Every market has a gap between what sellers ask and what buyers pay. Carson City's is the widest in Nevada and the settled July count makes it wider, not narrower: the median active listing asks $665,000 while July's median closing settled at $510,000, a $155,000 spread that explains the state's longest clock. It is mostly mix, the south-county view homes stacking the active board while central Carson dominates the closings, but it is also a city whose sellers still price to 2022.
Every active figure below comes from a complete sweep of the Northern Nevada Regional MLS feed our team ran on September 15, 2026, all 260 active Carson City listings examined individually. Every closed figure comes from July, the most recent month whose sales have finished posting: 86 closings, each ratioed sale price against final list. A mid-size market, fully counted, with sample sizes stated where they matter.
Carson City in September 2026 still runs Nevada's widest ask-to-close gap: a $665,000 median asking price on 260 active listings counted on September 15, against a settled July median sale of $510,000, $602,500 for single-family, at 98.8% of list on a 55-day clock. 40.0% of listings have cut at a state-leading $31,800 median, and 52.3% of July's 86 sales settled below asking. August is about 38% posted; its $500,000 provisional median is direction only.
- Carson City had 260 active listings on September 15, 2026; 40.0% had cut price at a $31,800 median.
- July settled at 86 closings, a $510,000 median and $602,500 for single-family homes at 98.8% of list.
- The median asking price is $665,000, a $155,000 gap over the settled July closing median.
- Only 33 August closings had posted by September 15, so August stays provisional at $500,000.
- South Carson ZIP 89705 asks $950,000 at the median and closed July at $645,752 in 95 days.
What Are Carson City's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 260 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 104 (40.0%) | Original asking price vs current, per listing |
| Median price cut | $31,800 (4.8%) | Among cut listings; 42 cut $50,000 or more |
| Median asking price | $665,000 | All actives; $665,000 single-family, $391,490 condo and townhome |
| Median asking price per square foot | $313 | All actives |
| Median days on market, actives | 43 | 35.7% listed 14 days or less; 40.8% at 60-plus days |
| July closings (settled) | 86 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $510,000 | $602,500 single-family; $384,995 condo and townhome |
| July sale-to-list ratio | 98.8% | 52.3% closed below list, 15.1% above |
| July sold price per square foot | $314 | Median across all July closings |
| July median days on market | 55 | Homes that closed; 38.4% had cut price before selling |
| August closings posted so far | 33 at $500,000 | Provisional: about 38% of a full month has posted; see the next section |
The gap is the table. A $665,000 median ask against a $510,000 settled sale, a $339 single-family asking bench against a $334 closing bench, and a 55-day July clock against a 43-day median age on the active board: Carson City is a market where the asks and the closings describe two different cities. Single-family homes, 113 of the 260 actives, ask $665,000 and closed in July at $602,500 and a full 100%; condos and townhomes ask $391,490 and closed at $384,995. The Reno-Sparks Association of REALTORS does not publish a Carson City line in its monthly release, so our settled July count is the complete city record for this report.
How Complete Is the August Data, and Why Does This Report Lead With July?
Closings do not appear in the MLS feed the day a deal records. Measured across Northern Nevada Regional MLS on September 15, 2026, a month's sales are only about half posted two weeks after the month ends and about 84% posted at 39 days, because agents, title companies and the board's own processing all add lag. That is why every figure on the closed side of this report is July, the most recent month that has settled, and why August appears only as a provisional line: August closings posted so far: 33 at a $500,000 median ($516,000 single-family), about 38% of July's settled count. Publishing August medians as final today would describe the half of the month that happened to post first, not the market.
The lag is also why the August editions of this series, written on August 23 with July only about 70% posted, have been restated on September 15, 2026. For Carson City, the July count moved from 59 to 86 once the month settled, while the medians moved by about 3%: the all-types median eased from $525,000 to $510,000 while single-family rose from $595,000 to $602,500, the ratio held at 98.8% and the clock at 55 days. The narrative held; the counts did not, and a report that claims to have counted every closing has to say so when the count changes. Going forward the written editions use the settled month, and the live Carson City market report page shows the settled month too.
The boards' own August releases fill the gap at the regional level. According to the Reno-Sparks Association of REALTORS, its monthly statistics follow in the second week after month-end, and the August set appeared on September 11. According to the Reno-Sparks Association of REALTORS' August 2026 statistics, published September 11, the median single-family home in Reno sold for $672,500 in August, up 9.3% from a year earlier, on 252 closings with 623 active listings (down 22.7%), 2.5 months of supply, 29 days to contract and 98.5% of list received; Sparks ran $561,495, down 0.4%, with 296 actives (down 14.0%), 2.3 months of supply, 28 days to contract and 99.6% of list. Those are complete counts from the association, not our provisional feed, and they are the right numbers to quote for August until our own count settles around October 10, when the August figures will be restated here in the October edition.
Why Have 40.0% of Carson City Listings Cut Their Asking Price?
Because Carson City's sellers price the view and its buyers pay the house. The $31,800 median cut is the deepest in Nevada, 4.8% of the asking price, and 42 listings have cut $50,000 or more on a board of 260, the highest proportion in the state. Sellers here open high because the comparable-sale bench is thin, a mid-size market produces few identical comps, and then discover the gap over seven weeks.
The two halves of the city cut differently. Central and east Carson's 89701, where the state's workforce lives, cuts at 40.4% on a $557,000 median ask and closed July at $492,495 and 99.8% of list; south Carson and Indian Hills' 89705 asks $950,000 at the median, cuts at 35.6%, and closed July at $645,752 and 97.9% after a 95-day median clock with three-quarters of sales below list. The cut share is lower in 89705 because its sellers wait rather than reprice; the gap is wider for the same reason.
The counted detail behind that: of 260 active listings on September 15, 2026, 104 carry at least one reduction from their original asking price, the median reduction is $31,800 (4.8%) and 42 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 60.6% have already cut, and those aged-and-cut homes are 24.2% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did Carson City Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 86 closings, the median sale was $510,000 at 98.8% of the final list price and $314 per square foot, with a 55-day median from listing to contract. 52.3% of sales closed below asking, 15.1% above it and the rest at list, and 38.4% of the homes that sold had cut their price at least once before they did.
| Type | Closings | Median sold | Sale-to-list | Below list | Above list | $ per sq ft | Median DOM |
|---|---|---|---|---|---|---|---|
| Single Family Residence | 56 | $602,500 | 100.0% | 46.4% | 19.6% | $334 | 48 |
| Condo / Townhouse | 18 | $384,995 | 99.2% | 55.6% | 0.0% | $254 | 59 |
Eighty-six closings at $510,000 and 98.8% of list, 52.3% below asking, 15.1% above, and a 55-day median clock, the longest among Nevada's cities. Single-family homes closed at $602,500 and a full 100% in 48 days with 19.6% over asking, which is the surprising line: priced-right Carson houses still get full ask. Condos and townhomes closed at $384,995 and 99.2% in 59 days with none over. 38.4% of July's sellers had cut before the sale.
The settled count raised July from 59 to 86 closings and moved the all-types median down 3% while the single-family median rose 1%, a reminder that in an 86-sale market the type mix of the late-posting third can move the headline either way. The ratio, the clock and the below-list share did not change, which is what the August edition's narrative rested on.
What Does the Provisional August Data Show So Far?
With the caveat above stated plainly, here is what the posted portion of August looks like in Carson City: 33 closings had posted by September 15, 2026, against 86 for settled July, and their median is $500,000 ($516,000 for single-family) at about $324 per square foot. Read the direction, not the decimals: the early-posting half of a month skews toward cleaner transactions, cash deals and homes that were priced right, so a provisional median usually drifts a little as the slower closings post.
What the provisional line can tell you is whether August broke from July, and in Carson City it did not. A $500,000 provisional median against July's $510,000 is a 2.0% lower provisional median on 33 sales, which in a market this size is mix rather than movement, and not yet a statement about direction. The association's regional August figures say the same thing at the metro level. When our own August count settles in mid-October, the October edition will carry the final numbers and restate this section.
If you are pricing a home this week, use July's settled figures and the last 90 days of ZIP-level closings below rather than the August provisional median, and ask your agent for the specific closings on your street since August 1; those individual records are already in the MLS even when the month's aggregate is not.
Which Price Bands Are Moving in Carson City?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 50 | 19.2% | 38.0% | 50 |
| $400K–$500K | 36 | 13.8% | 41.7% | 16.5 |
| $500K–$650K | 42 | 16.2% | 52.4% | 46 |
| $650K–$850K | 39 | 15.0% | 35.9% | 39 |
| $850K–$1.5M | 51 | 19.6% | 41.2% | 53 |
| $1.5M+ | 42 | 16.2% | 31.0% | 41.5 |
The largest band on the Carson City board is $850K–$1.5M, 51 listings or 19.6% of everything for sale, and it is cutting at 41.2% with a 53-day median age. The fastest band with meaningful volume is $400K–$500K at 16.5 days; the most-cut is $500K–$650K at 52.4%, and the least-cut $1.5M+ at 31.0%. Days on market and cut share move together across the bands because both measure the same thing, the distance between where a band's sellers opened and where its buyers are, and the band where that distance is smallest is the band that clears first.
Carson City's board is the state's most top-heavy: 19.6% of listings sit at $850,000 to $1.5 million and 16.2% above $1.5 million, both mostly south-county acreage and view homes, against 19.2% under $400,000. The $400,000-to-$500,000 band is the fastest at 16.5 days, because it is where central Carson's move-in-ready houses land and where the city's buyers actually are; the $500,000-to-$650,000 band cuts hardest at 52.4% and sits 46 days, the band where the ask-to-close gap does its damage.
Which Carson City ZIP Codes Are Selling and Which Are Sitting?
| ZIP | Active | Median ask | Cut share | Median DOM | July closings | July median sold | Sale-to-list |
|---|---|---|---|---|---|---|---|
| 89701 (Central and east Carson) | 89 | $557,000 | 40.4% | 48 | 40 | $492,495 | 99.8% |
| 89705 (South Carson and Indian Hills) | 87 | $950,000 | 35.6% | 46 | 16 | $645,752 | 97.9% |
Central and east Carson, 89701, is the city's real market: 89 active listings, 40 of July's 86 closings, a $492,495 settled median at 99.8% of list and a 54-day clock. North Carson's 89706 is the entry lane at $357,500 and a full 100%, 16 closings in 47 days. South Carson and Indian Hills' 89705 is the other city: 87 listings asking $950,000 at the median, 16 July closings at $645,752, 97.9% of list, 75% below asking and a 95-day median clock. Buyers who want a view pay for it in patience as well as price; sellers there should expect a season, not a month. The 15-closing threshold means every ZIP printed here rests on a real sample, which in a city this size is the difference between a median and an anecdote.
How Fast Is Carson City Moving Right Now?
Speed is two numbers here, and they point different ways. On the active board, the median listing has been on the market 43 days as of September 15, 2026: 35.7% of listings are two weeks old or less, 40.8% have passed 60 days and 33.3% have passed 90. On the sold side, July's closings took a 55-day median to go under contract. The gap between those two is the market's sorting mechanism: well-priced homes leave in the first two weeks, and the rest accumulate into the 60-plus tail that now makes up 40.8% of what is for sale.
New supply keeps arriving. 13 Carson City listings came on in the seven days before the sweep at a $535,000 median ask, 21 in the last 14 days and 50 in the last 30. Set against roughly 86 closings a month, the board is absorbing a little less than it takes in, which is why 40.8% of it has passed 60 days.
Carson City is slow at every point. 40.8% of the board has passed 60 days and 33.3% has passed 90, the highest aged shares of any Nevada city, and only 35.7% of listings are two weeks old or younger; July's median sale took 55 days. The one fast band, $400,000 to $500,000 at 16.5 days, is the exception that shows where the buyers are.
What Does the Median Carson City Home Cost Per Month at Today's Rates?
According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 6.76% for the week of September 10, 2026. Applied to July's settled single-family median of $602,500 in Carson City, the principal-and-interest payment works out as follows; taxes, insurance, any HOA and mortgage insurance are additional, and the figures are illustrations rather than quotes.
| Scenario | Down payment | Loan amount | Monthly principal and interest |
|---|---|---|---|
| 10% down | $60,250 | $542,250 | $3,521 |
| 20% down | $120,500 | $482,000 | $3,129 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, which the Carson City single-family median exceeds, so an FHA buyer here is shopping below the median or relying on a county limit above the floor. According to the Federal Housing Finance Agency, the 2026 baseline conforming limit is $832,750, which keeps every scenario in the table inside conventional pricing. According to the Consumer Financial Protection Bureau, the right way to compare lenders is the Loan Estimate line by line, rate, points, credits and cash to close together, rather than the advertised rate alone.
Two ways to move the payment. A rate buydown funded by a seller or builder credit is worth more at today's rates than a price cut of the same size for a buyer who keeps the loan several years, and our mortgage calculator lets you compare the two on a specific price. According to the Nevada Housing Division's published Home Is Possible limits, effective June 15, 2026, the program offers eligible buyers up to 4% of the loan amount toward down payment and closing costs, with income and purchase-price limits set county by county; our down payment assistance guide compares the programs. Taxes are the line most buyers underestimate on a newer home: according to NRS 361, assessed value is 35% of taxable value, and a home with no prior-year bill gets no benefit from the abatement cap in its first year.
What Should Carson City Buyers Do This Fall?
Price against the closings, never the asks. Carson City's $155,000 gap means the median listing is not the median purchase, and the settled ZIP figures are the offer guide: $492,495 and 99.8% in 89701, $357,500 and 100% in 89706, $645,752 and 97.9% in 89705 after a 95-day wait. A listing in 89705 past 90 days with one cut is a listing where a 4% to 6% discount is a conversation; a fresh 89701 house priced to its comps is a listing that goes at ask. The Carson City hub covers the neighborhoods; the Carson City homes for sale search sorts by days on market.
Do the payment math on the settled median. At 6.76%, the $602,500 single-family median costs about $3,522 a month with 10% down, above the FHA floor and squarely conventional, while 89706's $357,500 sits well inside FHA reach for a first purchase; our first-time buyer guide walks through both, and the Carson City housing market guide carries the longer trend. A seller-funded one-point buydown lowers the median payment to about $3,175 and costs the seller less than the city's $31,800 median cut; ask for it.
What Should Carson City Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 86 July closings at $510,000 and 98.8% of final list, 52.3% of them below asking and 38.4% repriced at least once before they sold. On the active board, 40.0% of your competitors have already cut by a $31,800 median. Those two facts set the opening price: at or just under the settled median for your ZIP and type, with the concession you would otherwise make in week five built into week one.
Open where the closings are, and be honest about which half of the city you are in. In 89701 that is $492,495 and a 99.8% ratio, a market that rewards accurate pricing with full ask in seven weeks; in 89705 it is a $645,752 settled median against $950,000 asks, and a seller who prices to the neighbor's ask spends a season proving the gap. The 63 listings that have sat 60 days and cut, and the 42 that have cut $50,000 or more, are the cost of getting that wrong.
Sell into the September window, because Carson City's buyer pool thins fastest of any Nevada city in the fourth quarter, and a home that has not found its buyer by November negotiates in January. Offer a credit before a cut. The August edition, now restated, showed the same gap at a 70% count; our sellers page explains the seven-day listing agreement. For a pricing review on your street, call or text (775) 277-2120.
How Does Carson City Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| Carson City | 260 | 40.0% | $665,000 | 86 | $510,000 | 98.8% | 55 |
| Reno | 1,121 | 43.3% | $569,900 | 343 | $587,000 | 99.5% | 51 |
| Sparks | 372 | 48.7% | $599,448 | 146 | $525,000 | 100.0% | 42.5 |
Reno closed July at $587,000, $77,000 above Carson City, on a 51-day clock, 4 days shorter, with 43.3% of its board cut; Sparks closed July at $525,000, $15,000 above Carson City, on a 42.5-day clock, 12.5 days shorter, with 48.7% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
Carson City is Northern Nevada's slow, negotiated market: the longest July clock of the three cities, the lowest ratio at 98.8%, the deepest median cut and the widest ask-to-close gap. Reno closes higher and nearly at ask; Sparks closes at a full 100%. Carson's difference is structural, a thin comparable-sale bench and a top-heavy board, rather than a sign of weaker demand: its $400,000-to-$500,000 band is as fast as anything in the region. Read the three cities together and the pattern is one market with three clocks, set by how deep each city's bench of comparable sales runs.
How Has Carson City Shifted Since the August Report?
The August edition of this report was swept on August 23, 2026. Between that count and September 15, 2026, the active board moved from 272 to 260 listings, the share with a price cut from 33.5% to 40.0%, and the median cut from $39,900 to $31,800. The board shrank by 12 listings while the cut share rose 6.5 points, the largest move of the three cities, and the median cut fell from $39,900 to $31,800: more sellers conceding, each by less. The restatement is the other change: 86 settled July closings against 59 reported on August 23, with the ratio, the clock and the below-list share holding.
Supply is the other side of the shift. 50 Carson City listings came on in the 30 days before the sweep, 13 of them in the final week at a $535,000 median ask, against a settled July pace of 86 closings; 35.7% of the board is now two weeks old or younger and 33.3% has passed 90 days. Fresh inventory arriving at roughly the closing pace is why the board's size moved by tens of listings rather than hundreds.
The restatement matters for that comparison too. The July closing figures in the August edition were counted at about 70% posted; the settled July numbers here (86 closings, $510,000 median, 98.8% of list) are the ones to carry forward, and the August edition now says so at the top.
Frequently Asked Questions
What is the median home price in Carson City right now?
July 2026, the most recent settled month, closed at a $510,000 median across 86 sales, $602,500 for single-family homes. The median asking price on September 15, 2026 was $665,000. Closings, not asks, describe what buyers actually paid.
Is Carson City a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 40.0% of active listings have cut price, July's median sale closed at 98.8% of list, and 52.3% of July sales settled below asking. Well-priced homes still go under contract inside two weeks, so leverage is concentrated in aged and repeatedly cut inventory.
Why does this September report use July closings?
Because August has not finished posting. A month's closings are about half posted two weeks after it ends and about 84% posted after 39 days. On September 15, 2026, 33 Carson City August closings had posted against 86 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in Carson City?
260 residential listings were active on September 15, 2026: 113 single-family homes at a $665,000 median ask and 32 condos and townhomes at $391,490. 50 of them came on in the previous 30 days.
How long does it take to sell a home in Carson City?
July's closings took a 55-day median from listing to contract. On the active board, 35.7% of listings are two weeks old or less while 40.8% have passed 60 days; the median active listing has been on the market 43 days.
What does the median Carson City home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $602,500 single-family median carries about $3,521 a month in principal and interest with 10% down and $3,129 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in Carson City was counted individually from the Northern Nevada Regional MLS feed via Repliers on September 15, 2026, and every July closing posted through that date was ratioed sale price against final list. Regional August figures come from the association's own published release. Nothing is sampled, modeled or syndicated.
How Was This Carson City Report Built?
Counted, not sampled. All 260 active Carson City listings were swept on September 15, 2026 through Nevada Real Estate Group's analytical access to the Northern Nevada Regional MLS via Repliers, and each listing's original asking price was compared with its current price; that is where the 40.0% cut share and the $31,800 median cut come from. Every July closing posted through the sweep date, 86 in all, was ratioed sale price against final list price; that is where 98.8% and the 52.3%-below-list figure come from.
Two rules changed this month and are now locked for the series. First, the closed side of every written edition uses the settled month, the newest month whose last day is at least 40 days in the past, because a younger month is materially under-posted; the live Carson City market report page applies the same rule. Second, a month younger than that appears only as a provisional line with its posted count printed next to it. The August edition of this report was restated on September 15, 2026 under the first rule. Months of supply is still deliberately not published, because our active-to-closings ratio and the association's seasonally adjusted single-family method produce different figures and printing one next to the other invites the wrong comparison.
The ZIP table pairs active listings on the sweep date with settled July closings for the same ZIP and includes every property type; ZIPs with fewer than 60 actives or 15 July closings are omitted rather than printed on a handful of sales. For a home-specific analysis, Nevada Real Estate Group runs the same records for your street; call or text (775) 277-2120 or write to info@nevadagroup.com.
Which Sources Inform This Carson City Market Report?
- Nevada Real Estate Group sweep of the Northern Nevada Regional MLS via Repliers, September 15, 2026: every active Carson City listing and every July 2026 closing posted through that date; August 2026 closings posted through that date (provisional).
- Reno-Sparks Association of REALTORS August 2026 statistics, via Kinney and Renwick: the association's complete August figures for Reno and Sparks, quoted where this report discusses August.
- Reno-Sparks Association of REALTORS: release timing and regional methodology.
- Northern Nevada Regional MLS: the board whose records are counted here.
- Freddie Mac Primary Mortgage Market Survey: the 6.76% average 30-year fixed rate for the week of September 10, 2026.
- HUD, 2026 FHA loan limits and FHFA, 2026 conforming loan limits: the $541,287 FHA floor and the $832,750 conforming baseline used in the payment section.
- Nevada Housing Division, Home Is Possible limits: down payment assistance amount and limits effective June 15, 2026.
- Consumer Financial Protection Bureau, comparing Loan Estimates: the lender comparison framework.
- Nevada Legislature, NRS 116: the common-interest community statute behind the HOA disclosures referenced for attached and master-planned homes.
- Nevada Legislature, NRS 361: assessed value at 35% of taxable value and the partial abatement rules that shape a first-year tax bill.
- Nevada Legislature, NRS 645: the licensing statute under which Nevada Real Estate Group, license S.181401, publishes this analysis.
Prices, inventory and rates change daily; the figures above are as of the dates stated and will be restated in the October edition once August settles. This report is market analysis, not a valuation of any specific property.
