Reno closed 324 homes in September 2026 at a $632,514 median, $67,514 above Sparks. The city median blends very different markets: 89511 (Southwest Reno and Montreux) closed at $1,512,500 and 89502 (Central and airport) at $450,000. On the active side, 51.2% of 809 listings had cut by November 11, 2026, and the typical September sale took 59 days from listing to closing.
Reno's median closed price was $632,514 in September 2026, per the Northern Nevada Regional MLS (NNRMLS) via Repliers, 324 closings. 51.2% of 809 listings had cut by November 11, while closings ran 98.9% of final list. Most of the discount happens before the contract, so read a Reno list price with its price history beside it.
- Reno closed $67,514 above Sparks at the median on 324 sales in September.
- Of ZIPs with 15+ sales, 89503 sold fastest at 46.5 days and 89511 slowest at 80.5.
- Houses show a 52.5% cut share and condos and townhomes 49.3% on the current list.
- Only 15.1% of listings were 14 days old or newer on November 11.
- The median clock went from 57 days in August to 59 days in September, listing to closing.
Where Does the Reno Market Stand in November 2026?
| Measure | Figure |
|---|---|
| September median closed | $632,514 |
| Closed per square foot | $343 |
| Houses | $683,000 |
| Median ask | $630,000 |
| Listings with a cut | 51.2% |
| Active listings | 809 |
| Condos and townhomes | $322,500 |
| Sale-to-list | 98.9% |
| Closed below list | 59.3% |
| Closed above list | 17.6% |
| Listed 60 days or more | 52.9% |
| Median days, listing to closing | 59 |
The figures follow the MLS city field for Reno. The clearest local split runs north to south. 89521 (South Reno and Damonte Ranch) closed 70 homes at $721,000 while 89506 (North Valleys) closed 40 at $460,000, a $261,000 gap inside one city. On the list, the median house asks $745,000 and the median attached home $324,900, and 93 homes ask $1.5 million or more. A Reno-wide figure tells a buyer in either part of town very little. And 59.3% of September closings landed below list while 17.6% landed above it, so a Reno list price is a starting point, not a ceiling or a floor.
All of these figures come from the Northern Nevada Regional MLS (NNRMLS) via Repliers. Reno's settled monthly record is on the Reno market page, a better guide to direction than any single month. That page groups sales by the MLS sold date, which on this feed is the contract date, so its monthly figures will not match this report's closing-date counts.
Are Reno Homes Selling Faster or Slower?
| Group | August | September |
|---|---|---|
| All homes | 57 | 59 |
| Still listed, days since list date | n/a | 63 |
Slower: the median went from 57 days in August to 59 days in September. That clock runs from listing to closing and counts only homes that sold, so it says nothing about the listings still waiting.
The other half of speed is on the active list, where the median home has been for sale 63 days. That is longer than the 59 days a typical sale took, and a sale's clock includes its escrow while a listing's does not, so many of these homes have waited well past the usual time to an offer. A year ago the closing clock read 63 days. A seller can use that as a test: a home that goes well past the closing clock without an offer is telling you the price or the presentation is off. Provisional October closings, 323 so far, show 57 days.
Speed can change before prices do. If the median stretches for two or three months in a row, sellers may have to adjust, and if it shortens, buyers may lose room. One month is not a pattern, so keep this figure next to the August reading and the next edition's reading before you draw any conclusion from it.
Is Reno Building More Apartments or More Houses?
| Type | 2026 | 2025 |
|---|---|---|
| Single-family units | 441 | 558 |
| Units in buildings of five or more | 762 | 453 |
Through September, Reno permitted 441 single-family units and 762 units in buildings of five or more, according to the Census Building Permits Survey. A year earlier those figures were 558 and 453. The city reported directly for only part of one of these periods, so Census estimated the rest and the comparison is approximate.
A heavy apartment pipeline matters to anyone buying a rental or weighing rent against a mortgage, because new apartments compete for the same tenants. Here the multifamily count is larger than the single-family count. Not every permit gets built on schedule, and a single large project can swing a year's figure, so treat this as a direction. For an owner thinking about renting a home out, look at asking rents nearby before relying on any pro forma. For what is on the ground today, see our new homes page.
For the newer month, Northern Nevada Regional MLS figures for October 2026, as updated November 8 and summarized by the Kinney and Renwick team on November 9, put Reno's single-family median at $667,500, up 4.4% from a year earlier, and Sparks at $625,000, up 10.6%, with 2.4 and 2.8 months of supply. Those are early figures from another brokerage's summary, not this report's own count.
Single-family permits and apartment permits answer different questions. The first affects how many homes a resale seller will compete with, and the second affects rents and, through them, the math on buying versus renting. Keep them apart when someone tells you the city is building too much or too little, and ask which kind of housing they mean.
Which Reno ZIP Codes Sold Fastest?
| ZIP | Median days | Median closed | Cut share |
|---|---|---|---|
| 89503 | 46.5 | $475,000 | n/a |
| 89523 (Somersett and Northwest) | 49 | $654,300 | 66.3% |
| 89506 (North Valleys) | 50 | $460,000 | 37.5% |
| 89502 (Central and airport) | 50 | $450,000 | n/a |
| 89521 (South Reno and Damonte Ranch) | 63 | $721,000 | 53.3% |
| 89509 (Old Southwest) | 64 | $706,500 | 52.2% |
| 89519 | 65.5 | $780,000 | n/a |
| 89511 (Southwest Reno and Montreux) | 80.5 | $1,512,500 | 47.1% |
The median sale in 89503 took 46.5 days from listing to closing. In 89511 (Southwest Reno and Montreux) it took 80.5 days.
For a seller, that gap sets how long a price can be tested before it needs to change. In the quickest ZIP, a listing past 93 days is already well behind the local pace. In the slowest, the same age is still behind. For a buyer, it sets how quickly you have to decide.
Fastest does not mean most expensive: 89503 closed at $475,000 against $1,512,500 in 89511 (Southwest Reno and Montreux). Monthly ZIP clocks rest on few sales, so a single slow closing can shift a row. Read them as a guide and check the pace again next month. See any ZIP on the ZIP report index.
The busiest ZIPs in September, one line each:
- 89521 (South Reno and Damonte Ranch): 70 closings at $721,000, 99.1% of list, 150 listed with 53.3% cut.
- 89511 (Southwest Reno and Montreux): 46 closings at $1,512,500, 98.7% of list, 119 listed with 47.1% cut.
- 89523 (Somersett and Northwest): 43 closings at $654,300, 99.0% of list, 89 listed with 66.3% cut.
- 89506 (North Valleys): 40 closings at $460,000, 100.0% of list, 88 listed with 37.5% cut.
- 89509 (Old Southwest): 28 closings at $706,500, 96.6% of list, 90 listed with 52.2% cut.
- 89502 (Central and airport): 27 closings at $450,000, 98.0% of list.
Are Reno Houses or Condos Cutting More?
| Type | Cut share | Median ask | Sale-to-list | Below list |
|---|---|---|---|---|
| Houses | 52.5% | $745,000 | 99.1% | 57.4% |
| Condos and townhomes | 49.3% | $324,900 | 97.7% | 69.0% |
Houses are cutting more: 52.5% of 577 listings against 49.3% of 205 attached homes.
The last two columns show how that played out at the closing table in September. A high cut share with a healthy closing ratio means sellers are getting to the right price before the contract, not during it. A high cut share with a weak closing ratio means they are giving ground at both stages. Buyers shopping the softer type should look hardest at listing history, since that is where the concession has already happened. For attached homes, add the monthly dues to any comparison, because a lower ask can be offset by a bigger association bill.
The figures also help with timing. A seller of an attached home whose competitors are cutting more should expect buyers to ask for more, and should price with that in mind from the first day. A buyer weighing a house against a condo can use these columns to judge which side is likely to move. If the home type you want is the one holding firm, your leverage has to come from somewhere else, such as a clean offer or a quick closing.
How Much of the Reno List Is Actually New?
| Measure | Figure |
|---|---|
| Up 14 days or less | 15.1% |
| Homes in that group | 122 |
| Added in the last 7 days | 61 |
| Their median ask | $540,000 |
Only 15.1% of the active list had been up 14 days or less on November 11: 122 homes. That is the group most buyers are really competing for, because a new listing is the one that has not yet been judged at its price.
The other 84.9% has been seen, so Reno has two lists at once: a small fresh one and a larger one with more room to talk. An alert on new listings covers the first, and the 51.2% of homes carrying a price cut are the place to start on the second. The $540,000 median ask of the last week's 61 arrivals shows where the newest sellers are starting, so compare it with the $632,514 median closing before deciding how hard to move on one.
The clock on a new listing matters for both sides. A buyer who sees a well-priced new home should be ready to act, with a loan approval in hand. A seller should remember that this is the period when the listing gets the most attention, so the photos, the condition and the price all need to be right on the first day and not the fifteenth.
Where Does Reno Rank on Price Per Square Foot?
| Market | Per sq ft | Median closed |
|---|---|---|
| Reno | $343 | $632,514 |
| Carson City | $305 | $525,000 |
| Sparks | $302 | $565,000 |
Reno closed at $343 a square foot in September, the highest among the Northern Nevada markets here. Reno set the top at $343 and Sparks the bottom at $302.
Per-foot pricing is the fairest quick way to compare places with different home sizes, and it still leaves out lot size, age and finish. On a 2,000-square-foot home, the spread between the top and bottom markets in this table is $82,000. A market can have a high per-foot figure and a modest median simply because its homes are smaller, so read the two columns together before deciding which place costs more.
The per-foot gap also shows why a move across a city line can change what a budget buys. A buyer spending $632,514 in Reno gets about 1,844 square feet at this month's median rate. Run the same budget through the other rows in the table and you can see how much space the same money reaches elsewhere, before the differences in age, lot and location. That is a starting point for a search, not a valuation.
Should Reno Buyers Compare New Construction?
Yes, if you compare them on the same terms. The resale benchmark here is $683,000 for a house, so ask what a new home would actually cost once the lot premium, upgrades, landscaping and window coverings are in. A builder's base price rarely covers all of it, and the model home usually shows options that cost extra.
Resale has its own costs. It may need work sooner, and 52.9% of the Reno list has been up 60 days or more, so you may have room to negotiate that a builder will not give you on price. If a builder offers a rate incentive, compare the full Loan Estimate and not only the rate.
If the south Reno medians are out of reach, look at 89502 (Central and airport), which closed at $450,000. Listings there have to clear the same list-price test.
Our new homes page shows what is being built. Before your first visit to a sales office, ask in writing how the builder handles a buyer's own agent. Then set the numbers side by side against resale listings in Reno.
Ask how long the builder's price holds, what happens if the home is late, and who pays for a rate lock if the date moves. Those answers belong in the contract.
Should Reno Sellers Offer a Credit or Cut the Price?
Price both before you answer. At Freddie Mac's 7.18% average 30-year fixed rate for the week of November 5, 2026, a quarter-point lower rate on a $683,000 home with 10% down saves a buyer about $103 a month in principal and interest. Getting the same saving from price takes a cut of about $16,965. What the buydown costs depends on the lender, so have the buyer's lender quote it.
A cut also does something a credit does not: it resets the listing's price, which can bring in buyers who were filtering below your old number. A credit keeps the price higher on paper, which may matter for the appraisal and for later comparable sales, and it has to fit within the limits of the buyer's loan. The median cut on the Reno list is $25,000, so that is the figure a buyer will have in mind.
Remember what the Reno clock measures: 59 days runs from listing to closing, so subtract the escrow period before you judge how fast your home should go under contract.
Ask your agent to run both on a net sheet, so you can see what each leaves you after payoff and costs. Call or text (775) 277-2120, or read more on our sellers page.
Whichever you choose, put it in writing with an expiry date, so a buyer has a reason to answer quickly.
What Should You Watch in Reno Next?
Two things. First, the gap to Sparks: Reno closed $67,514 above its neighbor in September, and a gap that size can send buyers to look across the line. Second, the top of the market: 89511 (Southwest Reno and Montreux) closed at $1,512,500, and a handful of big sales there can lift the citywide median in a month with no real change elsewhere.
The 51.2% cut share is the third figure I would keep an eye on. In a market where sale-to-list sits at 98.9%, that is where sellers' adjustment shows up, so a fall would suggest the correction has run its course. Remember that Reno's day count runs from listing to closing, so it is not comparable with figures from Southern Nevada. The Reno market page has the settled series, and the housing guide has the longer story. If those three figures all move the same way for a couple of months, that is a change worth acting on. If they don't, it is probably just the mix of homes that closed. One month in Reno can hold a few large sales and look like a jump, so give it two or three.
Frequently Asked Questions
What did the typical Reno house sell for in September?
$683,000 across 263 single-family closings, at 99.1% of list. With condos and townhomes included, the median was $632,514.
How much can you negotiate on a Reno home?
At the 98.9% median sale-to-list, a $632,514 home closes about $6,958 under its final list price, on top of any earlier cut. Listings that have cut show a $25,000 median reduction.
How many homes are for sale in Reno?
809 residential listings on November 11, 2026, including 577 houses at a $745,000 median ask and 205 condos and townhomes at $324,900.
How long does it take to sell a home in Reno?
The median September closing took 59 days from listing to closing. Homes still for sale on November 11, 2026 had been listed a median 63 days.
What about Reno's October sales?
October is still posting. 323 closings had reached the feed by November 11, 2026 at a $599,000 median, a provisional figure.
What income do you need for a Reno home?
Lenders look at total debts, so there is no one figure. Start from the payment: about $3,702 a month in principal and interest on $683,000 with 20% down, at Freddie Mac's 7.18% 30-year average for the week of November 5, 2026, plus taxes and insurance.
Which Sources Inform This Reno Report?
- Northern Nevada Regional MLS (NNRMLS) via Repliers: counted November 11, 2026.
- Freddie Mac PMMS: week of 2026-11-05.
- Census permits through September 2026 and the prior year.
- Northern Nevada Regional MLS October 2026 figures, summarized by Kinney and Renwick: the board's October 2026 figures.
- Our September 2026 report.
- More on Reno: area guide, homes for sale, new homes, housing guide, market page, ZIP reports, buying, payments, down payment help, selling.
Listings are counted one by one on the sweep date, residential only. Closings are counted by MLS closing date, and a month counts as settled once its last day is 40 days old; a younger month appears only as provisional. Listing age runs from the list date. This is market analysis, not a valuation of any specific property.
The latest citable figures, with method, sample size and a downloadable chart, are on our Reno market data page. Based on information from the Northern Nevada Regional Multiple Listing Service® for the period September 1, 2025 through November 11, 2026.
Thinking of selling in Reno? See how November’s numbers apply to your home
