NEW
$475,000
HouseEst. $2,682/mo
2 Beds
2 Baths
1,493 Sq. Ft.0.10 Acres
Built in 2002
1940 Cosenza Drive
Sparks, NV, 89434
Toscana @ D`Andrea 3A - 3B
Reno 55+ Communities & Active-Adult Homes for Sale
Showing 50 active listings · Listings updated September 26, 2026
By Chris Nevada · Nevada Real Estate Group · 16+ years in Nevada real estate · License S.181401 · Veteran-owned (16-year U.S. Navy) · RealTrends Verified #1 in Nevada
Last reviewed: by Chris Nevada
Reno currently has 50 active 55+ communities & active-adult homes for sale, with a median list price of $737,000 and an average of 57 days on market. Northern Nevada has six verified age-qualified (55+) communities: Sierra Canyon by Del Webb inside Somersett (1,226 homes, the region's largest), Regency at Caramella Ranch and Regency at Stonebrook by Toll Brothers (new construction from about $678,000 and $505,000), Villa Toscana in Sparks, the 86-home Miners Village in Reno and Quail Run in Carson City. Resale entry runs from the high $300,000s in Carson City to the high $600,000s for new Toll Brothers homes in south Reno, with Nevada's zero state income tax and 3% property-tax cap behind every one of them.
What Should Reno Home Buyers Know First?
- Sierra Canyon by Del Webb is the largest Northern Nevada 55+ community: 1,226 homes built 2004 to 2017 inside Somersett, HOA $158 to $265 a month.
- Toll Brothers is the only builder still selling new 55+ homes here: Regency at Caramella Ranch (Reno, from $677,995) and Regency at Stonebrook (Sparks, from $505,000).
- Quail Run in Carson City is the value entry, with resales in the high $300,000s to low $600,000s and dues of $60 to $99 a month.
- According to the Tax Foundation, Nevada levies no individual income tax, so pensions, Social Security and IRA withdrawals are untaxed at the state level.
- Under federal HOPA rules (24 CFR 100.305) at least 80% of occupied homes must have one resident 55 or older; a younger spouse is normally fine.
50Active Listings
$737,000Median List Price
57Avg Days on Market
What Do Reno Neighborhood Stats Show?
- $111,215Median household incomeLiveBy / American Census Survey 2023
- 50Median ageLiveBy / American Census Survey 2023
- 2.0Avg household sizeLiveBy / American Census Survey 2023
- 68%Owner-occupiedLiveBy / American Census Survey 2023
- 36%College degree+LiveBy / American Census Survey 2023
- 18%Households with childrenLiveBy / American Census Survey 2023
- 4,518PopulationLiveBy / American Census Survey 2023
- View 1940 Cosenza Drive, Sparks, NV, 89434 — $475,000
NEW CONSTRUCTIONView 14300 Platinum Rain Drive, Unit Glenwood 583, Reno, NV, 89521 — $925,000$925,000HouseEst. $5,223/mo3 Beds3 Baths2,284 Sq. Ft.0.20 AcresBuilt in 202614300 Platinum Rain Drive, Unit Glenwood 583Reno, NV, 89521Caramella Ranch Estates Regency Village Unit 5B
NEWView 1400 Wakefield Trail, Reno, NV, 89523 — $660,000$660,000HouseEst. $3,727/mo2 Beds2 Baths1,925 Sq. Ft.0.16 AcresBuilt in 20141400 Wakefield TrailReno, NV, 89523Sierra Canyon Village 12C
NEWView 1440 Wild Wolf Way, Reno, NV, 89521 — $605,000$605,000HouseEst. $3,416/mo3 Beds2 Baths1,733 Sq. Ft.0.13 AcresBuilt in 20001440 Wild Wolf WayReno, NV, 89521Double Diamond Ranch Village 13A
NEWView 1840 Medolla Drive, Sparks, NV, 89434 — $559,900$559,900HouseEst. $3,161/mo2 Beds2 Baths1,670 Sq. Ft.0.10 AcresBuilt in 20031840 Medolla DriveSparks, NV, 89434Toscana @ D`Andrea 6A - 6B
NEWView 2434 Gary Mayo Court, Unit Claymont 15 Model, Reno, NV, 89521 — $1,028,000$1,028,000HouseEst. $5,805/mo2 Beds2 Baths1,682 Sq. Ft.0.13 AcresBuilt in 20192434 Gary Mayo Court, Unit Claymont 15 ModelReno, NV, 89521Caramella Ranch Estates Regency Village Unit 1
What Are the 55+ Communities in Reno, Sparks and Carson City?
Six age-qualified communities, from the 1,226-home Sierra Canyon by Del Webb to the 86-home Miners Village. Two are still selling new homes (both Toll Brothers Regency communities); the other four are resale only.
Tier1
Sierra Canyon by Del Webb
1,226 homes · high $400Ks to mid $800Ks
Typical Areas: Somersett, NW Reno (ZIP 89523) · built 2004 to 2017
Specs: 55+ · Aspen Lodge 18,805 sq ft · HOA $158 to $265/mo
View →Tier2
Regency at Caramella Ranch
621 homes planned · from $677,995
Typical Areas: South Reno (ZIP 89521), Toll Brothers · selling since 2018
Specs: 55+ · indoor lap pool, 7 pickleball courts · 1,673 to 2,760 sq ft
View →Tier3
Regency at Stonebrook
257 homes planned · from $505,000
Typical Areas: Sparks, Toll Brothers · selling since 2021
Specs: 55+ · 10,000 sq ft clubhouse, indoor heated pool · HOA $156 to $260/mo
View →Tier4
Villa Toscana
480 homes · low $400Ks to low $600Ks
Typical Areas: Sparks · built 2001 to 2004
Specs: 55+ · indoor and outdoor pools · HOA $132 to $216/mo
View →Tier5
Miners Village
86 homes · high $400Ks to high $500Ks
Typical Areas: Reno · built 1999 to 2002, gated
Specs: 55+ · clubhouse, outdoor pool · HOA $160 to $240/mo
View →Tier6
Quail Run
Resale only · high $300Ks to low $600Ks
Typical Areas: Carson City · built 1997 to 2009
Specs: 55+ · 1,116 to 2,074 sq ft · HOA $60 to $99/mo
View →Home counts, build years, HOA bands and price bands per 55places community profiles and Toll Brothers community pages, fetched 2026-09-04; confirm current figures with the association before offer. Live listing counts above update from the NNRMLS feed.
Why Buy 55+ Communities & Active-Adult Homes for Sale in Reno?
Reno pairs Nevada's retiree tax advantages with a small, well-defined set of age-qualified communities: one large established Del Webb, two new Toll Brothers Regency communities, and three smaller resale enclaves. That scarcity is why active-adult resales here move quickly when priced right.
- Nevada's zero state income tax, confirmed by the Tax Foundation's 2025 rate table, means no state tax on Social Security, pensions or retirement-account withdrawals.
- Every community here is single-story by design, with HOA-maintained common areas and lock-and-leave convenience for Tahoe weekends and winter travel.
- Clubhouse depth is real: Sierra Canyon's 18,805-square-foot Aspen Lodge, Regency at Stonebrook's 10,000-square-foot clubhouse with an indoor heated pool, and Regency at Caramella Ranch's indoor lap pool and seven pickleball courts.
- Reno-Tahoe International Airport, Renown Regional Medical Center and Lake Tahoe are all within about 30 to 45 minutes of every community on this page.
What Is Sierra Canyon by Del Webb Like to Live In?
Sierra Canyon is the community most people mean when they search "Del Webb Reno." It sits inside the Somersett master plan on the flank of Peavine Mountain in northwest Reno (ZIP 89523), and although our community page lives under Sparks, the homes are physically in Reno. According to the 55places profile, Del Webb built 1,226 homes here between 2004 and 2017, so every purchase today is a resale, with recent listings running from the high $400,000s to the mid $800,000s and HOA dues of $158 to $265 a month.
The centerpiece is the Aspen Lodge, an 18,805-square-foot clubhouse with an indoor heated lap pool, fitness center, indoor walking track, ballroom, arts and crafts room and billiards. Outside there are two tennis courts, four pickleball courts and an outdoor spa, and a full-time activity director runs more than 50 clubs. Golf is not owned by the community, but residents get discounted rates for two rounds a year at Somersett Golf and Country Club and the Canyon Nine par-3 course. According to Somersett's master-plan site, the plan covers 2,391 acres with two golf courses, two clubhouses and more than 27 miles of hiking and biking trails, which is what makes Sierra Canyon feel bigger than its own footprint. Read the full Del Webb Sierra Canyon guide for floor plans and the two-tier HOA.
How Do the Two Toll Brothers Regency Communities Compare?
Toll Brothers is the only builder currently selling new age-qualified homes in Northern Nevada, and it does so in two places. Regency at Caramella Ranch in south Reno (ZIP 89521, the 55+ neighborhood inside the gated Caramella Ranch master plan next to Damonte Ranch) is the larger and pricier of the two: according to Toll Brothers, homes run 1,673 to 2,760 square feet with the Cambria plan starting at $677,995, and the clubhouse carries an indoor lap pool, spa, weight and cardio rooms, a formal lounge, a multi-tiered outdoor resort pool, pickleball and bocce courts. The 55places profile lists 621 homes planned since 2018, seven pickleball courts and an outdoor amphitheater, and notes several collections are on their final releases.
Regency at Stonebrook in Sparks is newer and more attainable. According to Toll Brothers, it is a 257-home 55+ community with 12 designs across four collections (Glenridge, Oakhill, Sage Meadow and Windsong), from duets of about 1,454 square feet to single-family plans past 2,600 square feet, priced from $505,000. Its private 10,000-square-foot clubhouse holds an indoor heated pool and fitness room, with pickleball, bocce, a dog park and a concert plaza outside, and HOA dues run $156 to $260 a month per 55places. If you want the biggest amenity package and south Reno proximity to Renown South Meadows, Caramella wins; if you want the lowest new-construction entry and the Spanish Springs side of the valley, Stonebrook wins. Our Reno new construction page tracks both builders' current releases.
What Are the Smaller 55+ Resale Enclaves in Reno, Sparks and Carson City?
Three smaller communities round out the region, none of which have a dedicated NREG page yet, so they link to their city hubs. Villa Toscana in Sparks is a 480-home community built 2001 to 2004 by Jenamar and Shamrock Communities; according to its 55places profile resales run from the low $400,000s to the low $600,000s with dues of $132 to $216, and the clubhouse has both an indoor and an outdoor pool, a fitness center, library, two bocce courts and a dog park. Homes run roughly 945 to 2,638 square feet.
Miners Village in Reno is a gated 86-home enclave built 1999 to 2002 with a clubhouse, outdoor pool and spa, fitness center and trails; 55places lists resales in the high $400,000s to high $500,000s and dues of $160 to $240. Quail Run in Carson City is the value play: single-family resales of 1,116 to 2,074 square feet built 1997 to 2009, priced in the high $300,000s to low $600,000s, with dues of only $60 to $99 a month because the amenity package is parks and open space rather than a clubhouse. For Carson City retirement neighborhoods beyond Quail Run, see our top places to retire in Carson City guide.
How Do 55+ Age Rules Work in Nevada?
Every community on this page qualifies under the federal Housing for Older Persons Act. According to 24 CFR 100.305, at least 80 percent of occupied units must be occupied by at least one person 55 or older, and each community "may determine the age restriction, if any" for the remaining units. In practice that means one qualifying occupant per home, so a 58-year-old buyer with a 52-year-old spouse is an ordinary household. The 20 percent is a cushion the association controls, not a right a younger buyer can claim.
24 CFR 100.306 requires the community to publish and follow policies that show its intent to operate as 55+ housing, and 24 CFR 100.307 requires age verification at least every two years using a driver's license, passport, birth certificate or a signed certification. Nevada adds a consumer layer: under NRS 116.4109 a seller in any common-interest community must deliver the resale package (declaration, bylaws, rules, current budget, reserve study summary and any pending assessments or litigation), and the buyer may cancel within 5 calendar days of receiving it. The CC&Rs' age article in that package is where you confirm the qualifying age, the minimum age for other permanent occupants and the guest cap.
What Does 55+ Living Cost Per Month in Northern Nevada?
Budget four lines: mortgage or cash, HOA dues, property tax and utilities. Dues on this page span $60 a month at Quail Run to $265 at Sierra Canyon and up to $319 at Regency at Caramella Ranch, with Sierra Canyon carrying a two-tier structure (Somersett master association plus the Sierra Canyon sub-association). Property tax in Nevada is capped for a primary residence: NRS 361.4723 limits the annual increase in the tax bill on an owner's primary residence to 3 percent, and only one property in the state can be claimed as that residence. When you buy, the county mails a claim card to the new owner; sign and return it to keep the 3 percent cap rather than the up-to-8 percent cap that applies to non-primary property.
State income tax is zero. According to the Tax Foundation, Nevada is one of seven states with no individual income tax as of January 1, 2025, alongside Alaska, Florida, South Dakota, Tennessee, Texas and Wyoming, while California's top rate is 13.30 percent. For a household moving from the Bay Area on a pension and IRA withdrawals, that difference usually covers the entire HOA bill several times over. Our moving to Reno guide walks through the residency steps.
How Do the Reno-Area 55+ Communities Compare?
The six verified age-qualified communities in the Reno, Sparks and Carson City area at a glance. Each name links to the closest live NREG page (the community page where one exists, otherwise the city hub).
| Community | City | Builder | Homes | Built | Price band | HOA / mo | Gated | Selling new? |
|---|---|---|---|---|---|---|---|---|
| Sierra Canyon by Del Webb | Reno (Somersett) | Del Webb | 1,226 | 2004 to 2017 | High $400Ks to mid $800Ks | $158 to $265 | No | No (resale) |
| Regency at Caramella Ranch | Reno (south) | Toll Brothers | 621 planned | 2018 to present | High $600Ks to mid $900Ks | $33 to $319 | Yes | Yes, from $677,995 |
| Regency at Stonebrook | Sparks | Toll Brothers | 257 planned | 2021 to present | Mid $400Ks to low $600Ks | $156 to $260 | No | Yes, from $505,000 |
| Villa Toscana | Sparks | Jenamar / Shamrock | 480 | 2001 to 2004 | Low $400Ks to low $600Ks | $132 to $216 | No | No (resale) |
| Miners Village | Reno | Not published | 86 | 1999 to 2002 | High $400Ks to high $500Ks | $160 to $240 | Yes | No (resale) |
| Quail Run | Carson City | Not published | Not published | 1997 to 2009 | High $300Ks to low $600Ks | $60 to $99 | No | No (resale) |
Sources: Sierra Canyon, Regency at Caramella Ranch, Regency at Stonebrook, Villa Toscana, Miners Village, Quail Run. Gated status per those profiles; the Caramella Ranch master plan is gated.
What Are the Monthly HOA Dues at Each Reno-Area 55+ Community?
Published HOA bands, what the dues cover, and whether the community has a separate master-association layer. Confirm the current budget in the NRS 116.4109 resale package before you write an offer.
| Community | HOA / mo | Master association layer | What dues fund |
|---|---|---|---|
| Sierra Canyon by Del Webb | $158 to $265 | Yes (Somersett) | Aspen Lodge, indoor pool, courts, activity director, Somersett trails |
| Regency at Caramella Ranch | $33 to $319 | Yes (Caramella Ranch, gated) | Clubhouse, indoor lap pool, outdoor resort pool, pickleball, activities director |
| Regency at Stonebrook | $156 to $260 | Stonebrook | 10,000 sq ft clubhouse, indoor heated pool, pickleball, dog park, lifestyle director |
| Villa Toscana | $132 to $216 | No | Clubhouse, indoor and outdoor pools, fitness, bocce, dog park |
| Miners Village | $160 to $240 | No | Clubhouse, outdoor pool and spa, fitness center, gate |
| Quail Run | $60 to $99 | No | Parks and natural open space |
HOA bands per 55places community profiles; the Regency at Caramella Ranch low end reflects a sub-association tier shown on that profile.
How Do You Reach a Local Reno Specialist?
Call (775) 277-2120 or email info@nevadagroup.com. Nevada Real Estate Group · 1755 E Plumb Ln #241, Reno, NV 89502 · Nevada license S.181401.
Where Else Can You Browse Reno Listings?
By neighborhood, price tier, and cabin style
Reno-area 55+ communities
Northern Nevada retirement guides
Explore More Reno Real Estate
Reno FAQ — 9 Answers
What Do Reno Buyers Most Frequently Ask?
Most AskedWhat are the best 55+ communities in Reno?
The six verified age-qualified communities in the Reno area are Sierra Canyon by Del Webb (1,226 homes in Somersett), Regency at Caramella Ranch and Regency at Stonebrook by Toll Brothers, Villa Toscana in Sparks, Miners Village in Reno and Quail Run in Carson City. Sierra Canyon has the deepest amenities and club roster; the two Regency communities are the only ones selling new homes. Call (775) 277-2120 for a current side-by-side.
Is there a Del Webb community in Reno?
Yes. Sierra Canyon by Del Webb sits inside the Somersett master plan in northwest Reno (ZIP 89523). It was built from 2004 to 2017 with 1,226 homes and is resale-only today, anchored by the 18,805-square-foot Aspen Lodge. Del Webb is not currently building new homes in the Reno area.
Which Reno 55+ communities are still selling new construction?
Two, both by Toll Brothers: Regency at Caramella Ranch in south Reno (from $677,995, 1,673 to 2,760 square feet) and Regency at Stonebrook in Sparks (from $505,000, duets from about 1,454 square feet to single-family plans past 2,600). Both showed quick move-in homes available on the builder sites in September 2026.
Do you have to be 55 to buy in an active-adult community?
Federal HOPA rules (24 CFR 100.305) require that at least 80 percent of occupied homes have one resident 55 or older, so a younger spouse or partner living with a qualifying owner is normally fine. A buyer with no qualifying occupant is asking the association to use one of its limited exception slots, which most decline. Each community sets its own minimum age for other permanent occupants and its guest cap in the CC&Rs.
How much are HOA dues in Reno 55+ communities?
Published bands run from $60 to $99 a month at Quail Run in Carson City to $158 to $265 at Sierra Canyon and up to $319 at Regency at Caramella Ranch. Sierra Canyon also pays a Somersett master-association layer. Dues fund the clubhouse, pools, courts and activity director; confirm the current budget in the NRS 116.4109 resale package.
Why is Reno good for retirees?
Nevada has no state income tax, so Social Security, pensions and retirement withdrawals are untaxed at the state level, and NRS 361.4723 caps the annual property-tax increase on a primary residence at 3 percent. Add Reno-Tahoe International Airport, Renown Regional Medical Center and Lake Tahoe within about 45 minutes of every community on this page, and a four-season climate that avoids the desert summers of Southern Nevada.
How much do 55+ homes cost in Reno?
Resales start in the high $300,000s at Quail Run in Carson City, run low $400,000s to low $600,000s at Villa Toscana, high $400,000s to mid $800,000s at Sierra Canyon, and high $600,000s to mid $900,000s at Regency at Caramella Ranch. New Toll Brothers homes start at $505,000 in Sparks and $677,995 in south Reno. The live listings above show current asking prices.
Can I rent out a home in a Reno 55+ community?
Usually, subject to the same age rule for the tenant and to the community's own lease-term minimums and rental caps, which live in the CC&Rs delivered with the resale package. Short-term rentals are prohibited in every age-qualified community we work in. Ask us to pull the rental article before you buy as an investment.
What amenities do Reno 55+ communities offer?
Sierra Canyon: 18,805-square-foot Aspen Lodge with indoor lap pool, walking track, four pickleball courts and 50-plus clubs. Regency at Caramella Ranch: indoor lap pool, outdoor resort pool, seven pickleball courts and an amphitheater. Regency at Stonebrook: 10,000-square-foot clubhouse with indoor heated pool. Villa Toscana: indoor and outdoor pools. Miners Village: clubhouse and outdoor pool. Quail Run: parks and open space.
Updated September 26, 2026
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