Damonte Ranch and Double Diamond sit side by side on the valley floor of South Reno, share the same ZIP code, feed many of the same schools, and get pitched to the same buyers. On a map they blur together. In the data they do not. As of July 12, 2026, Nevada Real Estate Group's live Northern Nevada Regional MLS feed shows 78 active Damonte Ranch homes at a median asking price of $749,500, against just 28 active Double Diamond homes at a median of $645,000 — a gap of $104,500 inside the same postal code, driven by a decade of difference in home age and hundreds of square feet in size.
This is the tightest neighborhood matchup in South Reno, which is exactly why the wrong pick costs real money. Buyers who tour on vibe alone often overpay for the name or miss the better-value plan next door. Across the 9,600-plus closings our team has represented statewide, the deals that go sideways are the ones where the buyer never saw the number that actually separated two look-alike communities. This guide puts those numbers on the table.
Damonte Ranch and Double Diamond are adjacent South Reno master plans in ZIP 89521, but the live data separates them cleanly. Damonte Ranch is newer, larger, and pricier — a $749,500 median across 78 active homes built through 2025. Double Diamond is the established value play — a $645,000 median across 28 homes built by 2005, twelve minutes from the airport. Choose on budget, home age, dues and amenity priorities.
- Damonte Ranch's median list is $749,500 vs Double Diamond's $645,000 — a $104,500 gap in one ZIP (NNRMLS, July 2026).
- Damonte Ranch runs newer (median 2015) and larger (2,091 sq ft); Double Diamond is 2002-era at 1,925 sq ft.
- Double Diamond sits 12 minutes from the airport; Damonte Ranch owns the walkable Town Center.
- Double Diamond holds about 3,104 homes on roughly 804 acres, per its master association's overview.
- Median dues on 2025-26 MLS sales: $116 a month in Damonte Ranch, $40 in Double Diamond.
What Is the Real Difference Between Damonte Ranch and Double Diamond in 2026?
Strip away the marketing and the two communities separate along three axes: age, size, and price. Double Diamond Ranch covers about 804 acres, roughly 80 of them common area and parks, according to its master association's overview (revised July 2, 2022), and was built out largely in the early 2000s — our feed shows its active homes clustered between 1997 and 2005, with a median build year of 2002. Damonte Ranch is the younger, still-growing plan: its active listings span 2003 all the way to 2025, with newer phases like Esplanade at Damonte Ranch still adding inventory. That single fact — one community finished, one still building — drives almost every other difference.
The price follows the age and the square footage. A newer, larger Damonte Ranch home commands more, so the community's median list sits at $749,500 versus $645,000 in Double Diamond. But price per square foot tells the subtler story: Damonte Ranch actives run about $342 per square foot while Double Diamond runs about $350 — nearly identical. You are not paying a premium per foot in Damonte Ranch; you are simply buying more foot and more recent construction. That distinction is the crux of the whole decision, and I walk every South Reno buyer through it before we tour a single Reno home.
How Do the Live Numbers Separate Damonte Ranch and Double Diamond?
Here is the head-to-head, pulled from Nevada Real Estate Group's live NNRMLS feed on July 12, 2026, scoped to ZIP 89521 and filtered to each community's named MLS neighborhoods (methodology in the sources section):
| Dimension | Damonte Ranch | Double Diamond |
|---|---|---|
| Active listings | 78 | 28 |
| Median list price | $749,500 | $645,000 |
| List price range | $415,000 to $1,700,000 | $540,000 to $996,000 |
| Median $/sq ft (active) | About $342 | About $350 |
| Median home size | 2,091 sq ft | 1,925 sq ft |
| Median build year | 2015 (2003 to 2025) | 2002 (1997 to 2005) |
| Median days on market (active) | 26 days | 13 days |
| Builders and makeup | Production, semi-custom and custom; Toll Brothers at Damonte sub-association; Di Loreto Homes (New Edition) | Builders not listed on current builder sites; about 3,104 homes in gated and non-gated villages |
| Signature amenity | Town Center + wetland lake | Three City of Reno parks + four trail systems |
| Median HOA, all associations (monthly; MLS sales under contract Sept 1, 2025–Aug 31, 2026, closed by Oct 8, 2026) | $116 (middle half $50 to $242) | $40 (middle half $40 to $120) |
Two numbers deserve a second look. First, the inventory spread: Damonte Ranch is carrying 78 active homes against Double Diamond's 28 — nearly three times the choice, because a larger, still-building plan naturally turns over more stock. Second, the days-on-market line: Double Diamond's active homes show a median of just 13 days versus 26 in Damonte Ranch, a sign that the tighter, lower-priced Double Diamond inventory is moving faster off the shelf. For the wider ZIP context, all of South Reno's 89521 held 329 active listings the day we pulled — so these two plans alone account for roughly a third of the entire ZIP's for-sale supply.
Which Neighborhood Has Newer and Larger Homes?
Damonte Ranch, decisively. The median Damonte Ranch home on our feed was built in 2015 and measures 2,091 square feet; the median Double Diamond home dates to 2002 at 1,925 square feet. That is not a rounding difference — it is thirteen model years and roughly 166 square feet, which shows up in ceiling heights, open-concept kitchens, primary-suite layouts, garage sizing, and energy efficiency.
The reason is simply timing. Double Diamond finished its build-out around 2005, so its resale pool is uniformly early-2000s product — well-built, established, mature-landscaped, but a generation old in floor-plan terms. Damonte Ranch kept expanding: its newest sub-phases delivered homes as recently as 2025, and one active listing on our July 12 pull was 2024-or-newer construction. If you want the most current architecture without leaving South Reno's most established corridor, Damonte Ranch is the plan with the newer stock. If you value a settled neighborhood where the trees are tall and the streetscape is finished, Double Diamond delivers that maturity at a lower entry price. Buyers hunting genuinely brand-new product should also compare the broader Reno new-construction market, where Caramella Ranch and the South Meadows corridor are still opening phases.
For the broader South Reno comparison beyond Double Diamond, see Damonte Ranch versus South Meadows.
Who Builds the Homes in Damonte Ranch vs Double Diamond?
Builder pedigree is harder to pin down than buyers expect, because both plans are largely finished and builders' websites list only the communities they are selling now. When I checked the Lennar, Toll Brothers, Ryder Homes and Di Loreto Homes websites in a browser on October 8, 2026, none listed a Double Diamond community, so I can't confirm which builders built it and have dropped the names an earlier version of this guide gave. What the master association does document is the plan's makeup. According to the Double Diamond Ranch Master Association's overview, the ranch was reported to contain 3,104 homes: 1,032 in gated villages and 2,072 in non-gated villages. The gated side includes Wyndgate (275 homes) and the Fleur de Lis condominiums (270 units), both with a clubhouse and pool, Classics Village (212), Eureka/Diamond Country (189), and Miner's Village, an 86-home community for residents over 55. The result is real variety under one master association.
Damonte Ranch's builder history is easier to trace in places. According to Damonte Ranch's homeowner page, one of its sub-associations is Toll Brothers at Damonte. According to Di Loreto Homes' own site, the company built Nevada's first NAHB Research Center Green Certified home at the New Edition in Damonte Ranch in 2012. The plan mixes production homes with custom and semi-custom product at the north end and around the wetland. Because it built over a longer window, its resale mix is broader by vintage — you can find a 2004 home and a 2023 home competing on the same street grid. For scale, here is the county picture. According to Sierra Nevada REALTORS' August 2026 market report, Washoe County single-family homes closed at a $620,000 median in August 2026 on 392 sales; the association reports county and city figures, not neighborhood rankings. Our Reno new-construction builders guide breaks down which builders are still selling nearby and how their standard finishes compare.
How Do the Amenities Compare — Town Center vs Parks and Trails?
This is where the two plans truly diverge in daily life. Damonte Ranch is built around a wetland preserve and community lake, with the walkable Damonte Ranch Town Center — a retail-and-dining hub inside the plan — plus the dense commercial corridor along Double Diamond Ranch Road. You can walk to coffee, groceries, and a restaurant without leaving the community, and the wetland trail is a genuine amenity, not a marketing line. That walkability is the single most-cited reason buyers pay the Damonte Ranch premium.
Double Diamond leans residential and quiet. According to its master association's overview, its amenity package is three City of Reno parks that the association maintains under an agreement with the city — Comstock Park, Center Creek and Horizon — and four walking-trail systems, two of them along its drainage channels, and three gated villages, Wyndgate, Fleur de Lis and Miner's Village, add a clubhouse and pool for their own residents. There is no in-plan town center; residents drive about ten minutes to Summit Reno shopping on Mount Rose Highway for major retail. According to the City of Reno, both plans sit within the South Reno parks-and-trails service area, and the Sierra foothills trailheads at Galena Creek Recreation Area are roughly fifteen minutes from either community. In short: Damonte Ranch is the walk-to-amenities plan; Double Diamond is the park-and-quiet plan. Neither is wrong — they serve different lifestyles.
What Do HOA Dues Look Like in Each Community?
Both communities keep dues modest by South Reno standards, but the fee structure differs. In our pull of Northern Nevada Regional MLS data on October 8, 2026, covering sales that went under contract from September 1, 2025 through August 31, 2026 and had closed by October 8, 2026, Damonte Ranch dues ran a median of $116 a month with every association added, and the middle half of sales paid $50 to $242, covering parks, trail maintenance, common areas, and the wetlands preserve; of 166 sales with a dues entry, 161 listed two or more association charges and 90 listed three. A handful of gated sub-enclaves inside the larger plan — such as Saddle Ridge at Damonte Ranch — add their own sub-association fee, so verify the total in escrow.
In the same pull, 62 Double Diamond closings listed $120 a quarter, about $40 a month, as their first association charge, and 26 of 92 added a second association. That means two Double Diamond homes can carry different total monthly obligations depending on the Village. With every association added, the median was $40 a month and the middle half of sales paid $40 to $120, so a practical budget runs about $480 a year at the Double Diamond median and about $1,392 a year at the Damonte Ranch median; our Reno HOA fees guide explains the method. Neither is guard-gated. I tell buyers to price the full dues stack, transfer fees, and any special-assessment balance before writing — every $60 a month of extra dues is $21,600 across a 30-year hold, and it belongs in the affordability math from day one.
Which Schools Serve Damonte Ranch and Double Diamond?
Both communities sit in the Washoe County School District, and the district's Find My Zoned School lookup is the authority for any address; it also shows zone changes the district has approved for future years. Zones are drawn by street and can differ by Village inside Double Diamond, so never assume the assignment from the community name alone.
The MLS records give a useful starting list. On the sales in our October 8, 2026 pull of Northern Nevada Regional MLS data, listing agents entered Damonte Ranch High on all 167 Damonte Ranch records and all 92 Double Diamond records, and Depoali Middle on 164 and 88 of them. The elementary entries are where the two split: Double Diamond Elementary appeared on 90 of 92 Double Diamond records, while Damonte Ranch records were divided mainly between JWood Raw (77) and Nick Poulakidas (76). Those are agent entries, not district determinations, so run the exact address through the lookup before you write an offer, and ask the listing agent where the entry came from if it matters to your decision. For a wider view of how South Reno's plans compare on price, dues and amenities, our Reno master-planned communities comparison lines them up plan by plan.
How Do Location and Commute Differ in South Reno?
Both plans hug the I-580 corridor, but Double Diamond sits slightly farther south and east, closer to the freeway interchange and the airport. From Double Diamond, Reno-Tahoe International Airport is about 12 minutes via I-580; from Damonte Ranch it is closer to 20 minutes. For frequent flyers and airport-corridor commuters, that difference compounds fast. Downtown Reno is roughly 15 minutes from either community, and the Tahoe-Reno Industrial Center — home to major employers east on I-80 — runs about 30 to 40 minutes from both.
Damonte Ranch's trade-off for the slightly longer airport run is its position along the Steamboat Parkway retail spine, which puts more day-to-day shopping and dining within a few minutes' drive. If you are relocating to Reno, drive both routes at your real commute time before you choose, because the airport and the I-580 spine sit closer to Double Diamond. Lake Tahoe is roughly 50 to 55 minutes from either plan via the Mount Rose Highway. If a short airport hop is your priority, Double Diamond wins the commute; if you want retail at your doorstep, Damonte Ranch does. Drive both at rush hour before you decide.
What Does Each Plan Offer Below and Above $700,000?
Above about $700,000, Damonte Ranch has the depth: newer and bigger homes, the walkable Town Center and the wetland trails, at a median list price $104,500 higher than Double Diamond's on July 12, 2026. Its median active home was built in 2015 and measures 2,091 square feet, so a buyer trading up for square footage and a current floor plan will find more choice there.
Below that, Double Diamond is the more direct path to a detached home. Its list range starts around $540,000 versus $415,000 in Damonte Ranch on paper — but that Damonte low end is typically an attached townhome or a fixer, while Double Diamond's floor buys a detached single-family home in a settled neighborhood, with median dues of $40 a month against $116. The tighter 13-day median market time means well-priced Double Diamond homes move fast, so have financing lined up before you tour. According to Freddie Mac's Primary Mortgage Market Survey, the 30-year fixed rate averaged 7.40% for the week of October 8, 2026; at that rate, 10 percent down on the $645,000 Double Diamond median list price means about $4,019 a month in principal and interest, against about $4,670 on Damonte Ranch's $749,500 median — a spread worth modeling before you choose. Start with a pre-approval conversation on our buyers page, and run any target home through our home value estimator for a second opinion on price.
What Does the 90-Day Sold Market Tell Buyers and Sellers?
Active listings show asking prices; closed sales show what buyers actually paid. Over the trailing 90 days through July 12, 2026, our NNRMLS feed recorded 33 Damonte Ranch closings and 26 Double Diamond closings — a healthy pace for both:
| Closed-sale metric | Damonte Ranch | Double Diamond |
|---|---|---|
| Closed sales (90 days) | 33 | 26 |
| Median sold price | $745,000 | $664,500 |
| Sold price range | $425,000 to $1,375,000 | $550,000 to $1,250,000 |
| Median sold $/sq ft | About $354 | About $350 |
| Median days on market | 48 days | 44.5 days |
| Median bedrooms | 3 | 3 |
The closed data confirms the active picture and adds nuance. Damonte Ranch's median sold price of $745,000 sits within $4,500 of its median asking price — sellers are getting close to their number. Double Diamond closed at a $664,500 median, actually above its $645,000 active median, which tells me the homes selling in Double Diamond skew toward the larger, upper-Village product. Critically, the sold price-per-square-foot lines are nearly identical — $354 in Damonte Ranch and $350 in Double Diamond — which is the clearest proof that buyers are paying for size and age, not for the Damonte Ranch name. Sellers in either community should price to that per-foot reality; buyers should use it to sanity-check any listing that strays far from $350 per square foot. When you are ready to list, our Reno sellers resources walk through pricing strategy for both plans.
Which Neighborhood Appreciates Faster?
Neither community has a structural appreciation edge over the other — they rise and fall with the same South Reno tide, the same WCSD school demand, and the same California in-migration. What moves an individual home's appreciation is the gap between what you paid and what the per-foot market supports. Because Damonte Ranch and Double Diamond trade at nearly the same $350-per-square-foot level despite the age difference, the appreciation question really becomes: which home did you buy well?
According to the Federal Housing Finance Agency, the Reno-Sparks metro has posted sustained multi-year home-price gains; the index is published for the metro, not for individual master plans, so the plan-level evidence is the per-foot sales data above. In my experience, Double Diamond's older homes can offer a value-add path — a 2002 home bought at the right per-foot price and lightly updated often closes the gap to newer Damonte Ranch comps — while Damonte Ranch's newer stock appreciates more passively because there is less to renovate. For the macro backdrop on where Reno prices are heading, our Reno housing market update covers the metro trend line in detail, and the wider Northern Nevada communities hub maps how South Reno compares to Sparks, Carson City, and the Tahoe corridor.
How Should You Decide Between Damonte Ranch and Double Diamond?
Because the two plans are so close, the decision comes down to matching your top priority to the community that owns it. Use this decision matrix:
| Your top priority | Better pick | Why |
|---|---|---|
| Newest, largest home | Damonte Ranch | Median 2015 build, 2,091 sq ft, phases through 2025 |
| Lowest entry price for a detached home | Double Diamond | $540,000 floor buys established single-family |
| Walk-to-retail lifestyle | Damonte Ranch | Town Center and Steamboat Parkway corridor |
| Airport-corridor commute | Double Diamond | About 12 minutes to Reno-Tahoe International |
| Lowest monthly dues | Double Diamond | $40 median vs $116, all associations (October 8, 2026 MLS pull) |
| Most inventory and choice | Damonte Ranch | 78 active vs 28 active on July 12, 2026 |
| Settled, quiet, mature streetscape | Double Diamond | Built out by 2005; three City of Reno parks and four trail systems |
The honest summary: if your budget clears $700,000 and you want the newest home with amenities at your doorstep, tour Damonte Ranch first. If you want a genuine detached single-family home closer to $600,000, minutes from the airport, with lower dues, start in Double Diamond. Most of my South Reno buyers tour both in the same afternoon — they are that close — and the live inventory usually makes the call. Compare current homes side by side on our Reno search, where you can filter both plans in ZIP 89521 at once, or browse the full statewide live search if your net is wider.
Why Do South Reno Buyers Call Nevada Real Estate Group?
Because a matchup this tight rewards local knowledge and punishes guesswork. The difference between a well-bought Double Diamond home and an overpaid Damonte Ranch home is not the community — it is the per-foot price, the Village sub-HOA, the exact school boundary, and the days-on-market read that tells you how hard to negotiate. Those are the details a portal cannot give you and a generalist agent often misses.
Nevada Real Estate Group is the number-one-ranked real estate team in Nevada, with more than $4.85 billion in career sales volume, 9,600-plus closed transactions, and 789 closings in 2025 alone. We pull the live NNRMLS data — the same 78-versus-28 inventory and $749,500-versus-$645,000 median numbers in this guide — for every South Reno buyer and seller we represent, and we map it parcel by parcel so you never buy blind. Whether you are trading up into Damonte Ranch or landing your first detached home in Double Diamond, we bring the lender introductions, the Village-level dues detail, and the negotiation read that make these deals close right.
Ready to compare both plans in person? Call or text Nevada Real Estate Group's Reno office at (775) 277-2120 — serving all of Northern Nevada. Start with a Reno buyer strategy session, tell us what you are looking for, or read more about our team before you tour.
Frequently Asked Questions
What is the actual difference between Damonte Ranch and Double Diamond?
They are adjacent South Reno master plans in ZIP 89521, but Damonte Ranch is newer, larger, and pricier — a $749,500 median across 78 active homes built as recently as 2025 — while Double Diamond is the established, mostly early-2000s plan at a $645,000 median across 28 active homes. Damonte Ranch owns a walkable Town Center and wetland lake; Double Diamond has three City of Reno parks and four trail systems maintained by its master association. On price per square foot they are nearly identical, near $350.
Which community has bigger and more expensive homes?
Damonte Ranch. Its median home is 2,091 square feet built in 2015, versus 1,925 square feet built in 2002 for Double Diamond, and its median list price of $749,500 runs $104,500 above Double Diamond's $645,000 per our live NNRMLS feed on July 12, 2026. But because both trade near $350 per square foot, the Damonte Ranch premium buys more house and newer construction, not a higher per-foot rate.
Which builders built each neighborhood?
For Double Diamond, I could not confirm the builders: none of Lennar, Toll Brothers, Ryder Homes or Di Loreto Homes lists a Double Diamond community on its website as of October 8, 2026, because the plan is built out. Its master association's overview describes about 3,104 homes in gated and non-gated villages. For Damonte Ranch, the community's homeowner page lists a Toll Brothers at Damonte sub-association, and Di Loreto Homes' site describes building within Damonte Ranch, including the New Edition. Buyers wanting brand-new inventory can also scan our new-construction hub for current builder incentives.
How do the amenities compare between the two plans?
Damonte Ranch centers on a wetland preserve and community lake plus the walkable Damonte Ranch Town Center for retail and dining inside the plan. Double Diamond centers on three City of Reno parks — Comstock, Center Creek and Horizon — and four trail systems maintained by its master association, with clubhouses and pools inside three gated villages, Wyndgate, Fleur de Lis and Miner's Village, and major shopping about ten minutes away at Summit Reno. Neither community is guard-gated.
What are the HOA fees in Damonte Ranch versus Double Diamond?
In our pull of Northern Nevada Regional MLS data on October 8, 2026 (sales that went under contract in the 12 months ending August 31, 2026 and had closed by October 8, 2026), median dues with every association added were $116 a month in Damonte Ranch, where most homes pay two or three associations, and $40 a month in Double Diamond, where the common charge is $120 a quarter and 26 of 92 closings added a second association, so total dues vary by Village. Always confirm the full dues stack, transfer fees, and any special assessments in escrow before writing an offer.
What does each plan offer below and above $700,000?
Above about $700,000, Damonte Ranch offers newer, larger homes (a 2015 median build year and 2,091 square feet among July 12, 2026 actives), the walkable Town Center and the wetland trails. Below that, Double Diamond's $540,000-to-$645,000 range buys a settled detached single-family home with a fast 13-day median market time and $40 median monthly dues, against $116 in Damonte Ranch. Confirm the zoned schools for either with the district's Find My Zoned School lookup.
Which neighborhood appreciates faster?
Neither has a structural edge — both track the same South Reno market, school demand, and California in-migration, and both trade near $350 per square foot. Appreciation comes down to buying well: Double Diamond's older homes can offer a light-renovation value-add path toward newer comps, while Damonte Ranch's newer stock appreciates more passively. According to the Federal Housing Finance Agency, the Reno-Sparks metro has posted sustained multi-year gains; FHFA does not publish a South Reno or master-plan index.
Which Sources Inform This South Reno Comparison Guide?
Live inventory, pricing, size, age, and days-on-market figures come from Nevada Real Estate Group's Northern Nevada Regional MLS feed, pulled July 12, 2026 (methodology: all active and 90-day-closed for-sale listings in ZIP 89521, filtered to each community's named MLS neighborhoods — 78 Damonte Ranch actives at a $749,500 median and 33 closings at a $745,000 median; 28 Double Diamond actives at a $645,000 median and 26 closings at a $664,500 median). Dues and the schools entered on MLS records come from our later pull of NNRMLS data on October 8, 2026, covering sales that went under contract from September 1, 2025 through August 31, 2026 and had closed by October 8, 2026. Community, school, tax, and market context draws on these authorities:
- Sierra Nevada REALTORS — August 2026 market report — Washoe County single-family median and sales
- Washoe County School District — Find My Zoned School lookup — zoned schools by address
- Double Diamond Ranch Master Association — overview (revised July 2, 2022) — acreage, home counts, villages, parks and trails
- Damonte Ranch — homeowner associations — Toll Brothers at Damonte and other sub-associations
- Di Loreto Homes — about — the New Edition in Damonte Ranch
- Washoe County Assessor — assessed values and property tax basis
- City of Reno — parks, trails, and South Reno community services
- Freddie Mac Primary Mortgage Market Survey — 30-year rate of 7.40% for the week of October 8, 2026
- Federal Housing Finance Agency House Price Index — Reno-Sparks metro appreciation trend
- Nevada Department of Taxation — Nevada property-tax framework and 3 percent cap
- U.S. Census Bureau — Reno, Nevada — population and housing baselines
- Nevada Revised Statutes 361.471 — property-tax assessment and cap statutes
Comparing South Reno's two closest master plans? Call or text Nevada Real Estate Group at (775) 277-2120 — the South Reno neighborhood specialists — or browse live homes in Damonte Ranch and Double Diamond right now.
