Reno still runs two markets at once, and the settled July count sharpens both: the median sale closed at 99.5% of asking, essentially full price, and the median sale also took 51 days to happen, the longest clock in the state. Homes priced to the bench sell at ask; homes priced above it sit seven weeks, cut, and then sell at full reduced ask. The discount happens before the offer, not at the table.
Every active figure below comes from a complete sweep of the Northern Nevada Regional MLS feed our team ran on September 15, 2026, all 1,121 active Reno listings examined individually. Every closed figure comes from July, the most recent month whose sales have finished posting: 343 closings inside the city, each ratioed sale price against final list. The Reno-Sparks Association of REALTORS' complete August figures are quoted where August is discussed.
Reno in September 2026: 1,121 active listings counted on September 15, 43.3% of them cut at a $28,000 median, and a $569,900 median ask. July, the last settled month, closed 343 sales at a $587,000 median, $669,063 for single-family, at 99.5% of list on a 51-day median clock, with 51.9% below asking and 21.6% above. RSAR's complete August figures put the single-family median at $672,500, up 9.3% year over year; our own August feed is about 39% posted.
- Reno had 1,121 active listings on September 15, 2026; 43.3% had cut price at a $28,000 median.
- July settled at 343 closings, a $587,000 median and 99.5% of list on a 51-day median clock.
- RSAR reports Reno single-family closed August at $672,500, up 9.3% year over year, on 252 sales.
- Only 135 August closings had posted to our feed by September 15, so our August stays provisional.
- Somersett ZIP 89523 closed July at 100% of list in 40 days; South Reno 89521 took 69.
What Are Reno's Key Housing Numbers for September 2026?
| Measure | Figure | Basis |
|---|---|---|
| Active listings | 1,121 | Every residential listing, counted September 15, 2026 |
| Listings with at least one price cut | 485 (43.3%) | Original asking price vs current, per listing |
| Median price cut | $28,000 (4.9%) | Among cut listings; 174 cut $50,000 or more |
| Median asking price | $569,900 | All actives; $775,000 single-family, $349,000 condo and townhome |
| Median asking price per square foot | $344 | All actives |
| Median days on market, actives | 37 | 35.2% listed 14 days or less; 38.9% at 60-plus days |
| July closings (settled) | 343 | All July sales posted to the MLS through September 15, 2026 |
| July median sold price | $587,000 | $669,062 single-family; $350,000 condo and townhome |
| July sale-to-list ratio | 99.5% | 51.9% closed below list, 21.6% above |
| July sold price per square foot | $341 | Median across all July closings |
| July median days on market | 51 | Homes that closed; 32.1% had cut price before selling |
| August closings posted so far | 135 at $560,000 | Provisional: about 39% of a full month has posted; see the next section |
Notice the oddity the table carries quietly: the settled July closing median, $587,000, sits above the active asking median of $569,900. That is mix, not magic. Larger single-family homes in South Reno and the foothills dominated July's closings while condos and the North Valleys stack the active board, and it underlines the report's theme: what actually sells in Reno is not what the typical listing looks like. The 51-day July clock and the 38.9% of the board past 60 days are the cost of the full-price ratio, not a contradiction of it.
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: 135 at a $560,000 median ($664,000 single-family), about 39% 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 Reno, the July count moved from 245 to 343 once the month settled, while the medians moved under 1%: the all-types median went from $591,250 to $587,000 and single-family from $668,500 to $669,063, while the sale-to-list ratio eased from 100% to 99.5%. 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 Reno 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 43.3% of Reno Listings Cut Their Asking Price?
Because Reno sellers price to the neighbor and Reno buyers pay the bench. The single-family asking median is $775,000; the settled single-family closing median is $669,063. Most of that gap is the foothills and Montreux stacking the active side, but the $28,000 median cut, the second-deepest in the state after Carson City, says the sellers who reprice are conceding real money on the first move. 174 listings have cut $50,000 or more, and among listings that have sat 60 days, 70.1% have already cut.
The geography of the cutting is the geography of ambition. The Old Southwest's 89509 cuts hardest at 51.3%, because its remodeled bungalows list against 2022 comps in a neighborhood where every buyer has seen the closings; the North Valleys' 89506 cuts least of the big ZIPs at 39.8% and sells in 29 days because it is the city's entry point and its buyers are still competing. Southwest Reno's 89511 asks $1.3 million at the median and cuts at 41.3% on a 43.5-day clock.
The counted detail behind that: of 1,121 active listings on September 15, 2026, 485 carry at least one reduction from their original asking price, the median reduction is $28,000 (4.9%) and 174 listings have cut $50,000 or more. Among listings that have sat 60 days or longer, 70.1% have already cut, and those aged-and-cut homes are 27.0% of the whole board. A listing in that group is a listing where the seller has conceded once and is still waiting.
What Did Reno Homes Actually Sell For in July?
July is the settled month, so it is the month to price against. Across 343 closings, the median sale was $587,000 at 99.5% of the final list price and $341 per square foot, with a 51-day median from listing to contract. 51.9% of sales closed below asking, 21.6% above it and the rest at list, and 32.1% 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 | 238 | $669,062 | 99.6% | 51.3% | 22.3% | $363 | 52 |
| Condo / Townhouse | 79 | $350,000 | 98.7% | 55.7% | 17.7% | $292 | 48 |
Reno's July is a full-price month with a slow clock. Single-family homes closed at $669,063 and 99.6% of list in 52 days, with 22.3% over asking; condos and townhomes at $350,000 and 98.7% in 48 days. Only 32.1% of July's sellers had cut before the sale, the lowest share in Northern Nevada, which is the other half of the two-speed story: most Reno sellers who priced right never cut, and most who priced wrong cut once and then got their reduced ask.
The settled count moved the medians less than 1% from the August edition's 70% figures while raising the count from 245 to 343, and it eased the sale-to-list ratio from a round 100% to 99.5%, which is the late-posting slow lane arriving. RSAR's August single-family median of $672,500 on 252 sales sits $3,437 above our settled July single-family median, a difference well inside the month-to-month noise of a 250-sale market.
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 Reno: 135 closings had posted by September 15, 2026, against 343 for settled July, and their median is $560,000 ($664,000 for single-family) at about $319 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 Reno it did not. A $560,000 provisional median against July's $587,000 is a 4.6% lower provisional median driven by mix, since the single-family provisional median of $664,000 sits within 1% of settled July, 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 Reno?
| Band | Active | Share of board | Cut share | Median DOM |
|---|---|---|---|---|
| Under $400K | 347 | 31.0% | 39.2% | 41.5 |
| $400K–$500K | 121 | 10.8% | 39.7% | 27 |
| $500K–$650K | 175 | 15.6% | 40.0% | 26.5 |
| $650K–$850K | 170 | 15.2% | 52.4% | 40 |
| $850K–$1.5M | 168 | 15.0% | 47.0% | 33 |
| $1.5M+ | 140 | 12.5% | 45.0% | 76 |
The largest band on the Reno board is Under $400K, 347 listings or 31.0% of everything for sale, and it is cutting at 39.2% with a 41.5-day median age. The fastest band with meaningful volume is $500K–$650K at 26.5 days; the most-cut is $650K–$850K at 52.4%, and the least-cut Under $400K at 39.2%. 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.
Reno's board is bottom-heavy in a way its closings are not: 31% of listings sit under $400,000, mostly condos, townhomes and North Valleys and Sun Valley product, cutting at 39.2% on a 41.5-day median age, while the settled closings cluster at $500,000 to $850,000. The $650,000-to-$850,000 band, where the newer South Reno homes and older Southwest remodels compete, cuts hardest at 52.4% and sits 40 days; the $1.5 million-plus tier cuts at 45% and takes 76 days, the slowest band in the state.
Which Reno ZIP Codes Are Selling and Which Are Sitting?
| ZIP | Active | Median ask | Cut share | Median DOM | July closings | July median sold | Sale-to-list |
|---|---|---|---|---|---|---|---|
| 89521 (South Reno and Damonte Ranch) | 217 | $695,000 | 47.5% | 41 | 77 | $709,000 | 99.4% |
| 89511 (Southwest Reno and Montreux) | 155 | $1,300,000 | 41.3% | 43.5 | 46 | $1,314,611 | 97.6% |
| 89509 (Old Southwest) | 117 | $680,000 | 51.3% | 34 | 41 | $650,000 | 98.6% |
| 89506 (North Valleys) | 108 | $482,000 | 39.8% | 29 | 51 | $428,000 | 100.0% |
| 89523 (Somersett and Northwest) | 106 | $692,450 | 45.3% | 31.5 | 35 | $620,000 | 100.0% |
| 89502 (Central and airport) | 83 | $440,000 | 48.2% | 33 | 28 | $385,500 | 100.0% |
| 89510 (Rural east) | 78 | $199,500 | 34.6% | 70 | — | — | — |
| 89508 (Cold Springs) | 76 | $460,000 | 36.8% | 20.5 | — | — | — |
South Reno and Damonte Ranch, 89521, is the volume engine and the slow lane at once: 77 July closings at $709,000, 99.4% of list, but a 69-day clock with 58.4% below asking, because it is the relocation corridor where the most listings compete for the same arriving households. Somersett and the northwest, 89523, is the fast lane at 100% of list in 40 days on $620,000; the North Valleys' 89506 is the entry lane at $428,000 and 100%. Southwest Reno's 89511 closed 46 sales at $1,314,611 and 97.6%, and Caughlin Ranch's 89519 15 at $825,000 and a full 100%.
The lesson of the ZIP table is that Reno's clock is a ZIP's clock. A buyer in 89521 can afford patience and should use it; a buyer in 89523 or 89506 cannot. A seller in 89509 is competing against 51.3% of neighbors who have already cut and should price accordingly.
How Fast Is Reno 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 37 days as of September 15, 2026: 35.2% of listings are two weeks old or less, 38.9% have passed 60 days and 27.6% have passed 90. On the sold side, July's closings took a 51-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 38.9% of what is for sale.
New supply keeps arriving. 85 Reno listings came on in the seven days before the sweep at a $569,000 median ask, 154 in the last 14 days and 294 in the last 30. Set against roughly 343 closings a month, the board is absorbing about what it takes in, which is why the active count has held near 1,120 for a month.
Reno's tail is long. 38.9% of the board has passed 60 days and 27.6% has passed 90, the highest aged shares among the state's big markets, and seven in ten of those aged listings have already cut. The fresh end is thinner than the south's, 35.2% two weeks old or younger, because Reno's inventory arrives more slowly: 294 new listings in 30 days against a 343-closing July.
What Does the Median Reno 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 $669,062 in Reno, 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 | $66,906 | $602,156 | $3,910 |
| 20% down | $133,812 | $535,250 | $3,475 |
According to HUD, the 2026 FHA floor for a one-unit home is $541,287, which the Reno 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 Reno Buyers Do This Fall?
Know which lane your target ZIP is in before you write the offer. In 89523, 89506 and 89519 the settled July ratio is a full 100%, so a lowball loses to the next buyer and the right move is ask on a well-priced listing. In 89521 and 89509, the median seller waited seven weeks and conceded before or at the sale, so a listing past 45 days with one cut is where a 3% to 4% discount is available. The Reno hub covers the neighborhoods; the Reno homes for sale search sorts by days on market.
Price the payment, because the bench is high. At 6.76%, the settled $669,063 single-family median costs about $3,911 a month with 10% down, above the FHA floor and squarely conventional; a one-point seller-funded buydown lowers it to about $3,526 and costs the seller less than Reno's $28,000 median cut. Ask for the credit. For a first purchase, the North Valleys and the condo market under $400,000 are where the FHA floor still reaches; our first-time buyer guide and the Reno housing market guide carry the detail.
And weigh new construction against the resale slow lane. Builder inventory in South Reno and Spanish Springs is closing with buydown credits that a 89521 resale seller cannot match, and the Reno new construction page tracks the current programs.
What Should Reno Sellers Do Before Listing?
Start from the settled record, because it is the only one buyers' agents are pulling: 343 July closings at $587,000 and 99.5% of final list, 51.9% of them below asking and 32.1% repriced at least once before they sold. On the active board, 43.3% of your competitors have already cut by a $28,000 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.
Price to the bench, which in July was $363 per square foot for single-family homes, adjusted for your ZIP: 89521 closed at $367, 89523 at $357, 89506 at $297 and 89511 at $440. A home that opens at the bench sells at full ask in the fast lane; one that opens above it joins the 303 listings that have sat 60 days and cut, and Reno's slow lane runs seven weeks and costs a $28,000 median toll.
Choose the concession before the buyer does. Reno buyers at 6.76% are asking for rate-buydown credits, and a credit reads as a smaller concession than a cut while lowering the payment more; a $12,000 credit usually closes the buyer that a $28,000 cut was meant to attract. Sell into the September window, because the autumn pool, relocation arrivals ahead of winter, thins fast in the fourth quarter. The August edition, now restated, shows the same two-speed pattern 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 Reno Compare With Its Neighbors This Month?
| Market | Active | Cut share | Median ask | July closings | July median sold | Sale-to-list | July DOM |
|---|---|---|---|---|---|---|---|
| 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 |
| Carson City | 260 | 40.0% | $665,000 | 86 | $510,000 | 98.8% | 55 |
Sparks closed July at $525,000, $62,000 below Reno, on a 42.5-day clock, 8.5 days shorter, with 48.7% of its board cut; Carson City closed July at $510,000, $77,000 below Reno, on a 55-day clock, 4 days longer, with 40.0% of its board cut. The live pages linked in the table carry each market's settled 12-month trend.
Reno is Northern Nevada's slow, full-price market: the longest July clock of the three cities and the highest settled median, at a ratio only Sparks beats. Sparks closes faster and at a full 100% because it is the value-oriented twin; Carson City takes 55 days and gives 1.2% at the table because its ask-to-close gap is the state's widest. The three share one direction, negotiable rather than distressed, and one mechanism: the discount happens before the offer in Reno and Sparks, and at the table in Carson City.
How Has Reno 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 1,125 to 1,121 listings, the share with a price cut from 43.2% to 43.3%, and the median cut from $29,100 to $28,000. Four fewer listings, a cut share up a tenth of a point and a median cut down $1,100: Reno's active board barely moved in three weeks, which is the signature of a market absorbing what it takes in. The restatement is the month's real change: 343 settled July closings against 245 reported on August 23, a 99.5% ratio against a round 100%, and a 51-day clock against 49.
Supply is the other side of the shift. 294 Reno listings came on in the 30 days before the sweep, 85 of them in the final week at a $569,000 median ask, against a settled July pace of 343 closings; 35.2% of the board is now two weeks old or younger and 27.6% 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 (343 closings, $587,000 median, 99.5% 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 Reno right now?
July 2026, the most recent settled month, closed at a $587,000 median across 343 sales, $669,062 for single-family homes. The median asking price on September 15, 2026 was $569,900. Closings, not asks, describe what buyers actually paid.
Is Reno a buyer's market in September 2026?
The evidence points to negotiable rather than distressed: 43.3% of active listings have cut price, July's median sale closed at 99.5% of list, and 51.9% 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, 135 Reno August closings had posted against 343 for settled July, so August is shown as provisional and July as the settled month.
How many homes are for sale in Reno?
1,121 residential listings were active on September 15, 2026: 589 single-family homes at a $775,000 median ask and 217 condos and townhomes at $349,000. 294 of them came on in the previous 30 days.
How long does it take to sell a home in Reno?
July's closings took a 51-day median from listing to contract. On the active board, 35.2% of listings are two weeks old or less while 38.9% have passed 60 days; the median active listing has been on the market 37 days.
What does the median Reno home cost per month?
At Freddie Mac's 6.76% average for the week of September 10, 2026, July's $669,062 single-family median carries about $3,910 a month in principal and interest with 10% down and $3,475 with 20% down, before taxes, insurance and any HOA.
Where does this data come from?
Every active listing in Reno 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 Reno Report Built?
Counted, not sampled. All 1,121 active Reno 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 43.3% cut share and the $28,000 median cut come from. Every July closing posted through the sweep date, 343 in all, was ratioed sale price against final list price; that is where 99.5% and the 51.9%-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 Reno 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 Reno Market Report?
- Nevada Real Estate Group sweep of the Northern Nevada Regional MLS via Repliers, September 15, 2026: every active Reno 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.
