Reno and Sparks are carrying more simultaneous construction than at any point in my 16 years selling homes here, and for once the projects are spread across the whole map instead of concentrated downtown. The airport is replacing both of its concourses. A 10,000-seat arena is rising on the Grand Sierra Resort property. Jacobs Entertainment has finished the first $400 million phase of its Fourth Street district. A $10 billion data-center campus broke ground east of Sparks while the City of Reno froze new data centers inside its own limits. The University of Nevada is opening a fieldhouse and a state public health laboratory this fall, Renown just received the largest gift in its history to build a children's hospital, and Washoe County's regional plan says the area needs 43,207 more homes by 2042.
Buyers ask me the same question about each one: what does it do to the value of a home nearby? The honest answer is that an airport concourse, a hospital, a data center and a 4,000-home master plan create four different kinds of pressure. Jobs projects add demand, master plans add supply, and road projects change which neighborhoods are convenient. This guide takes the largest Reno and Sparks projects under construction or carrying a government approval as of September 2026, states what primary sources verify about each budget and timeline, and pairs each with Northern Nevada MLS data pulled through Repliers on September 19, 2026 for the closest neighborhoods. Where I could not verify a figure, I say so.
As of September 2026, the largest verified Reno and Sparks projects are the $1 billion MoreRNO airport rebuild with concourses opening in 2028 and 2029, the $435 million GSR Arena opening fall 2027, Jacobs Entertainment's $400 million Neon Line District, Fleet Data Centers' $10 billion Tahoe-Reno Industrial Center campuses, Renown's children's hospital, Kiley Ranch and Stonebrook in Sparks, and Talus Valley in South Reno. Buy on each project's effect on demand or supply, not the headline.
- The MoreRNO program replaces both airport concourses for $650 million, with Concourse A opening 2028 and B in 2029.
- The GSR Arena's 10,000 seats open fall 2027 as phase one of a $1 billion east Reno redevelopment.
- Fleet Data Centers' two TRIC campuses carry $10 billion in construction and come online in late 2027.
- Washoe County's regional plan calls for 43,207 new dwelling units between 2022 and 2042, a 15% increase.
- Downtown and the university area closed 218 sales at a $375,000 median in the year ending September 2026.
Which Reno and Sparks Projects Are Actually Under Way as of September 2026?
The list below is limited to projects that were under construction, funded, or carrying a government approval as of September 19, 2026. Proposals that have not cleared a public body are marked as proposals. Budgets appear only where a primary source states one; where a project has published no total, the table says so rather than guessing. The neighborhoods column names the closest master plans and ZIP codes, which is where the Northern Nevada MLS data in the later sections comes from.
| Project | Status | Published budget or scale | Timeline | Nearest neighborhoods |
|---|---|---|---|---|
| MoreRNO airport program | Concourses, HQ and transportation center under construction | About $1 billion; $650 million concourses | Concourse A 2028, Concourse B 2029 | South Reno, Hidden Valley, Sparks industrial |
| GSR Arena and redevelopment | Under construction since October 2025 | $435 million arena; $1 billion program | Arena opens fall 2027 | East Reno, Glendale corridor, Sparks core |
| Neon Line District (Jacobs Entertainment) | Phase one complete May 2026; phase two proposed | $400 million phase one | Tower and showroom not yet dated | Downtown, West University |
| Greater Nevada Field agreement | Approved January 28, 2026 | $40 million private investment over ten years | Aces committed through 2049 | Downtown, Riverwalk |
| Boulevard Reno soccer district | Proposal; approvals and financing into 2027 | $327 million district; $40 million stadium | Construction after approvals | Kietzke Lane, Midtown south |
| University of Nevada campus projects | Fieldhouse and $75 million lab under construction | $75 million public health lab; $8.6 million planetarium | Fall 2026 | West University, Old Northwest |
| Renown children's hospital | Announced September 10, 2026 with a $40 million gift | Total cost not published | No date published | Midtown, East Reno |
| Fleet Data Centers at TRIC | Second campus broke ground June 2026 | $10 billion construction; 400 megawatts | Online Q3 and Q4 2027 | Sparks, Spanish Springs, Fernley |
| Spaghetti Bowl program | Phase one done; later phases scheduled | More than $2 billion across all phases | Through 2039 | Downtown, Oddie-Wells, Sparks core |
| Pyramid Highway and US 395 connection | First widening built; connector phases undated | $800 million full program; $54.1 million phase one | Phases not dated | Spanish Springs, Wingfield Springs |
| Kiley Ranch, Sparks | Santa Barbara apartments broke ground July 2026 | 400,000-square-foot Marketplace planned | Marketplace phase one late 2026 | Kiley Ranch, Wingfield Springs |
| Talus Valley, South Reno | Building; Lennar selling three collections | About 1,000 acres; 4,000-plus homes planned | Multi-year buildout | South Meadows, Double Diamond, Donner Springs |
The pattern in that table is the one buyers should notice first. The projects that add jobs and visitors, the airport, the arena, the data centers, the hospitals, sit in the east and south of the metro. The projects that add homes, Talus Valley, Kiley Ranch, Stonebrook, the Verdi releases, sit on the edges. Downtown gets both. That geography explains most of the price differences in the neighborhood data later in this guide, and it is why a buyer in Reno and a buyer in Sparks are often reacting to different projects.
What Is Jacobs Entertainment Building Along Fourth Street, and What Does It Do to Downtown Prices?
According to KOLO's coverage of the May 18, 2026 completion ceremony, Jacobs Entertainment has finished phase one of a $400 million, five-year redevelopment of J Resort and the surrounding Fourth Street blocks now branded the Neon Line District. Phase one delivered the festival grounds, a rebuilt Fourth Street entrance, the Elera Spa, early work on youth soccer fields and the first new housing. The proposed phase two is larger: a 55-story, 600-room tower, a 4,000-seat showroom, a banquet hall and a Fourth Street pedestrian bridge patterned on the historic Reno arch. None of the phase-two pieces carries a published start date as of September 2026, so I treat them as proposals.
The housing is the part that moves values. According to News 4's report on the building's opening, 245 North Arlington is the district's first ground-up apartment building: five stories and 60 units at the corner of Arlington Avenue and West Second Street, with studios at $1,550, one-bedrooms at $1,750 and two-bedrooms at $2,250 a month when it opened, six units set aside as affordable, 80 more market-rate units in the next phase and 60 senior affordable units planned with the Reno Housing Authority. The same report quoted the city's count that more than 1,000 new housing units had opened downtown in the prior year against 336 units in the previous 15 years combined.
What that means for a downtown condo or a West University bungalow is a shift in the neighbor. Fourth Street was the block downtown buyers avoided; it is now the block with the festival grounds and the new apartments. Northern Nevada MLS data pulled through Repliers on September 19, 2026 puts the downtown and university ZIP codes, 89501 and 89512, at 218 closings in the 12 months ending September 18, 2026 with a $375,000 median, a 69-day median time on market and 48% of sales being condos or townhomes. That is the slowest-selling area in Reno on days and the highest months of supply at 5.8, because most of the new supply is rental, not for-sale, and the for-sale stock is older. My read: the Neon Line raises the floor for downtown Reno condos by removing the old discount for the block, but it does not create a premium until phase two's tower or for-sale product is actually dated.
How Do the Aces Deal, the GSR Arena and the Boulevard Reno Proposal Change East Reno?
Three sports and entertainment projects sit within about three miles of each other on the east side of downtown, and they are at three different stages. The first is done. According to KOLO's January 28, 2026 report, the Reno City Council and the Redevelopment Agency unanimously approved an agreement that keeps the Reno Aces at Greater Nevada Field through 2049, transfers ownership of the ballpark to the Simon Group and Nevada Land LLC, and requires $40 million of private investment around the stadium over ten years. The term summary published by Downtown Makeover adds the deadlines: half of the $40 million within five years and all of it within ten, in retail, office, hotel, entertainment or residential space near the ballpark, with the city's $1 million annual payment shifting to the Redevelopment Agency and off the general fund. For the blocks east of the river between the ballpark and the Freight House, that is a funded obligation, not a rendering.
The second is under construction. According to Grand Sierra Resort's October 1, 2025 groundbreaking release, the $435 million GSR Arena will seat 10,000, span 300,000 square feet, host about 95 events a year and open in fall 2027 as the home of Nevada men's basketball, the first phase of a $1 billion, decade-long redevelopment that also includes a 2,800-space parking garage, a community ice center and future housing and hotel phases. That is the largest private investment in the city's history, and it sits on the Glendale Avenue side of the Truckee River, closer to the Sparks line than to downtown.
The third is a proposal. According to NVBEX's August 19, 2026 report, the Boulevard Reno district on the former dealership site at Kietzke and Peckham lanes is now a $327 million plan with a $40 million, 6,000-seat stadium, about 300 hotel rooms and a casino component, with $50 million of a $150 million fundraising target secured, a tax-increment financing request pending and approvals expected to run into 2027. I would not pay a premium for it yet.
The home-value angle for east Reno is capacity, not glamour. The arena and ballpark obligations put roughly $475 million of committed private spending within a short drive of the Sparks core ZIPs, 89431 and 89434, which closed 622 sales at a $439,000 median in the 12 months ending September 18, 2026 on a 49-day median, the fastest clock in the metro and the entry lane where a new jobs anchor shows up as buyer competition first; Sparks homes for sale carries that inventory.
How Big Is the Reno-Tahoe Airport Rebuild, and Which Neighborhoods Sit Under It?
According to the Reno-Tahoe Airport Authority's MoreRNO program page, the airport is in the middle of roughly $1 billion of infrastructure work. Two pieces are finished: the $32 million ticketing hall expansion in April 2024 and the $14.4 million loop road in September 2024. Three are under construction: a $76 million police and authority headquarters due in 2027, a $299 million, four-floor ground transportation center due in 2028 that consolidates rental cars, taxis and rideshare into 440,220 square feet, and the $650 million New Gen A and B concourses, which broke ground in February 2026 with Concourse A opening in 2028 and Concourse B in 2029. A parking expansion follows around 2028. According to KOLO's report on the March 2026 concourse kickoff, the new concourses replace 23 gates with 24 and are funded through a ten-year airline bond agreement plus federal infrastructure money.
The demand side is what justifies it. According to The Nevada Independent's August 9, 2026 report, the airport set a record with 4.9 million passengers in 2025, was running 3% ahead of that pace through the first six months of 2026, was expected to pass 5 million passengers this year and had grown 16% over its 2019 baseline. Washoe County's visitor count was running 5% ahead of the prior year through June 2026, and gaming revenue was up 9.6% in the first half.
For housing, an airport rebuild is a jobs project and a noise map at the same time. The neighborhoods that feel it most sit on the approach and departure paths in the 89502 ZIP east of the runways and along the South Reno corridor near Longley Lane. In the 12 months ending September 18, 2026, 89502 closed 300 sales at a $460,000 median on a 53-day median clock, one of the more affordable ZIPs inside the city. My advice on any purchase within two miles of the field is unchanged by the construction: pull the noise contour, visit at 6:30 a.m., and price against 89502 comps rather than Midtown comps. The concourses add capacity; they do not move the runways. The Reno market report page carries the ZIP trend month by month.
What Is the University of Nevada Adding, and Why Does It Matter for the University District?
According to the University of Nevada, Reno's campus construction page, five projects were under construction as of September 2026: a 73,700-square-foot indoor fieldhouse with 110 yards of turf near Mackay Stadium, due fall 2026; a $75 million, 55,000-square-foot Nevada State Public Health Laboratory north of the stadium with BSL-3 lab space, also due fall 2026; an $8.6 million renovation of the Fleischmann Planetarium dome and lobby; the $850,000 Tusher Gate on Wolf Pack Way; and a $7.18 million Manzanita Lake pedestrian path due winter 2026-27. According to President Sandoval's October 2025 State of the University address, fall 2025 enrollment reached a record 24,061 students with first-year enrollment up 8.7%, research funding hit $229 million in fiscal 2025, the John Tulloch Business Building opened in summer 2025, a 600 University Way affordable housing project targets construction in 2026 and occupancy in 2028, and planning money is approved for a Life Sciences Building in the University Gateway district.
A university adding students faster than it adds beds is the most reliable rental-demand engine in any city, and the numbers here are stark. The university ZIP, 89512, closed 163 sales at a $385,000 median and $281 per square foot in the 12 months ending September 18, 2026, with 65 active listings on September 18, according to Northern Nevada MLS data pulled through Repliers on September 19, 2026. The median single-family home that sold there was built in 1987. That combination, old stock and a growing campus, is why D.R. Horton's Wolf Ridge townhomes a mile north of campus have been selling in the $540,000s to $650,000s; I break that community down in the Wolf Ridge guide. For an investor, the West University blocks between campus and the river are the play; for an owner-occupant, the question is whether the 600 University Way project and the Neon Line apartments absorb enough student demand by 2028 to cool the rent growth under those prices. I think they slow it, not stop it.
What Are Renown and the Health Systems Building, and Where Are the Jobs Going?
Health care is the quietest large employer in this pipeline and the one with the most direct neighborhood effect, because hospital jobs are stable, shift-based and tend to cluster housing within a 20-minute drive. According to Renown Health's September 10, 2026 announcement, a $40 million gift from Tom Golisano, the largest in the system's history, will fund plans for a standalone children's hospital on the Renown Regional Medical Center campus, replacing a children's hospital that currently operates across several floors of the main building with a 55-bed Level III NICU and 16-room PICU. Renown treated more than 84,000 children in 2025 and delivers more than 4,000 babies a year. No total project cost or opening date has been published as of September 19, 2026, and I have not invented one.
The ambulatory side is dated. According to Nevada Business Magazine's May 2026 report, Renown has submitted permits for a Spanish Springs medical office building with 134 exam rooms, imaging, a pharmacy, labs and eventual outpatient surgery, expected to be operating in just under two years, which points to 2028. Renown's construction director said the reason plainly: the hospital is huge but the clinics are not, and the population growth in the northeast valley needs a hub that spares residents the half-hour drive into Reno.
For home values, the two projects pull in different directions on the map. The children's hospital reinforces the Mill Street and Kirman Avenue corridor east of Midtown, where the 89502 ZIP's $460,000 median in the 12 months ending September 18, 2026 makes it one of the last places a nurse or a resident physician can buy inside the city. The Spanish Springs clinic is a commute-shortener for the 89441 and 89436 ZIPs, which together closed 992 sales at a $585,000 median over the same window with 17% of those sales being homes built in 2025 or later, the highest new-construction share in the metro. If you work at Renown and want new construction, Spanish Springs is about to get a lot closer to your shift; if you want walkable and older, Midtown is the hospital's front yard.
Which Employers and Data Centers Are Growing at TRIC, and What Does Reno's Moratorium Change?
The Tahoe-Reno Industrial Center is the region's job engine and it sits in Storey County, east of Sparks along Interstate 80. According to KOLO's January 17, 2026 report on the Boring Company tunnel study, the 107,000-acre center employs about 22,000 people a day, nearly 8,000 of them at Tesla and more than 4,000 at Panasonic, and roughly 70% of that workforce lives in Reno and Sparks. That is about 15,400 households whose commute runs east on I-80 every morning, which is why the Economic Development Authority of Western Nevada paid the Boring Company $50,000 in October 2025 to study a nine-mile tunnel from Reno to the Gigafactory. Whether the study has been completed was not clear as of that report, so the tunnel is an idea, not a project.
The data-center wave is the newer story. According to the Nevada Appeal's June 9, 2026 report, Fleet Data Centers, a subsidiary of Tract Capital, broke ground on its second TRIC campus, with $10 billion of construction cost across the South Valley and Peru Ridge campuses, 400 megawatts of combined critical compute power, $4.6 billion of financing secured, Peru Ridge online in the third quarter of 2027 and South Valley in the fourth, and 1,000 to 1,500 trades workers at peak construction. According to the Sierra Nevada Ally's May 17, 2026 analysis, more than 40 data-center facilities are operating or planned in the Reno-Sparks region, Google has invested more than $2.3 billion in Nevada since 2019, data centers already draw roughly 22% of the state's electricity demand, and a single 12-megawatt Reno facility, Novva's RNO2 on Keystone Avenue, supports about 11 on-site jobs at about $31 an hour.
That last number is why the City of Reno pulled back. According to KUNR's June 5, 2026 report, the Reno City Council voted 6-1 to bar special use permits for new data centers inside the city until August 31, 2027 or until new regulations covering water, power and community benefit are adopted, the first such moratorium in Nevada. The practical effect on housing: the data-center construction boom stays at TRIC in Storey County, where the jobs are temporary trades jobs and the permanent operations jobs are few. Data centers are not a housing demand story the way Tesla was in 2015. According to 2 News' coverage of EDAWN's February 5, 2026 State of the Economy forum, EDAWN-assisted companies generated more than 1,200 new jobs in the prior year at an average value of nearly $77,000, which is the number that actually shows up at open houses in Wingfield Springs and Spanish Springs, the closest master plans to the I-80 on-ramp.
How Do the Spaghetti Bowl, Pyramid Highway and Oddie-Wells Projects Reshape Commutes?
Road projects change which neighborhood is 20 minutes from work, which is the single biggest lever on relative values in a metro that still commutes by car. The Spaghetti Bowl, where I-80 meets I-580 and US 395, is the big one. According to California Builder and Engineer's June 2022 project profile, the $182 million Spaghetti Bowl Xpress phase built five new bridges, widened two, added I-580 lanes and rebuilt ramps between its August 2020 groundbreaking and the end of 2022, as the first of five phases in a program of more than $2 billion: I-80 east through 2028, US 395 north from 2028 to 2034, I-580 south from 2035 to 2037 and I-80 west from 2037 to 2039. The interchange was designed for 130,000 residents in 1969; the metro is well past 420,000 now. The takeaway for a buyer is that the Spaghetti Bowl will be a work zone for the rest of the decade and beyond, and the neighborhoods at its corners, the Oddie-Wells area, the Sparks core and northeast downtown, will carry construction traffic in exchange for the eventual capacity.
| Project | Sponsor | Cost | Status | Neighborhoods affected |
|---|---|---|---|---|
| Spaghetti Bowl Xpress (phase one) | NDOT | $182 million | Complete, end of 2022 | Downtown east, Oddie-Wells, Sparks core |
| Spaghetti Bowl phases two through five | NDOT | More than $2 billion program | Scheduled through 2039 | I-80 and US 395 corridors |
| Pyramid Highway widening, Queen Way to Los Altos | NDOT | About $58 million | Built from May 2023 on a two-year schedule | Spanish Springs, Wingfield Springs |
| Pyramid Highway and US 395 connection | RTC Washoe and NDOT | $800 million all phases; $54.1 million phase one | Environmental approval 2018; later phases undated | Spanish Springs, Sun Valley, North Valleys |
| Oddie-Wells multimodal corridor | RTC Washoe | $52 million | Complete, September 2024 | Wells Avenue, Oddie Boulevard, Sparks |
| Airport ground transportation center | Airport Authority | $299 million | Under construction, opens 2028 | Airport, 89502, South Reno |
Pyramid Highway is Sparks' version of the same problem. According to News 4's March 2023 report on the state transportation board approval, Granite Construction's roughly $58 million contract widened 1.5 miles from four lanes to six between Queen Way and Los Altos Parkway and rebuilt another mile to Golden View Drive on a two-year schedule beginning May 2023, on a road carrying 50,000 drivers a day. According to the RTC of Washoe County's project page, the full Pyramid Highway and US 395 connection is an $800 million program whose environmental study was approved in 2018 and whose first $54.1 million phase was funded through a federal BUILD grant and local fuel tax; the later phases that would actually connect Pyramid to US 395 are not dated. Spanish Springs buyers should assume the widened segment is the improvement they get this decade.
The Oddie-Wells corridor is the finished example of what these projects do. According to KOLO's October 2024 report on the ribbon-cutting, the $52 million rebuild of 3.2 miles from Pyramid Way in Sparks to I-80 in Reno added sidewalks and cycle tracks on both sides, nearly 500 trees and more than 300 street lights. According to Retail Reno's 2026 project roundup, the private response followed within two years: the 232,000-square-foot Oddie District redevelopment was about 70% pre-leased with first tenants opening in summer 2026. The Sparks core ZIPs on that corridor, 89431 and 89434, run a 49-day median clock and a $439,000 median, the metro's fastest-selling entry lane. That is what a completed corridor project looks like in the closing data.
What Is Sparks Building at Kiley Ranch, Stonebrook, Victorian Square and the Marina?
Sparks has three growth fronts, and they are at three different stages. Kiley Ranch on the east side is the most active. According to the Northern Nevada Business Weekly's July 23, 2026 report, Lewis Apartment Communities broke ground on Santa Barbara at Kiley Ranch, a mix of apartments and townhomes that is the company's sixth rental community in the region and its second in Kiley Ranch, next to the 306-unit Homecoming at Kiley Ranch that NNBW reported opening in August 2024. According to Retail Reno, the retail anchor is coming too: Kiley Ranch Marketplace is a planned 400,000-square-foot power center on 46.7 acres bought for $25.6 million, with phase one targeted for late 2026 and a 123,000-square-foot Smith's Marketplace slated for fall 2027. A grocery anchor is the single most reliable value signal for a young master plan, because it converts a commute-out neighborhood into a self-contained one.
Stonebrook, off Pyramid Highway on the north side, is the volume center for for-sale new construction. According to Q&D Construction's project page, Toll Brothers' portion alone covers 120 acres of phased development, and according to Toll Brothers' Nevada community listings as of September 19, 2026, Toll Brothers at Stonebrook sells single-family homes from $648,995 while Regency at Stonebrook, the 55-plus neighborhood, sells duets and single-family homes from $495,000. Northern Nevada MLS data pulled through Repliers on September 19, 2026 shows the newest Stonebrook West villages closing new homes at $745,000 and $780,000 medians in the 12 months ending September 18, 2026, and Stonebrook's attached G2-B village closing at $500,000. The ZIP that contains both Stonebrook and Kiley Ranch, 89436, is the busiest in the metro: 813 closings at a $570,000 median, with 273 active listings on September 18.
Victorian Square and the Marina are the older fronts. Silverwing's Victorian Square plan, according to News 4's April 2017 report on the unveiling, called for $350 million, more than 1,500 housing units and 60,000 square feet of retail over five to seven years, and the first apartment buildings, the Fountainhouse and the Bridges, were delivered; I could not verify a 2026 construction start for the remaining phases, so I do not claim one. At the Marina, the news is ownership: according to NNBW's July 27, 2026 report, Idaho-based Alturas Capital Partners closed on Legends at Sparks Marina on July 23, 2026, a center drawing nearly 12 million visits a year inside a district of more than 1.3 million square feet, with plans to lease the remaining space and adjust the tenant mix. For a Sparks Marina condo or a Stonebrook new build, ask which of these three fronts your home faces, because they are not appreciating at the same rate.
What Is the Housing Pipeline in South Meadows, Talus Valley and Rancharrah?
South Reno is where the metro adds the most for-sale homes, and Talus Valley is the biggest piece. According to Fox Reno's September 2019 report on the final approval vote, Newport Pacific Land's project, then called Daybreak, was reduced to 4,230 units on 980 acres between Double Diamond and Donner Springs, with about 1,000 of those units as townhomes, duplexes and condominiums, 326,000 square feet of commercial space, 32% open space, sites for an elementary school and a charter school and 20 acres reserved for a possible high school. The project was renamed Talus Valley in 2021. As of September 19, 2026, according to Lennar's Talus Valley East community page, Lennar is selling three collections there, Creekbend, Meadowbrook and Bridgewater, from $599,950 to $931,656 across 1,621 to 3,248 square feet, with 11 homes available.
The closings show how fast it is absorbing. According to Northern Nevada MLS data pulled through Repliers on September 19, 2026, Talus Valley East Village 26 alone closed 49 new homes at a $772,500 median and $304 per square foot in the 12 months ending September 18, 2026, Village 25 closed 23 at $680,000 and Village 24S closed nine at $689,950. The whole 89521 ZIP, covering South Meadows, Damonte Ranch and Double Diamond, closed 693 sales at a $709,950 median, 14% built in 2025 or later, on a 64-day median clock with 240 active listings on September 18. That 64-day clock, slower than Sparks, is what a supply pipeline does: South Reno buyers have the most choice in the metro, and resale sellers compete with a builder's incentive budget.
Rancharrah is the opposite case, a gated infill master plan in the city core that is nearly built out. According to the Villas at Rancharrah's sales page, New Edge Living's final flats and two-story villas start at $1,225,000 and $1,985,000, with quick move-in homes from $1,940,950. The MLS confirms the tier: Rancharrah Village 4 closed 18 new homes at a $2,250,000 median and $715 per square foot in the same 12 months, the highest new-construction price per foot in Northern Nevada. At Rancharrah, the pipeline is ending, which is exactly why the last homes carry a premium; at Talus Valley, the pipeline has years to run, which is why a resale there has to be priced against the builder's next release.
What Are Verdi and Somersett Adding on the West Side?
The west side is the smallest pipeline by count and the most expensive by price, because the land is foothill and the water and grading costs are real. According to Toll Brothers' Nevada community listings as of September 19, 2026, Quilici in Verdi is selling single-family homes in two collections, Palovista and Treeside, from $906,995 to $1,174,995 across 2,405 to 4,821 square feet with three quick move-in homes; the same listing shows Toll's Rivercrest townhomes in Reno from $572,995 and its Ascente master plan in South Reno from $1,049,995. The Reno builders guide covers the rest of the roster, including Tri Pointe and Ryder in Somersett, and it is the right companion read if you are choosing a builder rather than a neighborhood.
The closings match the price tier. According to Northern Nevada MLS data pulled through Repliers on September 19, 2026, the Verdi ZIP, 89439, closed just 11 sales at an $829,000 median and $345 per square foot in the 12 months ending September 18, 2026, on a 71-day median clock, with five active listings at a $980,000 median ask on September 18 and 18% of closings being homes built in 2025 or later. Somersett and the rest of northwest Reno's 89523 ZIP did the volume: 459 closings at a $650,000 median and $348 per square foot on a 52-day clock, with 143 active listings. The attached product is where the newest west-side homes are actually closing: Grand Point Townhomes North in 89523 closed 21 new townhomes at a $449,990 median, and Truckee River Green in 89503 closed nine at $529,990. Together, northwest Reno's two ZIPs ran 3.4 months of supply, the tightest in the city.
What that tells a buyer in Somersett or Verdi is that the west side is supply-constrained by geography rather than policy: no 4,000-home master plan is coming, Toll's Verdi releases are counted in dozens, and resales clear in seven weeks at close to full price. That profile holds value in a slow year and is the hardest to buy into on a budget; the Northwest Reno page carries the lower-entry neighborhoods between Somersett and the university.
How Far Behind Washoe County's Housing Goal Is the Region, and What Does That Do to Prices?
Every project above sits inside one regional number. According to Washoe County's population growth appendix, which cites the Truckee Meadows Regional Planning Agency's regional plan, the county needs 43,207 new dwelling units between 2022 and 2042, taking the housing stock from the 218,178 units the Census counted in 2022 to 261,385, a 15%-plus increase, with population projected above 587,000 by 2040. According to the Truckee Meadows Regional Planning Agency's 2024 annual report, Reno passed 273,000 residents and Sparks about 115,240, with Sparks forecast to reach up to 136,700 by 2044, and the City of Reno supported more than 1,300 affordable units in 2024 through fee waivers, HOME funds and bond volume cap. According to Washoe County's housing page, about 50% of the county's renters are cost-burdened as of 2026, and the county has amended its code to allow accessory dwelling units on most parcels, duplexes through fourplexes in suburban areas and cottage courts of homes under 1,200 square feet.
| Area | Closings | Median sold | Median days | Built 2025 or later | Active Sept 18 | Months of supply |
|---|---|---|---|---|---|---|
| South Reno (89511, 89521, 89519) | 1,279 | $810,000 | 63 | 10% | 450 | 4.2 |
| Spanish Springs and north Sparks (89441, 89436) | 992 | $585,000 | 62 | 17% | 347 | 4.2 |
| Northwest Reno (89523, 89503) | 779 | $569,999 | 52 | 4% | 220 | 3.4 |
| Old Southwest and Midtown (89509, 89502) | 719 | $585,000 | 56 | 0% | 280 | 4.7 |
| North Valleys (89506, 89508) | 779 | $459,000 | 56 | 11% | 224 | 3.5 |
| Downtown and university (89501, 89512) | 218 | $375,000 | 69 | 6% | 106 | 5.8 |
| Sparks core (89431, 89434) | 622 | $439,000 | 49 | 0% | 174 | 3.4 |
| Reno, all | 3,801 | $585,000 | — | — | 1,308 | — |
| Sparks, all | 1,614 | $534,990 | — | — | 521 | — |
The table is the whole argument in one place. The areas with a new-construction share above 10%, South Reno, Spanish Springs and the North Valleys, run 3.5 to 4.2 months of supply and 56 to 63 days on market: the pipeline is doing its job, and buyers there negotiate. The areas with no new construction, Midtown, the Old Southwest and the Sparks core, run 49 to 56 days and, in the Sparks core, the metro's tightest supply at 3.4 months: jobs projects add demand there and nothing adds supply. Regionally, 43,207 units over 20 years is about 2,160 a year, and the approvals fights are getting harder. According to KOLO's June 16, 2026 report, the regional planning committee approved the 940-unit Sierra Reflections project south of the city 5-2 after a meeting that ran past midnight with more than 100 residents opposed and an appeal promised. A metro that argues over 940 units at a time will not overshoot its housing goal, which is the structural reason I do not expect Reno prices to fall the way an oversupplied Sun Belt market can; the Reno market report for September 2026 has the monthly detail.
How Should Buyers and Sellers Use This Pipeline in 2026?
Start with the type of project, not its size. A jobs project, the airport, the arena, the hospitals, the TRIC campuses, adds households to the buyer pool and shows up first in the nearest entry-priced neighborhoods, which in this metro means the Sparks core, the North Valleys and 89502. A supply project, Talus Valley, Kiley Ranch, Stonebrook, the Verdi releases, adds competition for resale sellers and shows up as longer days on market and builder incentives, which is why South Reno's 64-day clock is slower than Sparks' 49. A road project changes which neighborhood is convenient, and it usually pays the neighborhoods at its ends rather than along its length, as Oddie-Wells is now doing for the Sparks core. A proposal, the Boulevard Reno district, the Neon Line tower, the Pyramid connector, is worth nothing until it is funded and dated, and I would not pay for one.
For a buyer, the practical rule is to buy within a completed or funded project's footprint and to price against the ZIP's settled closings rather than against the project's press release. At Freddie Mac's 6.95% average 30-year rate for the week of September 17, 2026, per the Primary Mortgage Market Survey, a $585,000 Reno median with 10% down carries about $3,485 a month in principal and interest before taxes, insurance and any HOA, so a builder's rate buydown in Talus Valley or Stonebrook is often worth more than a resale seller's price cut. If you are relocating for one of these employers, the moving to Reno guide covers the commute math, and the Reno homes for sale and Sparks new construction pages carry the live inventory sorted by neighborhood.
For a seller, the pipeline tells you who you are competing with. In South Reno and north Sparks, you are competing with a builder, so price under the builder's base for a comparable plan or offer what the builder cannot: a mature lot, a finished yard, no construction traffic; the Reno new construction hub shows what the builder down the road is offering this month. In Midtown, the Old Southwest, Somersett and the Sparks core, you are competing only with other resales while the jobs projects add buyers, so price to the last 90 days of closings and hold. In my experience, funded projects are already in the price by the time the ribbon is cut; the Reno home-selling page walks through the timing.
Frequently Asked Questions
What is the biggest construction project in Reno in 2026?
By published budget, the Reno-Tahoe Airport Authority's MoreRNO program at about $1 billion, with the $650 million New Gen A and B concourses under construction since February 2026 and opening in 2028 and 2029. The largest single private project is the Grand Sierra Resort's $435 million arena, phase one of a $1 billion redevelopment, opening in fall 2027. East of Sparks, Fleet Data Centers' two campuses carry $10 billion in construction cost and come online in late 2027, larger than either, though they sit in Storey County.
Is the Boulevard Reno soccer stadium approved?
No. As of NVBEX's August 19, 2026 report, the Boulevard Reno district at Kietzke and Peckham lanes was a $327 million proposal with a $40 million, 6,000-seat stadium, about $50 million of a $150 million fundraising target secured and a tax-increment financing request that still needs Reno City Council approval, with the process expected to run into 2027. Permits were submitted in April 2026. Until the financing and entitlements are in place, I treat it as a proposal and would not pay a premium for a home based on it.
What happened to the Daybreak project in South Reno?
Daybreak was approved by the Reno City Council in September 2019 at 4,230 units on 980 acres between Double Diamond and Donner Springs, after the developer cut 470 units from the original proposal, and it was renamed Talus Valley in 2021. It is now building: Lennar sells three collections at Talus Valley East from $599,950 as of September 19, 2026, and Northern Nevada MLS data shows Talus Valley East Village 26 closing 49 new homes at a $772,500 median in the 12 months ending September 18, 2026.
Does the Reno data center moratorium affect home values?
Only at the margin. The Reno City Council's 6-1 vote in June 2026 blocks special use permits for new data centers inside city limits until August 31, 2027 or until new rules are adopted; it does not touch the Tahoe-Reno Industrial Center in Storey County, where Fleet, Google, Switch and others keep building. Data centers create many temporary construction jobs and few permanent ones, a 12-megawatt Reno facility supports about 11 on-site jobs, so they were never the housing-demand driver that manufacturing at TRIC has been.
How many new homes does Washoe County need?
The Truckee Meadows Regional Planning Agency's regional plan, as cited by Washoe County, projects a need for 43,207 new dwelling units between 2022 and 2042, taking the county from the 218,178 housing units the Census counted in 2022 to 261,385, a 15%-plus increase, with population projected above 587,000 by 2040. That is about 2,160 units a year. About half of the county's renters are cost-burdened as of 2026, which is why the county has loosened rules on accessory dwelling units, duplexes through fourplexes and cottage courts.
Which Reno or Sparks neighborhoods benefit most from the 2026 projects?
The Sparks core ZIPs, 89431 and 89434, sit closest to the GSR Arena, the Oddie District and the I-80 commute to TRIC, and they already run the metro's fastest clock at 49 days on a $439,000 median with no new construction adding supply. Spanish Springs gains the Renown clinic, Kiley Ranch Marketplace and the Pyramid widening. Downtown and the university area gain the most projects but also the most rental supply, so for-sale prices lag: 89501 and 89512 ran a $375,000 median and 5.8 months of supply in the 12 months ending September 18, 2026.
When will the new airport concourses open?
Concourse A is scheduled for 2028 and Concourse B for 2029, according to the Reno-Tahoe Airport Authority's MoreRNO page, following a February 2026 groundbreaking on the $650 million project. The $76 million headquarters opens in 2027, the $299 million ground transportation center in 2028 and a parking expansion around 2028. The airport handled a record 4.9 million passengers in 2025 and was running 3% ahead of that pace through June 2026.
Ready to Buy or Sell Near One of These Reno-Sparks Projects With Nevada Real Estate Group?
Every project in this guide is verified as of September 19, 2026, and every one of them will move again. The airport's concourses will slip or hold, the Neon Line tower will get a date or will not, the Boulevard Reno financing will clear or stall, and the Talus Valley releases will keep repricing South Reno resales one village at a time. What does not change is the method: buy inside a funded project's footprint at the ZIP's settled price, sell against the right competitor, and never pay for a rendering. Our Reno office tracks each of these projects against the closings in its nearest neighborhoods every month.
Across the 9,600+ closings we've represented as a team, the buyers who did best near a development bought after the funding was committed and before the ribbon was cut, in a neighborhood where nothing new was being built next door. That is the Sparks core today, and Midtown and the Old Southwest for buyers who want to be near Renown and the university. If you own in Talus Valley, Stonebrook or Kiley Ranch, we can show you the builder's current release pricing next to your home's value before you list, and if you are relocating for Tesla, Panasonic, Renown or the university, we will map your commute against these projects and the ZIPs that still work at today's rates. Call the Reno office of Nevada Real Estate Group at (775) 277-2120, or stop by 1755 E Plumb Ln, Reno, NV 89502. Chris Nevada, LPT Realty, license S.181401. Browse Reno homes for sale and Sparks homes for sale to see the neighborhoods in this guide with live inventory, or use the Northern Nevada communities hub to compare them side by side.
Which Sources Inform This Reno-Sparks Development Guide?
- Reno-Tahoe Airport Authority, MoreRNO program — project costs, status and completion dates.
- KOLO, March 3, 2026: $650M concourse expansion kickoff — gate count and funding.
- The Nevada Independent, August 9, 2026: Reno's $1 billion airport remake — passenger, visitor and gaming figures.
- Grand Sierra Resort, October 1, 2025 arena groundbreaking release — arena and redevelopment figures.
- KOLO, May 19, 2026: Jacobs Entertainment completes phase one and News 4 on 245 North Arlington — Neon Line District.
- KOLO, January 28, 2026: City of Reno, Aces agree to 20-year extension and Downtown Makeover's term summary — ballpark agreement.
- NVBEX, August 19, 2026: Boulevard Reno funding options — soccer district status.
- University of Nevada, Reno, projects under construction and 2025 State of the University — campus budgets, enrollment and research.
- Renown Health, September 10, 2026 children's hospital announcement and Nevada Business Magazine, May 2026 — hospital gift and Spanish Springs clinic.
- Nevada Appeal, June 9, 2026: Fleet Data Centers at TRIC, Sierra Nevada Ally, May 17, 2026: Nevada's data center boom and KUNR, June 5, 2026: Reno extends data center moratorium — data centers.
- KOLO, January 17, 2026: Reno-to-Gigafactory tunnel study and 2 News, February 2026: EDAWN State of the Economy — TRIC employment and EDAWN jobs.
- California Builder and Engineer, June 2022: Reno Spaghetti Bowl Xpress, RTC Washoe, Pyramid Highway and US 395 Connection, News 4, March 2023 on the Pyramid Highway widening and KOLO, October 9, 2024: Oddie Wells completion — transportation projects.
- Retail Reno: What's coming 2026-2027 — Kiley Ranch Marketplace and Oddie District.
- NNBW, July 23, 2026: Lewis Apartment Communities expands, NNBW, August 5, 2024: Homecoming at Kiley Ranch opens and NNBW, July 27, 2026: ACP acquires Legends at Sparks Marina — Sparks projects.
- Toll Brothers, Nevada communities, Lennar, Talus Valley East, The Villas at Rancharrah and Q&D Construction, Stonebrook — builder pricing and scope as of September 19, 2026.
- Fox Reno, September 2019: Daybreak approval and News 4, April 2017: Victorian Square plans — master plan approvals.
- Washoe County population growth appendix, Washoe County housing page, TMRPA 2024 annual report and KOLO, June 16, 2026 on Sierra Reflections — regional housing need.
- Freddie Mac Primary Mortgage Market Survey — 6.95% for the week of September 17, 2026.
- Northern Nevada MLS data pulled through Repliers on September 19, 2026: closings for the 12 months ending September 18, 2026 and actives as of September 18, 2026, MLS cities Reno and Sparks, homes only. Nevada Real Estate Group counts, not official Reno-Sparks Association of REALTORS statistics.
