History & Architecture Enthusiasts
- National Register Victorian and Craftsman homes
- Irreplaceable period character on every block
- No HOA restrictions on interior design choices
- Mountain Street corridor and Kit Carson Trail walking route
Historic homes · Downtown Carson City
West Side Historic District Homes For Sale
Nevada Real Estate Group — your West Side Historic District specialists. Search period homes for sale in Carson City's only National Register residential historic district: Victorian, Italianate, Queen Anne, and Craftsman homes steps from the State Capitol, $450K–$900K+.
MEDIAN LIST PRICE (ZIP 89703)
$700K
LVR / GLVAR via Repliers, as of September 13, 2026
DAYS ON MARKET
48
LVR / GLVAR via Repliers, as of September 13, 2026
NATIONAL REGISTER LISTING
2011
National Register of Historic Places
TO STATE CAPITOL
~3 min walk
via Carson St
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 16, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About the West Side Historic District at a Glance?
The West Side Historic District is Carson City's only National Register residential historic district, with period homes going under contract in about 38 days and a median list price near $699,999 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked Carson City corridor.
- Historic character: Carson City's only residential historic district, listed on the National Register of Historic Places in 2011 — Victorian, Italianate, Queen Anne, and Craftsman homes on tree-lined blocks.
- Median list price (ZIP 89703): $699,999 (September 2026) — period homes range from $450K for modest Craftsman cottages to $900K+ for large restored Victorians.
- Best for: history-minded buyers, state-government professionals, architecture enthusiasts, preservationists, and households wanting walkable Capitol-city living.
- Schools: Carson City School District — Nevada's capital-city district, separate from Washoe County; verify current assignments for a specific address before purchasing.
- Why people choose the district: irreplaceable period architecture, 3-minute walk to the State Capitol, no HOA, Nevada's zero state income tax, and Lake Tahoe 30 minutes west.
Last updated September 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find West Side Historic District Homes for Sale?
The West Side Historic District holds a curated pool of period homes in ZIP 89703 — inventory is finite, with a fixed number of National Register-contributing properties. According to Reno/Sparks Association of REALTORS, this downtown Carson City ZIP carries some of Northern Nevada's most distinctive residential inventory. Live NNRMLS listings appear below, refreshed daily.
PRICE DISTRIBUTION
How Many Carson City Homes Sell in Each Price Range?
The ZIP 89703 median list price sits near $700K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data. The West Side Historic District's period homes concentrate in the $450K–$900K+ band. Each card shows current listing counts for ZIP 89703 so you can gauge competition in your budget before touring.
Browse West Side Historic District & Carson City Listings
How Can You Find a Carson City Historic Home by Type, Lifestyle & Price?
Carson City ZIP 89703 listings are filtered to downtown, including the West Side Historic District's period-home pool. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Carson City Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, and what daily life looks like inside each neighborhood.
By Price Range
Updated daily · 87 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New West Side Historic District Listings First?
With a finite supply of National Register-contributing historic homes and active listings going under contract in a median 38 days per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a decisive edge. Set a custom alert by price, beds, baths, and property type — no spam, unsubscribe anytime.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Find your school district · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in the West Side Historic District?
The Answer
The West Side Historic District delivers authentic period-home living steps from Nevada's State Capitol in ZIP 89703 — tree-lined blocks, Victorian and Craftsman architecture, walkable Carson Street dining, the Nevada State Museum, and the Kit Carson Trail. The district is governed by the City of Carson City and served by the Carson City School District.
What is the West Side Historic District known for?
The West Side Historic District is known as Carson City's only residential historic district — a compact neighborhood of Victorian, Italianate, Queen Anne, and Craftsman homes on short, tree-shaded blocks just west of the Nevada State Capitol. Many homes were once occupied by Nevada governors, state legislators, and Supreme Court justices, giving the district a depth of historic provenance unique in the capital.
Who should live in the West Side Historic District?
The district suits history-minded buyers, state-government professionals, architecture enthusiasts, and households who want a walkable Capitol-city lifestyle without HOA restrictions. The $450K–$900K+ price range accommodates first-time buyers seeking a Craftsman cottage and established buyers pursuing a showcase Victorian restoration. It is emphatically not the right fit for buyers wanting resort amenities, a community pool, or modern production finishes.
What is daily life like in the West Side Historic District?
Daily life is walkable and distinctly capital-city: a short walk to Carson Street coffee, the Kit Carson Trail at lunch, the Nevada State Museum on weekends, and a 30-minute drive to Lake Tahoe for outdoor recreation. The mature tree canopy and compact street grid create a neighborhood character unlike any master-planned community in Northern Nevada.
Location
Where Is the West Side Historic District
The West Side Historic District sits in ZIP 89703 in downtown Carson City, Nevada, roughly bounded by Curry, Mountain, Fifth, and John Streets — approximately 3 minutes on foot from the State Capitol and 30 minutes from both Reno and Lake Tahoe.
State Capitol (walk)
3
Min
Reno
30
Min
Lake Tahoe (East Shore)
30
Min
Minden / Gardnerville
18
Min
Silver Oak (Carson City)
10
Min
West Side Historic District
At a Glance$699,999
Median List Price (ZIP 89703)
~$295
Price / Sq Ft (ZIP 89703)
87
Active Listings
48
Days on Market
- Historic Designation
- National Register of Historic Places (2011)
- Architectural Styles
- Victorian · Italianate · Queen Anne · Craftsman
- Price Range
- $450K–$900K+
- HOA
- None
- Developer
- N/A (historic district)
- Guard-Gated
- No
- Schools
- Carson City School District
- ZIP Code
- 89703
- To State Capitol (walk)
- ~3 min
- To Reno
- ~30 min via US-395/I-580 N
- To Lake Tahoe
- ~30 min via US-50 W
Quick Answer
Why is the West Side Historic District a good place to live?
The West Side Historic District combines irreplaceable period architecture, 3-minute walkable access to the Nevada State Capitol and Carson Street amenities, and Nevada's zero state income tax with a 3% property-tax cap under NRS 361.471 — all in Carson City's only National Register residential historic district. For buyers who value authentic architectural character and a walkable capital-city setting over master-planned amenities, it stands apart from every other neighborhood in Northern Nevada.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in the West Side Historic District?
According to the U.S. Census Bureau, ZIP 89703 (downtown Carson City, encompassing the West Side Historic District) is home to a mix of long-tenured owner-occupants, state-government professionals, and buyers drawn by period architecture, Capitol-adjacent walkability, above-average educational attainment, and a median household income near $72,000 for this ZIP.
Owner-occupancy in the district reflects buyers who chose this neighborhood for its character and intend to stay — turnover is lower than suburban master plans because the product is irreplaceable. Educational attainment among adult residents tracks above the Carson City average, consistent with a professional, state-government-adjacent community.
89703
Downtown Carson City
$72,000+
vs Carson City $65,000
$545K+
vs Carson City $490K
~58%
vs Carson City 54%
~38%
vs Carson City 28%
~28%
vs Carson City 29%
~100% period
vs Carson City avg: mixed
2.5
vs Carson City 2.6
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Has the West Side Historic District Appreciated?
ZIP 89703 has appreciated steadily over the past decade, supported by Carson City's growth as Nevada's capital city, the finite supply of National Register historic homes, and consistent in-migration from California and the Bay Area. The Nevada State Demographer projects the broader Carson City area growing through 2030.
+2.4%YoY median price growth (ZIP 89703, 2026)
2011National Register listing year (fixed supply)
30 minTo Lake Tahoe via US-50 W
ZIP 89703 median list price trajectory, 2010–2026
The West Side Historic District and the broader ZIP 89703 corridor have appreciated in line with the Northern Nevada market, with the finite supply of National Register-contributing historic homes providing a floor that standard suburban inventory does not. Buyers cannot build a new Victorian in the historic district — the stock is fixed, which steadily supports resale values.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the West Side Historic District Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89703 — the downtown Carson City ZIP covering the West Side Historic District — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median sits near $545,000, up approximately 2.4% year-over-year, with a median 38 days on market. Updated monthly.
Median List Price (ZIP 89703)
+2.4% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
34 → 38 days YoY — historic homes take patient buyers
vs September 2025
Source: Las Vegas REALTORS
Active Listings (ZIP 89703)
~50 across ZIP; historic-district pool is finite
vs September 2025
Source: Las Vegas REALTORS
The long view: Carson City's median sold price rose 94% between 2015 ($222,000) and 2021 ($430,000), across 10,164 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
48
MEDIAN DAYS ON MARKET
$700K
MEDIAN LIST PRICE
2011
NATIONAL REGISTER LISTING YEAR
< 1 hr
OUR RESPONSE TIME
HOMES MOVE FAST
Get matched with a
Carson City specialist.
Market Competitiveness
How Competitive Is the West Side Historic District Right Now?
The West Side Historic District is a moderately competitive niche market. ZIP 89703 carries roughly 50 active listings at any time, and well-priced restored period homes in the $450K–$700K range typically go pending in 38–50 days per NNRMLS data. Showcase Victorians above $800K take longer as the qualified buyer pool narrows.
52Moderately Competitive
- 38 daysMedian days on market (ZIP 89703)
- FiniteHistoric-district home supply
- ~$295Median price per sq ft (ZIP 89703)
- $450K–$900K+West Side Historic District price range
Is West Side Historic District Right for You?
Who Should Buy a Home in the West Side Historic District?
The West Side Historic District is not for every buyer — it is a historic-home, no-HOA, walkable-capital neighborhood priced from $450K to $900K+. Five buyer profiles below match lifestyles to what the district actually delivers, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit the West Side Historic District?
State Government Professionals
- 3-minute walk to the State Capitol complex
- Steps from state agencies and the Legislature
- Carson Street dining for work lunches
- Established owner-occupant community
California Relocators
- Zero Nevada state income tax vs. California's 13.3%
- Historic character at a fraction of Bay Area urban pricing
- Lake Tahoe 30 minutes west via US-50
- No HOA and no mandatory club dues
Preservationists & Restorers
- Original Victorian and Craftsman structural fabric
- Potential historic tax credits for qualifying rehabilitation
- Nevada SHPO consultation available for exterior guidance
- Fixed supply — restored homes hold value through cycles
Empty Nesters & Downsizers
- Walkable Capitol-city lifestyle without a car for daily errands
- Period homes with character unavailable in new construction
- Nevada's 3% property-tax cap protects fixed-income carrying costs
- Lake Tahoe and Reno within 30 minutes each
Buy-and-Hold Investors
- State-government professional tenant pool
- Finite historic-district supply supports long-run rents
- No competing new-construction product in the district
- Zero state income tax on rental income
Best Fit For
- History and architecture enthusiasts — who want irreplaceable Victorian, Italianate, Queen Anne, and Craftsman period homes on National Register-protected blocks.
- State government professionals — who want a 3-minute walk to the Capitol complex, Carson Street dining at lunch, and a walkable residential neighborhood with no HOA.
- California relocators — who want Capitol-city character, zero Nevada state income tax, and Lake Tahoe 30 minutes away for a fraction of Bay Area urban historic-district pricing.
- Preservationists and restorers — who want to steward an original period home in Nevada's only capital-city residential historic district.
- Buy-and-hold investors — who want a finite-supply, professionally tenanted asset with state-government employment anchoring year-round rental demand.
Ready to explore historic homes in the West Side District? Our team knows every period-home street, price tier, and preservation consideration in Carson City's historic core.
Start Your Historic Home SearchPros
- Carson City's only National Register residential historic district — irreplaceable period character
- Victorian, Italianate, Queen Anne, and Craftsman homes with original architectural detail
- 3-minute walk to the Nevada State Capitol, Nevada State Museum, and Carson Street
- No HOA — full interior flexibility and no monthly dues
- Nevada's zero state income tax saves households five figures annually vs. California
- 3% property-tax cap under NRS 361.471 for predictable long-run carrying costs
- Lake Tahoe 30 minutes west, Reno 30 minutes north — ideal capital-city positioning
Honest Considerations
- Historic preservation guidelines govern exterior changes — consult Nevada SHPO before planning renovations
- Pre-WWII construction in many homes requires deeper due diligence on plumbing, electrical, and foundation
- No community pool, fitness center, or HOA-maintained amenities — parks are city-provided
- Finite inventory with limited active listings — fewer choices than suburban master plans
- Open-access neighborhood — buyers wanting 24/7 gates should consider Silver Oak or newer developments instead
Carson City Comparison
How Does the West Side Historic District Compare to Eagle Valley, Silver Oak & Lakeview?
A like-for-like comparison of four Carson City neighborhoods spanning the market spectrum — median price, days on market, inventory, and lifestyle fit — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Prices span $490K in Eagle Valley to $900K+ in the West Side Historic District's premiere restored Victorians.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| West Side Historic District | $545,000 | ~$295 | 38 | 8–12 | Historic · Walkable · No HOA |
| Eagle Valley | $490,000 | ~$260 | 32 | 22 | Established · Family · Accessible |
| Silver Oak | $620,000 | ~$310 | 42 | 14 | Golf · Northwest · Luxury |
| Lakeview Estates | $680,000 | ~$330 | 48 | 10 | Wooded · Canyon · Views |
| Carson City (all) | $510,000 | ~$275 | 36 | 120 | All budgets · Capital living |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Carson City Community?
Submarket 1
West Side Historic District
Carson City's only National Register residential historic district — Victorian, Italianate, Queen Anne, and Craftsman homes 3 minutes from the State Capitol with no HOA and zero state income tax.
Browse West Side Historic District homes →$545KMedian Price
38Days on Market
8–12Active Listings
~$295Price / Sq Ft
Submarket 2
Eagle Valley
Carson City's central and east-side established residential areas — diverse housing from affordable starters to larger family homes, flat terrain, and easy access to US-395/I-580 and US-50.
Browse Eagle Valley homes →$490KMedian Price
32Days on Market
22Active Listings
~$260Price / Sq Ft
Submarket 3
Silver Oak
Northwest Carson City golf-course community around an 18-hole course — larger lots, contemporary homes, and mountain views for buyers who want golf-adjacent living without leaving the capital.
Browse Silver Oak homes →$620KMedian Price
42Days on Market
14Active Listings
~$310Price / Sq Ft
Submarket 4
Lakeview Estates
Wooded canyon homes on the north edge of Carson City overlooking Washoe Lake — forested privacy, views, and larger lots for buyers seeking a natural setting within the capital city limits.
Browse Lakeview Estates homes →$680KMedian Price
48Days on Market
10Active Listings
~$330Price / Sq Ft
Submarket 5
Carson City (all)
The full Carson City market — from affordable east-side starters under $400K to northwest golf-course homes above $700K — with the widest inventory and most neighborhood variety in Nevada's capital.
Browse Carson City (all) homes →$510KMedian Price
36Days on Market
120Active Listings
~$275Price / Sq Ft
Submarket 6
ZIP 89703 — Downtown Carson City Market Overview
The full ZIP 89703 downtown Carson City market — spanning the West Side Historic District and the downtown residential core — holds roughly 50 active listings, with new homes entering daily from live NNRMLS data.
Browse ZIP 89703 — Downtown Carson City Market Overview homes →$545KZIP Median List Price
50+Active Listings (ZIP 89703)
+2.4%YoY Price Growth
38 daysMedian DOM
Where Is the West Side Historic District on the Map?
The West Side Historic District sits in ZIP 89703 in downtown Carson City, roughly bounded by Curry, Mountain, Fifth, and John Streets — approximately 3 minutes on foot from the State Capitol and steps from the Nevada State Museum and Carson Street corridor. Eagle Valley, Silver Oak, and Lakeview Estates are all within 10–15 minutes by car.
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TEAM IN NEVADA
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HOMES SOLD SINCE 2011
9,061+
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BY ZIP CODE
What Does the Carson City Market Look Like by ZIP Code?
ZIP 89703 is downtown Carson City's ZIP — home to the West Side Historic District, the capital-adjacent residential core, and a median list price near $545K per RSAR June 2026 data. The table below compares all four Carson City ZIPs buyers typically consider, including price per square foot and year-over-year growth.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89703 | Downtown Carson City · West Side Historic District | $545K | ~$295 | 38 | 50 | +2.4% |
| 89701 | East Carson City · Eagle Valley | $490K | ~$260 | 32 | 48 | +1.8% |
| 89706 | North Carson City · Dayton corridor | $460K | ~$250 | 30 | 38 | +1.5% |
| 89705 | Gardnerville / Minden area (Carson Valley) | $620K | ~$310 | 36 | 62 | +2.1% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. ZIP boundaries per Carson City Assessor / GIS.
New Construction
Who Are the Top Builders in Henderson?
Henderson has more active new-construction inventory than any other Las Vegas Valley city. The 8 builders below account for ~85% of new homes currently selling in Henderson. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Ultra-Luxury
Toll Brothers
Custom and semi-custom luxury homes
Family & Mid-Market
Lennar
Largest production builder in Henderson
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
First-Time & Family
KB Home
Customizable Personal Plans
55+ Active Adult & Family
Pulte / Del Webb
Del Webb brand for 55+
Family & Mid-Market
Pardee Homes
Tri Pointe subsidiary
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does the West Side Historic District Offer?
The West Side Historic District's walkable setting puts parks, trails, and mountain recreation within easy reach. The City of Carson City parks network, the Kit Carson Trail, and US-50 access to Lake Tahoe place world-class outdoor recreation within 30 minutes of the historic blocks.
ADJACENT
Kit Carson Trail
Walking routeWalking · Historic tourFree
A 2.5-mile self-guided walking tour through Carson City's historic core, connecting bronze footprints on sidewalks past major historic sites including the Capitol, State Museum, and the west-side neighborhood.
3 MIN WALK
Nevada State Museum
Museum & groundsCulture · HistoryAdmission fee
The flagship Nevada State Museum in the historic U.S. Mint building, steps from the historic district — Carson City's premier cultural amenity.
5 MIN DRIVE
Mills Park
20+ acresTrails · Picnics · PlaygroundFree
Carson City's flagship park with walking paths, a community center, and picnic facilities along the east side.
8 MIN DRIVE
Riverview Park
River greenwayWalking · Cycling · BirdsFree
A linear park along the Carson River with paved trail connections and wildlife viewing.
30 MIN
Lake Tahoe (East Shore)
191 sq miBoating · Beaches · HikingFree shoreline
North America's largest alpine lake — US-50 West from Carson City reaches the East Shore in about 30 minutes, with beaches, marinas, and trail access into the Lake Tahoe Nevada State Park.
ADJACENT
Carson City trail network
Growing networkWalking · CyclingFree
Carson City's expanding multi-use trail network connects the historic core to parks and open space around the capital.
18 MIN
Washoe Lake State Park
4,000+ acresBoating · Camping · BirdsState park fee
A shallow high-desert lake known for kiteboarding, camping, and migratory-bird watching on the Carson City–Reno corridor.
30 MIN
Lake Tahoe Nevada State Park
13,000+ acresHiking · Swimming · BikingState park fee
The largest undeveloped stretch of Lake Tahoe shoreline — Spooner Lake, Sand Harbor, and the Flume Trail are all accessible via US-50 from Carson City.
The West Side Historic District Lifestyle
What Does a Weekend in the West Side Historic District Look Like?
A morning walk on the Kit Carson Trail, lunch on Carson Street, and an afternoon at Lake Tahoe — the West Side Historic District puts Nevada's most distinctive small-city lifestyle at your doorstep, per the City of Carson City's parks and cultural amenities network.
2011National Register Listing
30 minTo Lake Tahoe
3 minWalk to Capitol
$0Monthly HOA
THIS WEEKEND'S OPEN HOUSES
Can You Tour West Side Historic District Homes This Weekend?
Open houses in the West Side Historic District are less frequent than in high-volume master plans — most sellers prefer private showings for this finite National Register pool. Set a listing alert to catch the moment a period home opens, or contact our team for a private showing of any active listing in ZIP 89703.
Planning a move
What Should I Verify Before Moving to West Side Historic District?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to the West Side Historic District in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives the Economy Near the West Side Historic District?
West Side Historic District residents live at the heart of Nevada's state-government employment base, with the Capitol complex, state agencies, and the Legislature within walking distance. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment rate runs near historic lows, and Carson City's government and healthcare anchors provide stability independent of broader economic cycles.
$72K+Median household income (ZIP 89703)U.S. Census ACS estimate
State Capitol3-min walk · Nevada government employerDirect walkability
30 minTo Reno employment marketVia US-395/I-580 N
30 minTo Lake Tahoe recreationVia US-50 W
Top Carson City–Area Employers Within Commuting Distance
- Nevada State GovernmentCapitol complex, state agencies, Legislature, and courts — 3-minute walk from the historic district
- Carson Tahoe HealthCarson City's primary healthcare system — approximately 10 minutes from the historic district
- Nevada Department of TransportationMajor state agency headquartered in Carson City — within walking distance of the historic district
- University of Nevada, RenoR1 research university and medical school — approximately 30 minutes north via US-395/I-580
- Renown HealthNorthern Nevada's largest healthcare system in Reno — approximately 30 minutes via US-395
- Carson City School DistrictCapital-city K-12 district with campuses throughout Carson City
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does the West Side Historic District Compare to Eagle Valley, Silver Oak & Lakeview?
Deciding between Carson City neighborhoods? This side-by-side comparison covers the metrics buyers weigh most — median list price, days on market, price per square foot, HOA structure, architecture type, and lifestyle fit across the four major Carson City neighborhoods buyers consider. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | West Side Historic | Eagle Valley | Silver Oak | Lakeview Estates |
|---|---|---|---|---|
| Median List Price | ~$545K | ~$490K | ~$620K | ~$680K |
| Price / Sq Ft | ~$295 | ~$260 | ~$310 | ~$330 |
| Days on Market | 38 | 32 | 42 | 48 |
| Historic District | National Register (2011) | No | No | No |
| HOA | None | None or minimal | Community HOA | None or minimal |
| Walk to Capitol | 3 min | No (drive) | No (drive) | No (drive) |
| Architecture | Victorian · Craftsman · Period | Mixed vintage | Contemporary | Wooded canyon custom |
| Best For | Historic · Walkable · No HOA | Families · Entry-level | Golf · Luxury | Privacy · Views |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will the West Side Historic District Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your West Side Historic District Payment
$3,551
Illustrative Monthly Payment
- Principal & Interest$2,901
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from the West Side Historic District?
The State Capitol is a 3-minute walk. Reno is 30 minutes north via US-395/I-580. Lake Tahoe is 30 minutes west via US-50. Most residents walk for Capitol-area work and drive for longer trips — commutes to Reno average about 30 minutes per U.S. Census ACS data — far shorter than the Bay Area averages most relocators leave behind.
Drive Times from West Side Historic District
- ~3 minNevada State Capitol (walk)Carson Street north to State St
- ~5 min walkCarson Street diningvia Carson St
- ~30 minReno (Downtown)US-395 N / I-580 N
- ~32 minReno-Tahoe Intl AirportUS-395 N to airport terminal
- ~30 minLake Tahoe (East Shore)US-50 W to Spooner Summit
- ~18 minMinden / GardnervilleUS-395 S
- ~18 minWashoe Lake State ParkUS-395 N
- ~45 minTahoe-Reno Industrial CenterUS-395 N to I-80 E
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in the West Side Historic District?
Most West Side Historic District purchases close in 30 to 45 days. Conventional financing below the $766,550 conforming limit takes 30–45 days from accepted offer to keys; cash offers close in 7–14 days. Historic-home appraisals may take longer when sourcing period-appropriate comps from ZIP 89703's thin inventory — plan for 45 days.
Quick Answer
What credit score do you need to buy in the West Side Historic District?
Most West Side Historic District homes price below the 2026 Carson City conforming limit of $766,550, making conventional financing available at 3–10% down with a 620+ credit score for standard products. FHA financing requires a 580 score with 3.5% down. Buyers planning to use FHA 203(k) for a renovation should confirm with their lender that the property qualifies as an eligible rehabilitation. VA financing is available at 0% down for eligible veterans. Scores above 740 typically secure the best conventional rate tier.
West Side Historic District FAQ — 18 Answers
What Do West Side Historic District Buyers Most Frequently Ask?
Most AskedWhat is the median home price in the West Side Historic District?
Historic homes in Carson City's West Side District are priced from roughly $450,000 into the $900,000s and above for larger restored Victorian and Craftsman properties, per Northern Nevada Regional MLS data for ZIP 89703. The current median active list price for this ZIP runs near $699,999 according to Reno/Sparks Association of REALTORS. Fully restored period homes on Mountain Street and the surrounding avenues command the upper range.
What makes the West Side Historic District different from other Carson City neighborhoods?
The West Side Historic District is Carson City's only residential historic district and one of Nevada's most distinctive neighborhoods. Listed on the National Register of Historic Places in 2011, it preserves original Victorian, Italianate, Queen Anne, and Craftsman homes once occupied by Nevada governors, state legislators, and Supreme Court justices — a depth of historic character that no Carson City new-construction or standard subdivision can replicate.
Is the West Side Historic District a good place to live?
Yes — the district combines walkable access to the State Capitol, the Nevada State Museum, Carson Street dining, and the Kit Carson Trail with the quiet, tree-canopied streets of a preserved residential neighborhood. It suits buyers who value authentic architecture, a walkable capital setting, and a strong sense of place over the amenities of a master-planned HOA community.
What school district serves the West Side Historic District?
The district is served by the Carson City School District — Nevada's capital-city district, separate from Washoe County. Carson City maintains its own K-12 system, and families should verify current school assignments for a specific address directly with the district before purchasing, as boundary updates occur periodically.
Are there building or renovation restrictions in the historic district?
Historic districts typically carry preservation guidelines that govern exterior changes — materials, paint colors, window replacements, and additions may require review and approval by the State Historic Preservation Office or local authorities. Buyers planning renovations should consult the Nevada State Historic Preservation Office and Carson City planning staff before writing an offer, and factor any required review timelines into the project schedule.
How far is the West Side Historic District from Downtown Carson City?
The West Side Historic District is steps from downtown Carson City — the State Capitol is approximately a 3-minute walk, and Carson Street dining, the Nevada State Museum, and the Kit Carson Trail walking route are all within easy walking distance. Reno is roughly 30 minutes north via US-395/I-580, and Lake Tahoe's East Shore at Spooner Summit is about 30 minutes west on US-50.
What types of homes are in the West Side Historic District?
The district features period architecture spanning Victorian, Italianate, Queen Anne, and Craftsman styles, set on short, tree-lined blocks anchored by the Mountain Street corridor. Many homes have been carefully preserved or restored by owners who value original detail. Lot sizes and home footprints vary; some properties have been expanded with period-appropriate additions. This is emphatically not a production-build neighborhood — every home reflects individual history and character.
What are property taxes like in the West Side Historic District?
Property taxes fall under Carson City's low-rate structure. Nevada's effective rate runs roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $650,000 home in the district the annual tax bill typically runs $3,250–$4,550 per Carson City Assessor data — among the lowest carrying costs for historic urban residential real estate in the western United States.
How competitive is the West Side Historic District real estate market?
Historic homes in Carson City's West Side are a niche market with limited inventory — the pool of preserved period properties is finite, and well-priced restored homes attract buyers from across Nevada and neighboring states. Well-priced listings in the $450K–$700K range typically go pending in about 48 days per NNRMLS data for ZIP 89703; highly restored showcase properties above $800K may take longer as the qualified buyer pool narrows.
Is the West Side Historic District walkable?
Yes — walkability is one of the district's strongest features. The compact street grid, mature tree canopy, and proximity to the Capitol complex, Nevada State Museum, Carson Street dining, and the Kit Carson Trail make daily errands and leisure walks practical without a car. For a Nevada capital-city setting, this level of walkability is exceptional.
Who should buy in the West Side Historic District?
The West Side Historic District suits history-minded buyers, architecture enthusiasts, and those who want a walkable capital-city setting with authentic period character. It also appeals to buyers working in state government or the Capitol complex, preservationists seeking a restoration project, and households drawn to a quiet, established neighborhood with deep historic roots and no HOA.
Are there HOA fees in the West Side Historic District?
The West Side Historic District is not an HOA-governed community — there are no monthly HOA dues. Instead, exterior changes to properties may be subject to historic preservation guidelines administered through the Nevada State Historic Preservation Office and Carson City planning. Buyers gain full ownership flexibility while accepting responsibility for period-appropriate exterior maintenance.
How does the West Side Historic District compare to other Carson City neighborhoods?
The West Side Historic District occupies a unique position: no other Carson City neighborhood offers National Register-listed residential historic character, walkable Capitol access, and period architecture on tree-lined blocks. Eagle Valley ($400K–$650K) and Silver Oak ($500K+) offer more conventional suburban living with standard lot sizes and contemporary finishes; neither delivers the architectural provenance or walkable setting of the Historic District.
What is the rental market like in the West Side Historic District?
Period homes in Carson City's historic core attract stable, professional renters drawn to the walkable capitol setting and distinctive architecture. Single-family rentals in this tier typically run $2,200–$3,500 per month for well-maintained historic properties per Reno/Sparks Association of REALTORS regional tracking. The finite supply of preserved historic homes and strong state-government employment anchor demand throughout economic cycles.
What should I know before buying in the West Side Historic District?
Before buying in the West Side Historic District, commission a thorough inspection covering original construction details, foundation, plumbing and electrical systems common to pre-1950 homes, and any deferred maintenance on historic materials. Investigate preservation guidelines for the specific parcel with Carson City planning. Most transactions close in 30–45 days through Nevada escrow. Work with an agent who understands historic-property due diligence — the median near $699,999 in ZIP 89703 means careful negotiation on a restored home saves real money.
What financing options are available for historic homes in the West Side District?
Most West Side Historic District purchases use conventional financing; homes priced above the 2026 Carson City conforming limit of $766,550 require jumbo financing with 20% down and a 700+ credit score. FHA 203(k) rehabilitation loans are available for buyers planning renovations — they roll the purchase price and eligible repair costs into a single loan. VA financing is available for eligible veterans at 0% down. Budget 2–3% for closing costs on top of the down payment, and confirm with your lender that the appraisal report will note the historic district status.
Do preservation guidelines affect what I can do with a West Side Historic District home?
Yes, for exterior changes. The Nevada State Historic Preservation Office and Carson City planning staff review proposed alterations to buildings within the National Register district boundary. Permitted work includes interior remodels, mechanical upgrades, and repairs using like materials without SHPO review; exterior changes — new windows, siding replacement, additions, or paint colors on contributing structures — typically require consultation. Buyers planning significant renovation should request a pre-purchase planning consultation with Carson City's Community Development department before going under contract.
Can Nevada Real Estate Group help me buy or sell in the West Side Historic District?
Yes — Nevada Real Estate Group works with buyers and sellers across all Carson City neighborhoods, including the West Side Historic District. Our team prepares a comparative market analysis using NNRMLS closed data for historic-district and ZIP 89703 properties, and we connect buyers with lenders and inspectors experienced in period-home transactions. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
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PEOPLE ALSO ASK
What Else Do People Ask About the West Side Historic District?
Beyond the core questions above, these are the eight queries buyers type into search engines and AI assistants most often — answered directly with Carson City market specifics from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, Northern Nevada Regional MLS, and Carson City Assessor records for ZIP 89703.
Is the West Side Historic District a good neighborhood?
Yes — it is Carson City's most distinctive residential neighborhood and the only one on the National Register of Historic Places. For buyers who value walkable Capitol access, period architecture, and no HOA, it is unmatched in Northern Nevada's capital city.
What ZIP code is the West Side Historic District in?
The West Side Historic District is in ZIP code 89703, which covers downtown Carson City. ZIP 89703 carries the highest walkability scores of any Carson City ZIP per proximity to the Capitol complex, Nevada State Museum, and Carson Street.
Are there new homes in the West Side Historic District?
No — the district is a fully established, National Register-listed historic neighborhood with a fixed stock of period homes. No new construction is added within the district boundary. Buyers wanting new construction in Carson City should look at newer developments in ZIP 89706 north of town or communities near Dayton.
What are the parking options in the West Side Historic District?
Most homes in the historic district have off-street parking — garages and driveways — on their individual lots. Street parking is available on residential blocks. The compact blocks and walkable setting reduce car dependency for Capitol-area residents, but most households still keep at least one vehicle for trips to Reno, Lake Tahoe, and larger shopping centers.
How do I search for homes in the West Side Historic District?
Use our live NNRMLS search filtered to ZIP 89703, Carson City, or contact our team at (775) 277-2120. With a finite pool of National Register-contributing homes, working with an agent who tracks new entries daily — and can access off-market opportunities — is the most effective strategy in this niche.
Does the West Side Historic District flood?
Carson City's downtown core, including the historic district, sits above the Carson River floodplain. Buyers should confirm FEMA flood-zone status for a specific parcel at the time of purchase — consult the FEMA Flood Map Service Center and review the Preliminary Flood Insurance Rate Map for Carson City before writing an offer on any individual property.
What are the roads like in winter in the West Side Historic District?
Carson City receives occasional winter snow, and the residential blocks of the historic district are maintained by the city. The flat, compact street grid and downtown location make the district among the easier parts of Carson City to navigate in winter. US-395 and Carson Street are priority maintenance routes. Buyers planning to commute to Lake Tahoe via US-50 should be prepared for mountain-road winter conditions on the Spooner Summit stretch.
Is the West Side Historic District close to shopping?
Carson Street and the downtown commercial corridor are within a short walk, offering dining, cafes, and specialty retail. Major grocery and big-box shopping is concentrated along US-395 and Carson Street south of downtown — approximately 5–10 minutes by car. Reno's full retail offering, including Summit Mall and regional shopping centers, is about 30 minutes north via US-395/I-580.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Near the West Side Historic District?
Compare the West Side Historic District with neighboring Carson City neighborhoods. Each card pairs drive time with community price positioning — Eagle Valley at $490K, Silver Oak at $620K, Lakeview Estates at $680K — so you can judge whether a few minutes of driving buys meaningfully different character or school zone.
More Carson City communities
- Clear Creek Tahoe
- Eagle Valley
- Empire Ranch
- Kings Canyon
- Lakeview Estates
- Lompa Ranch
- Schulz Ranch
- Silver Oak
- Sunridge
- Timberline Crossing
Shopping the whole city? Browse all Carson City homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Carson City Neighborhoods Can You Explore A–Z?
Key neighborhoods and communities in Carson City and the surrounding capital region, spanning price ranges from $440K in Dayton to $680K+ in Lakeview Estates — plus Reno, Sparks, and Incline Village for buyers open to the broader Northern Nevada market. Linked entries open dedicated community pages with current NNRMLS listings and school zoning.
L
- Lakeview Estates
W
- West Side Historic District
- Wingfield Springs
KEEP LEARNING
What Else Should You Read About Carson City Real Estate?
These guides extend the research most West Side Historic District buyers do next — comparing Carson City neighborhoods, understanding the capital-city market, and weighing a Northern Nevada move — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Carson City Community Guide
Inside Nevada's capital city — all neighborhoods, market data, schools, and what $450K–$900K buys across Carson City.
Read →GUIDE
Eagle Valley Community Guide
Carson City's established east-side residential area — diverse housing, central location, and accessible entry pricing from $400K.
Read →MARKET REPORT
Northern Nevada Real Estate Hub
Reno-Sparks and Northern Nevada market data, all community guides, and every neighborhood in one place.
Read →LIVING GUIDE
Is Carson City a Good Place to Live? 2026
Jobs, cost, and lifestyle in Nevada’s capital.
Read →RELOCATION GUIDE
Northern Nevada Relocation Guide
Taxes, cost of living, and neighborhoods across Northern Nevada.
Read →Sources & Methodology
Where Does This West Side Historic District Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly — RSAR and NNRMLS for price and DOM, U.S. Census Bureau for demographics, Carson City Assessor for tax and parcel data, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89703 and the broader Carson City market. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for Carson City and the capital region. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for ZIP 89703 (ACS). data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Carson City and Reno-Sparks MSA. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data covering the broader Northern Nevada labor market. bls.gov/reno-sparks
- Carson City Assessor — Property tax rates, assessed values, lot data, and parcel records for ZIP 89703 and Carson City. tax.nv.gov
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Carson City School District campuses. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Carson High School, Seeliger Elementary, and Carson City campuses. nevadareportcard.nv.gov
- Carson City School District — School boundary maps, enrollment data, and assignment verification for West Side Historic District addresses. ccsd.net
- National Register of Historic Places — Official National Register listing for the West Side Historic District (listed 2011) — designation scope, contributing resources, and boundary documentation. nps.gov/nr
- Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15