, north of the valley.

Colleges & universities

  • Western Nevada College

    Main campus in north Carson City, a short drive south.

  • University of Nevada, Reno

    About 25 to 30 minutes north.

Rural school zones can change and may involve long bus routes. Confirm current assignments and transportation with the Washoe County School District for the exact address.

History

  • Bowers Mansion

    Built in 1863 by Comstock millionaires Lemuel and Eilley Bowers; now part of a Washoe County regional park.

On the water

  • Washoe Lake

    Boating, windsurfing and windsailing, fishing for catfish, wipers, white bass, and Sacramento perch, and waterfowl hunting in season.

Cycling and scenic drives

  • Washoe Lake loop and Franktown Road

    A popular roughly 25-mile loop around the lake, with Franktown Road and old 395 as favorite cycling routes.

  • South Reno

    The nearest large grocery, retail, and dining cluster, about 20 minutes north.

  • North Carson City

    Shopping along North Carson Street, about 10 to 15 minutes south.

Outdoor access is the main draw. Public parks sit on both sides of the valley, and trails climb into the Carson Range to the west and the Virginia Range to the east.

  • Washoe Lake State Park

    8,053 acres with 49 campsites (24 with hookups), boat ramps, equestrian arenas and corrals, non-motorized trails, and an 18-hole disc golf course. Bald eagles and white pelicans use the wetlands.

  • Bowers Mansion Regional Park

    Historic mansion grounds with a spring-fed pool, playground, and group picnic areas.

  • Davis Creek Regional Park

    More than 200 acres against Slide Mountain with a campground, fishing pond, trails, and an equestrian-friendly trailhead.

  • Ophir Creek Trail

    Climbs from the Davis Creek area into the Carson Range.

  • Deadman's Creek Loop

    A short east-side loop with views over the lake.

  • Galena Creek Regional Park

    North of the valley on the Mount Rose Highway, with a visitor center.

I-580 is the main artery. Old US 395 runs the west side and Eastlake Boulevard runs the east side, each linking back to the freeway at the ends of the valley.

Roads & highways

  • I-580 / US 395: freeway between Reno and Carson City through the valley
  • Old US 395 (Bowers Mansion Road) on the west side
  • Eastlake Boulevard on the east side through New Washoe City
  • Franktown Road through the west-side estate area

Public transit

  • No local transit within the valley. RTC INTERCITY runs weekday express service between Reno and Carson City on I-580.

Airports

  • Reno-Tahoe International Airport, roughly 20 to 25 minutes north
Approximate drive times (traffic and weather vary)
South RenoAbout 15 to 20 minutes
Downtown RenoAbout 20 to 25 minutes
Carson CityAbout 10 to 15 minutes
Reno-Tahoe International AirportAbout 20 to 25 minutes
Incline Village (Lake Tahoe)About 30 to 40 minutes via Mount Rose Highway

Washoe Valley is residential and rural. Most residents commute to Reno for health care, tech, logistics, and the university, or to Carson City for state government jobs.

  • Sales tax

    8.265% in Washoe County (Nevada Department of Taxation).

  • Rural upkeep

    Wells, septic, long driveways, fencing, and wind damage add maintenance costs not found in town.

  • Driving

    Almost every errand means a drive to Reno or Carson City.

  • Income tax

    Nevada has no personal income tax.

  • Buyers wanting horse property

    Equestrian parcels are common, and Washoe Lake State Park has arenas and trails.

  • Buyers working in both Reno and Carson City

    The valley sits between the two on I-580.

  • Buyers who want space and quiet

    Large lots and open land are the norm.

  • Buyers who hike, bike, or paddle

    State and county parks, trails, and the lake are close by.

Why people choose Washoe Valley

  • Acreage and horse property close to two cities
  • Direct access to Washoe Lake State Park and county parks
  • Mountain and lake views
  • Scenic Byway roads for cycling and drives

Things to consider

  • Strong, frequent winds
  • Wells and septic require due diligence
  • Few services in the valley itself
  • Limited inventory
  • Higher sales tax than Carson City

Sources & references (11) · researched 2026-09-29
  1. Washoe Lake State Park — Nevada Division of State Parks
  2. South Region Parks — Washoe County
  3. Davis Creek Regional Park — Washoe County
  4. Parks and Trails — Washoe Valley Alliance
  5. Washoe Valley, Nevada — Wikipedia
  6. Bowers Mansion — National Park Service
  7. County invites public to renovation celebration of Bowers Mansion Regional Park — This Is Reno
  8. Quarterly report: Q2 2026 Northern Nevada home prices — Carson Now (Sierra Nevada REALTORS data)
  9. Components of Sales Tax — Nevada Department of Taxation
  10. Pleasant Valley Elementary School — Homes.com
  11. Washoe County School District — Washoe County School District

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

Live listings

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Showing 13 homes in Washoe Valley

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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.

Nearby

Ready to look at Washoe Valley? Call NV Ball RE Group at (775) 369-2522 or visit 500 Ryland Street, Suite 250, Reno.

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