Top Rated
6/10
6/10Veterans Memorial ES
Downtown Reno
K-5480 Students18:1
River-View Condos · Downtown · Reno NV
Arlington Towers Homes For Sale
Nevada Real Estate Group — your Arlington Towers specialists. Search value-entry condos for sale in downtown Reno's established Truckee River high-rise: $200K–$550K, river and city views, walkable to the Riverwalk District and University of Nevada, plus Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89501)
$325K
RSAR / NNRMLS, ZIP 89501, June 2026
DAYS ON MARKET
38
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
River-View Condos
community-data-north.json
TO UNIVERSITY OF NEVADA
~5 min
Virginia St / downtown core
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Arlington Towers at a Glance?
Arlington Towers is downtown Reno's value-entry high-rise on the Truckee River in ZIP 89501, with condos priced from $200K to $550K and a median list price near $325,000 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 Washoe County corridor.
- Community type: Established twin high-rise condominium towers on the Truckee River in downtown Reno — the most attainable entry point into downtown Reno condo ownership, walkable to UNR and the Riverwalk District.
- Median list price (ZIP 89501): $325,000 (June 2026) — ranging from roughly $200K for entry studios and one-bedroom units to $550K+ for larger upper-floor condos with Truckee River and city views.
- Best for: First-time and value-focused buyers, downtown professionals, University of Nevada faculty and students, California tax relocators, and investors seeking steady downtown rental demand at an attainable price point.
- HOA and parking: HOA dues run $300–$500/month covering building maintenance, common areas, elevators, secured entry, and on-site parking; verify the rental-cap policy and reserve fund health during escrow.
- Why people choose Arlington Towers: direct Truckee River frontage, walkable downtown Reno location near UNR, Nevada's zero state income tax, and a $200K–$550K price band the newer luxury mid-rises cannot match.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Arlington Towers Homes for Sale?
Arlington Towers carries a building-specific set of active listings in ZIP 89501 — value-entry condos priced $200K to $550K per NNRMLS data. According to Reno/Sparks Association of REALTORS, downtown Reno condo inventory turns over at a steady pace; well-priced river-view units in this building move quickly. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Arlington Towers Homes Are Listed in Each Price Range?
The ZIP 89501 median list price for Arlington Towers condos sits near $325K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $200K–$400K range, with a smaller upper tier above $400K for larger units with Truckee River and city views. Each card shows current listing counts for Arlington Towers and surrounding ZIP 89501.
Browse Arlington Towers & Downtown Reno Listings
How Can You Find an Arlington Towers Home by Type, Lifestyle & Price?
Arlington Towers listings are filtered by ZIP 89501 — typically 10 to 18 active condos in the downtown Reno river corridor at any given time. Each link below opens our live NNRMLS search pre-filtered to that exact slice, with current listing counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Downtown Reno and Northern Nevada Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, school district details, and what daily life looks like inside each Northern Nevada neighborhood.
By Property Type
By Price Range
Updated daily · 16 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Arlington Towers Listings First?
Custom alerts by price, beds, baths, and view features — no spam, unsubscribe anytime. With Arlington Towers condos turning over at a steady 38-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check portals weekly — especially in the $200K–$350K entry band where competition is broadest.
- 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
EDUCATION
9/10
8/10
8/10
How Are the Schools Near Arlington Towers?
Arlington Towers falls within the Washoe County School District. The downtown Reno core is served by district elementary, middle, and high schools, while Davidson Academy (gifted, on the UNR campus) and Coral Academy of Science are regional alternatives. Cards below rank standouts by level using GreatSchools and Nevada Report Card data from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch, Reno
K-5640 Students18:1
8/10Hunsberger ES
Somersett, Reno
K-6720 Students19:1
8/10Jessie Beck ES
South Reno
K-5580 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Arlington Towers Are the Best?
According to GreatSchools.org, top-rated schools near Arlington Towers include Reno High School (8/10) in Midtown and Davidson Academy (10/10) on the UNR campus — the qualifying gifted option. Downtown-assigned elementary and middle schools serve ZIP 89501 within the Washoe County School District, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus, Reno | $200,000+ |
| 2 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 3 | Reno HS | Public | 9-12 | 8/10 | Midtown Reno | $400,000+ |
| 4 | Coral Academy of Science | Public Charter | K-12 | 8/10 | Reno | $300,000+ |
| 5 | Veterans Memorial ES | Public | K-5 | 6/10 | Downtown Reno | $200,000+ |
SAFETY & CRIME
Is Arlington Towers Safe?
Direct Answer
Arlington Towers is a secured-entry high-rise in downtown Reno's core. According to Washoe County and Reno Police data, the downtown entertainment district sees more activity than suburban Reno, but the building's controlled lobby access, elevators, and HOA governance add a meaningful security layer. Most residents report the building itself feels safe, with surrounding downtown energy varying by block.
- Building entryControlled lobby access + elevators
- Common-area managementHigh-rise condo structure
- Neighborhood characterDowntown entertainment district
- Reno PD presenceDowntown patrol coverage
What Buyers Should Know
Downtown Reno, including the area around Arlington Towers, is an active urban entertainment district per Reno Police Department reporting — activity levels are higher than in suburban Washoe County neighborhoods, which is typical of any walkable downtown core. The building's secured lobby access and HOA-maintained common areas offset much of that exposure for residents within the towers.
Arlington Towers' position on the Truckee River at the western edge of downtown places it slightly removed from the densest casino-corridor activity, while keeping the Riverwalk District, dining, and the University of Nevada within walking distance. Controlled entry, elevators, and on-site parking mean residents move between their unit, parking, and the street through monitored building spaces.
Buyers coming from quiet suburban environments should tour the block at different times of day to gauge the downtown energy that varies by location. The primary property-security considerations are typical of urban high-rises — securing parking and common-area access — both of which the HOA and building systems address. Good building management and an engaged HOA mitigate downtown exposure effectively.
Sources: Washoe County Sheriff (annual crime statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.
Living In
What's It Like Living in Arlington Towers, Downtown Reno NV?
The Answer
Arlington Towers delivers walkable downtown Reno condo living on the Truckee River: condos from $200K to $550K, river and city views, secured entry, and Nevada's zero state income tax. Schools are served by the Washoe County School District — with the University of Nevada campus roughly five minutes north of the building.
What is Arlington Towers known for?
Arlington Towers is known as the value-entry high-rise on the Truckee River — established twin condominium towers at the western edge of downtown Reno with direct river frontage and city views. It is the most attainable entry point into downtown Reno high-rise ownership, offering walkable access to the Riverwalk District, the University of Nevada, and the downtown entertainment corridor at a price range well below the newer luxury mid-rise buildings.
Who should live in Arlington Towers?
Arlington Towers fits first-time and value-focused buyers who want a downtown address without luxury-tier pricing, downtown professionals who want to walk to work, University of Nevada faculty and graduate students, California tax relocators seeking a Nevada address for zero income tax savings, and investors who can verify the building's rental-cap policy. The $200K–$550K price range spans entry studio buyers to upper-floor river-view condo purchasers.
What is daily life like in Arlington Towers?
Daily life in Arlington Towers centers on the walkable rhythm of downtown Reno: morning coffee along the Truckee Riverwalk, a short walk to work in the downtown core, evenings at Riverwalk District restaurants and the Reno event corridor. The University of Nevada campus is minutes north, and Midtown Reno's dining scene is a short drive south. Reno-Tahoe International Airport is roughly 20 minutes for travel.
Location
Where Is Arlington Towers
Arlington Towers sits on the Truckee River at the western edge of downtown Reno, Nevada (ZIP 89501), within walking distance of the Riverwalk District and the downtown entertainment corridor. Approximately 5 minutes from the University of Nevada campus, 10 minutes from Midtown Reno, and 20 minutes from Reno-Tahoe International Airport.
Truckee Riverwalk District
2
Min
University of Nevada, Reno
5
Min
Midtown Reno
10
Min
Reno-Tahoe Airport
20
Min
Sparks
15
Min
Arlington Towers
At a Glance$325,000
Median List Price (ZIP 89501)
~$320+
Price / Sq Ft (condo tier)
38
Days on Market
$200K–$550K
Price Range (Arlington Towers)
- Community Type
- Established High-Rise Condominium
- Price Range
- $200K–$550K
- Developer
- Established (legacy build)
- Guard-Gated
- No (secured entry)
- HOA / Month
- $300–$500 (varies by unit)
- Parking
- On-site (assigned)
- ZIP Code
- 89501
- School District
- Washoe County School District
- To University of Nevada
- ~5 min
- To Riverwalk District
- ~2 min walk
- To Midtown Reno
- ~10 min
- To Reno-Tahoe Airport
- ~20 min via US-395
LIVABILITY REPORT CARD
How Does Arlington Towers Score?
Arlington Towers scores among the most walkable downtown Reno addresses for urban access, river lifestyle, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, outdoor access, and commute — each sourced from ZIP 89501 data via Washoe County Sheriff, Washoe County School District, GreatSchools, and Reno/Sparks Association of REALTORS.
Grade B+: Safety
Secured-entry high-rise in the downtown core; building access control plus Reno Police downtown presence offset the higher activity of an urban entertainment district per Washoe County data.
Grade B: Schools
Washoe County School District serves downtown Reno; regional options include Davidson Academy and Coral Academy. Confirm specific assignments for any unit.
Grade A: Cost of Living
$200K–$550K for downtown condos — among the most attainable urban-core tiers in the region, with Nevada's zero income tax and lower property-tax rate adding meaningful savings.
Grade A: Walkability
Steps to the Truckee Riverwalk, downtown dining, and the entertainment corridor; UNR is a short walk or drive — one of the most walkable addresses in Northern Nevada.
Grade A-: Outdoor Access
Direct Truckee River frontage, the Riverwalk path, kayaking in the Truckee River whitewater park, and nearby parks; Lake Tahoe and the Sierra are within an hour's drive.
Grade A: Commute
20 minutes to Reno-Tahoe Airport, walkable to the downtown employment core, and 5 minutes to UNR — ideal for downtown professionals and university-affiliated buyers.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is Arlington Towers a good place to own a condo?
Arlington Towers is one of the strongest value propositions for downtown Reno condo ownership. Direct Truckee River frontage, walkable access to the Riverwalk District and University of Nevada, and a $200K–$550K price range make it the most attainable entry into a downtown high-rise address. Nevada's zero state income tax adds meaningful annual savings for California relocators and improves rental-investment math. The critical verification: confirm the building's HOA rental-cap policy and warrantability with your lender before buying.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Arlington Towers?
According to the U.S. Census Bureau, downtown Reno carries a younger, more urban resident profile than suburban Washoe County — a mix of young professionals, University of Nevada affiliates, downtown workers, and California relocators. Arlington Towers draws value-focused buyers and investors who prioritize walkable downtown access and attainable condo pricing.
Home values in Arlington Towers have appreciated as downtown Reno revitalization, University of Nevada growth, and California in-migration broadened demand for walkable urban condos at the $200K–$550K tier. The building skews toward a mix of owner-occupants and investors leasing to UNR and downtown-worker tenants — a profile consistent with established downtown high-rises in revitalizing urban cores.
89501
Downtown Reno, NV
$70,000+
vs Washoe County $72,000
$325K+
vs Washoe County $520K
~45%
vs Washoe County 57%
~40%
vs Washoe County 36%
~15%
vs Washoe County 27%
Riverwalk steps away
Downtown Reno core
1.9
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Arlington Towers Market Growing?
Arlington Towers and the broader downtown Reno condo market have appreciated steadily over the past decade, driven by downtown revitalization, University of Nevada growth, California in-migration, and sustained demand for walkable urban condos at attainable prices. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for downtown Reno condo addresses.
+4%Estimated YoY median price growth (ZIP 89501, 2026)
5 minTo University of Nevada, Reno
20 minTo Reno-Tahoe International Airport
ZIP 89501 (downtown Reno) median condo list price trajectory, 2010–2026
Arlington Towers condos have appreciated with the broader downtown Reno market — driven by riverfront positioning on the Truckee, downtown revitalization investment, University of Nevada growth, and sustained California buyer demand for Nevada tax addresses. The building's $200K–$550K range remains among the most attainable entries into downtown Reno ownership, keeping buyer and investor demand broad while downtown condo supply stays limited.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
LIVABILITY SCORES
How Does Arlington Towers Score for Livability?
Arlington Towers posts strong scores across the six livability dimensions that matter most to value-focused and downtown-lifestyle buyers — walkability, cost of living, and the Nevada tax advantage lead the composite well above the regional baseline. The rings below break out each category, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 85A-
Overall Livability
- 78B+
Schools
- 80B+
Safety
- 92A
Cost of Living
- 96A+
Walkability
- 88A-
Outdoor Access
MARKET TRENDS · LAST 12 MONTHS
How Is the Arlington Towers Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89501 — the downtown Reno ZIP covering Arlington Towers and the river corridor — from Northern Nevada Regional MLS data. The Arlington Towers condo tier sits near $325,000, up approximately 4% year-over-year, with a median 38 days on market. Updated monthly.
Median List Price (ZIP 89501 Arlington Towers tier)
+4% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
30 → 38 days YoY — value-entry condo tier moves at a steady pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Arlington Towers / ZIP 89501)
~16 at any time — downtown condo supply stays limited
vs May 2025
Source: Las Vegas REALTORS
38
MEDIAN DAYS ON MARKET
$325K
MEDIAN LIST PRICE
$200K–$550K
ARLINGTON TOWERS PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY MOVES FAST
Get matched with an
Arlington Towers specialist.
Market Competitiveness
How Competitive Is the Arlington Towers Market Right Now?
Arlington Towers is a steady-pace, value-entry downtown condo market. Typically 10–18 active listings appear in ZIP 89501 covering Arlington Towers and the downtown river corridor, and homes take a median 38 days on market per NNRMLS data. Well-priced units in the $200K–$350K entry range move faster as the buyer pool at that tier is broadest.
58Steady-Pace Value
- 38 daysMedian days on market (Arlington Towers / ZIP 89501)
- $200K–$550KArlington Towers price range
- ~$320+Median price per sq ft (condo tier)
- River-View CondosCommunity character
Is Arlington Towers Right for You?
Who Should Buy a Home in Arlington Towers?
Arlington Towers spans $200K entry studios to $550K upper-floor river-view condos — the most attainable downtown Reno high-rise address. Six buyer profiles below match lifestyles to specific Arlington Towers options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Arlington Towers Profile Fits Your Buyer Type?
First-Time & Value Buyers
- Entry condos from $200K — most attainable downtown
- Low conventional down payment for owner-occupants
- Walkable downtown without a car for daily errands
- Nevada zero income tax stretches the budget further
Downtown Professionals
- Walk to work in the downtown employment core
- Riverwalk dining and entertainment at the door
- On-site secured parking for the commute days
- Truckee River views from upper floors
University of Nevada Affiliates
- UNR campus roughly five minutes north
- Ideal for faculty, staff, and graduate students
- Walkable to campus and downtown amenities
- Strong resale and rental demand near the university
California Tax Relocators
- $30K–$40K+ saved annually on state income tax
- Downtown Reno address vs higher-cost CA urban cores
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.471
Condo Investors
- Steady UNR and downtown-worker rental demand
- Verify HOA rental-cap policy before buying
- Attainable acquisition cost at $200K–$550K
- Nevada zero income tax on rental income
Downsizers & Lock-and-Leave
- No yard or exterior maintenance — HOA handles it
- Secured-entry building for lock-and-leave travel
- Walkable to dining, river, and downtown events
- Predictable monthly costs with the 3% tax cap
Best Fit For
- First-time and value buyers — Entry condos from $200K — the most attainable downtown Reno address, with low conventional down payments for owner-occupants and walkable daily living without a car.
- Downtown professionals — Walk to work in the downtown core, Riverwalk dining at the door, on-site secured parking, and Truckee River views from upper floors — urban convenience at a value price.
- University of Nevada affiliates — The UNR campus is roughly five minutes north — ideal for faculty, staff, and graduate students who want to live near campus and downtown at an attainable price.
- California tax relocators — Nevada zero state income tax saves $30,000–$40,000+ per year at higher income levels — on top of a walkable downtown Reno address at a fraction of comparable California urban-core pricing.
- Condo investors — Steady UNR and downtown-worker rental demand — conditional on verifying the building HOA rental-cap policy and Reno short-term rental rules before buying.
- Downsizers and lock-and-leave buyers — HOA exterior maintenance, secured-entry building, walkable amenities, and zero Nevada income tax — urban condo living without the upkeep of a single-family home.
Ready to explore homes in Arlington Towers? Our team knows every floor tier, HOA document, rental-cap rule, and parking arrangement in downtown Reno condo buildings.
Start Your Arlington Towers SearchPros
- Direct Truckee River frontage — river and city views from upper floors
- Walkable downtown Reno location — Riverwalk District, dining, and events at the door
- Most attainable downtown Reno entry point at $200K–$550K versus $400K+ luxury mid-rises
- University of Nevada roughly five minutes north — strong rental and resale demand
- Secured-entry high-rise with on-site assigned parking
- Zero Nevada state income tax — meaningful annual savings for relocators and investors
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $300–$500/month add to monthly carrying costs; verify reserve fund health
- Building HOA may cap the number of rental units — verify the rental-cap policy before buying as investment
- Older established building may carry deferred maintenance; review the reserve study carefully
- Downtown entertainment-district energy varies by block and time of day — tour at night
- Some lenders restrict financing on older high-rises — confirm warrantability before writing an offer
Building Comparison
How Does Arlington Towers Compare to The Palladio, Riverwalk Towers & Other Downtown Reno Buildings?
A like-for-like comparison of the most-searched downtown Reno condo options — median price, days on market, HOA dues, and lifestyle fit — drawn from active-listing data we refresh every month via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $325K for value-entry Arlington Towers condos to more than $700K for premium luxury mid-rise units.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Arlington Towers | $325,000 | ~$320+ | 38 | 16 | Value Entry · River Views · Walkable |
| The Palladio | $575,000 | ~$450+ | 45 | 8 | Luxury Mid-Rise · Finishes · Concierge |
| Riverwalk Towers | $485,000 | ~$420+ | 42 | 7 | River Views · Newer · Downtown |
| Midtown Reno | $420,000 | ~$340+ | 35 | 25 | Eclectic · Walkable · Dining |
| West University | $450,000 | ~$330+ | 38 | 18 | UNR-Adjacent · Historic · Walkable |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Building Deep Dive
What's Inside Each Downtown Reno Option?
Submarket 1
Arlington Towers
Downtown Reno's value-entry high-rise on the Truckee River — established twin towers with the most attainable full-amenity downtown condo address, walkable to the Riverwalk District and UNR, with Nevada's zero state income tax.
Browse Arlington Towers homes →$325KMedian Price
38Days on Market
16Active Listings
~$320+Price / Sq Ft
Submarket 2
The Palladio
The most sought-after luxury mid-rise in downtown Reno — premium finishes, concierge, and riverfront positioning at a price tier well above Arlington Towers.
Browse The Palladio homes →$575KMedian Price
45Days on Market
8Active Listings
~$450+Price / Sq Ft
Submarket 3
Riverwalk Towers
Newer downtown Reno high-rise with strong Truckee River views — a luxury alternative to Arlington Towers at a higher price floor and newer-finish premium.
Browse Riverwalk Towers homes →$485KMedian Price
42Days on Market
7Active Listings
~$420+Price / Sq Ft
Submarket 4
Midtown Reno
Reno's eclectic walkable neighborhood south of downtown — condos, bungalows, and a dense dining and shopping scene, a short drive from Arlington Towers.
Browse Midtown Reno homes →$420KMedian Price
35Days on Market
25Active Listings
~$340+Price / Sq Ft
Submarket 5
West University
A historic walkable neighborhood next to the University of Nevada — bungalows and small multifamily near campus, popular with UNR faculty and investors.
Browse West University homes →$450KMedian Price
38Days on Market
18Active Listings
~$330+Price / Sq Ft
Submarket 6
Arlington Towers — The Downtown Reno Entry Point
The most attainable entry into a downtown Reno high-rise address — direct Truckee River frontage, walkable access to the Riverwalk District and University of Nevada, and condos from $200K to $550K. Upper-floor units capture full river and city skyline views. The downtown building type that starts well below the luxury mid-rises while including secured entry, elevators, and on-site parking.
Browse Arlington Towers — The Downtown Reno Entry Point homes →From $200KAttainable Entry
RiversideTruckee River Frontage
5 minTo University of Nevada
20 minTo Reno Airport
Where Is Arlington Towers on the Map?
Arlington Towers sits on the Truckee River at the western edge of downtown Reno, Nevada (ZIP 89501), within walking distance of the Riverwalk District, approximately 5 minutes from the University of Nevada campus, 10 minutes from Midtown Reno, 15 minutes from Sparks, and 20 minutes from Reno-Tahoe International Airport.
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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building fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89501?
ZIP 89501 covers downtown Reno and the Truckee River corridor in Nevada. The table below puts this downtown ZIP in context against neighboring Reno ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — all drawn from Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89501 | Downtown Reno · Truckee River · Arlington Towers | $325K | ~$320 | 38 | 60 | +4.0% |
| 89509 | Old Southwest Reno · Midtown | $560K | ~$340 | 32 | 120 | +3.0% |
| 89503 | Old Northwest Reno · West University | $480K | ~$330 | 30 | 110 | +2.8% |
| 89521 | South Reno · Damonte Ranch | $680K | ~$320 | 32 | 220 | +2.4% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define Arlington Towers Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, Washoe County Assessor, and City of Reno records — pin down this building's fundamentals. Arlington Towers median list price is $325K, days on market run 38, and HOA dues run $300–$500 per month.
$325K
Median list price for Arlington Towers condos in ZIP 89501 in June 2026.
Reno/Sparks Association of REALTORS
+4%
Year-over-year price growth in downtown Reno ZIP 89501, May 2025 to May 2026.
Northern Nevada Regional MLS
38
Median days from list to accepted offer in Arlington Towers / ZIP 89501.
RSAR / NNRMLS, June 2026
$200K–$550K
Full price range for Arlington Towers condo units by floor and view.
Northern Nevada Regional MLS
Riverside
Arlington Towers fronts the Truckee River at the western edge of downtown Reno — direct riverfront positioning.
Washoe County Assessor
5 min
Distance from Arlington Towers to the University of Nevada, Reno campus up Virginia Street.
University of Nevada, Reno
0%
Nevada state income tax rate — improving the ownership and rental-investment math for Arlington Towers buyers versus California.
Nevada Department of Taxation
20 min
Drive time from Arlington Towers to Reno-Tahoe International Airport via US-395.
City of Reno
WHY ARLINGTON TOWERS
Why Does Arlington Towers Stand Out Among Downtown Reno Buildings?
From direct Truckee River frontage to walkable University of Nevada access to a $200K–$550K condo price range, Arlington Towers delivers the most attainable downtown Reno high-rise address by a wide margin. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- Washoe County Assessor
Direct Truckee River frontage
Arlington Towers sits on the Truckee River at the western edge of downtown — river and city views from upper floors, steps to the Riverwalk path.
- University of Nevada, Reno
Walkable to University of Nevada
The UNR campus is roughly five minutes north — a short walk or drive up Virginia Street, driving steady university-affiliated buyer and rental demand.
- Northern Nevada Regional MLS
Most attainable downtown Reno entry point
At $200K–$550K, Arlington Towers condos are the value tier into downtown Reno — well below the newer luxury mid-rises that start above $400K.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax — meaningful annual savings versus California for relocators and investors, on top of the attainable condo value.
- NRS 361.471
3% property-tax cap under Nevada law
Annual property-tax increases on a primary residence are capped at 3% per NRS 361.471 — predictable carrying costs as values rise.
WHY BUY IN ARLINGTON TOWERS
What Are the Top Reasons to Buy a Home in Arlington Towers?
Arlington Towers' case rests on river frontage, walkable downtown access, tax savings, and attainable pricing: the Truckee River at your door, UNR five minutes north, zero Nevada state income tax, and a median list price near $325K per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Truckee River frontage and views
Arlington Towers fronts the Truckee River at the western edge of downtown — upper floors capture river and city skyline views just steps from the Riverwalk path.
Washoe County Assessor
Walkable downtown lifestyle
Steps to the Riverwalk District dining, the downtown entertainment corridor, and the Truckee River whitewater park — one of the most walkable addresses in Northern Nevada.
City of Reno
Most attainable downtown Reno entry point
$200K–$550K condo tier versus $400K+ for the newer luxury mid-rises — buy into a walkable downtown address at a lower price floor than any other downtown building type.
Northern Nevada Regional MLS
Zero Nevada state income tax
No personal income tax — meaningful annual savings for California relocators and improved rental-investment math versus higher-tax states.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs as values appreciate.
NRS 361.471
University of Nevada rental demand
UNR faculty, staff, and graduate students sustain steady downtown rental demand — strong investment fundamentals for Arlington Towers condos, subject to HOA rental-cap verification.
University of Nevada, Reno
Secured-entry high-rise with parking
Controlled lobby access, elevators, and on-site assigned parking — practical urban-living amenities included in the HOA structure.
Arlington Towers HOA
Downtown Reno revitalization
Sustained downtown reinvestment in dining, events, and the riverfront supports long-run condo demand and value in ZIP 89501.
City of Reno
Steady rental demand (cap permitting)
University and downtown-worker demand is structurally steady — verify the building HOA rental-cap policy and Reno short-term rental rules before purchasing as investment.
City of Reno STR Program
20 minutes to Reno-Tahoe Airport
Reno-Tahoe International Airport is roughly 20 minutes via US-395 — convenient travel access for downtown professionals and out-of-state buyers.
City of Reno
Building & Floor Guide
What Are the Key Unit Tiers in Arlington Towers?
Arlington Towers is a single established high-rise condominium community — twin towers on the Truckee River in downtown Reno. Rather than multiple builders, the building offers distinct unit tiers by floor, size, and view. Every unit shares one HOA structure, dues schedule, reserve fund, and CC&R rules, including the rental-cap policy.
Value Entry · Lower Floors
Entry-Tier Studios & 1BR
Most attainable downtown Reno price point
City & Partial River Views
Mid-Floor 1BR & 2BR
Best value-to-view balance in the building
Full River & Skyline Views
Upper-Floor River-View Units
Premium Truckee River and city views
Luxury Mid-Rise Alternatives
Downtown Reno High-Rises
Newer-finish luxury tier above Arlington Towers
Eclectic · Walkable
Midtown Reno Condos
Alternative walkable Reno neighborhood
Outdoor Recreation
What Outdoor Amenities Does Arlington Towers Offer?
Arlington Towers residents live at the intersection of the Truckee River and downtown Reno — the Riverwalk path at the door, the whitewater park steps away, and the Sierra Nevada within an hour. The City of Reno manages the riverfront parks and Riverwalk District that make downtown Reno one of the most walkable outdoor-access addresses in Northern Nevada.
STEPS AWAY
Truckee Riverwalk
River corridor pathWalking · Running · EventsFree
The downtown Reno Riverwalk runs along the Truckee River right past Arlington Towers — a scenic path linking riverfront restaurants, galleries, plazas, and seasonal events including Wine Walk and the farmers market.
5 MIN
Truckee River Whitewater Park
In-river courseKayaking · Tubing · SwimmingFree
A man-made whitewater course in the Truckee River through downtown Reno — kayakers, tubers, and swimmers use it all summer. One of the few downtown cores in the West with in-river recreation steps from a high-rise condo.
5 MIN
Wingfield Park
Riverfront island parkConcerts · Festivals · PicnicsFree
A small island park in the Truckee River hosting the summer Artown festival, free concerts, and community events — the cultural heart of downtown Reno's riverfront.
8 MIN
Idlewild Park
49 acresPlaygrounds · Rose Garden · RiverFree
A large riverside park west of downtown with a rose garden, playgrounds, ball fields, and Truckee River access — a green retreat minutes from Arlington Towers.
10 MIN
Rancho San Rafael Park
595 acresHiking · Balloon Race · ArboretumFree
Washoe County's flagship regional park near UNR — home to the Great Reno Balloon Race, the Wilbur D. May Arboretum, and miles of trails into the foothills.
5 MIN
University of Nevada Campus
Walkable campusRecreation · Events · AthleticsPublic areas free
The UNR campus offers public green spaces, the Knowledge Center, athletics, and cultural events — a short walk or drive north of Arlington Towers up Virginia Street.
45 MIN
Lake Tahoe
191 sq miBoating · Beaches · SkiingVaries
North America's largest alpine lake is roughly 45 minutes via NV-431 or US-50 — beaches and boating in summer, world-class skiing at Mt. Rose and the Tahoe resorts in winter.
40 MIN
Mt. Rose Ski Tahoe
1,200 acresSkiing · SnowboardingTicketed
The closest major ski resort to Reno — roughly 40 minutes via NV-431, with the highest base elevation in the Lake Tahoe area and reliable Sierra snowpack.
The Arlington Towers Lifestyle
What Does a Weekend in Arlington Towers Look Like?
A Saturday in Arlington Towers: coffee on the Truckee Riverwalk — steps away per the City of Reno — kayaking the whitewater park, dining in the Riverwalk District, and Lake Tahoe 45 minutes away for Sunday. Truckee River frontage, walkable downtown living, and zero Nevada income tax.
300+Days of Sun
2 minTo Riverwalk
5 minTo University
45 minTo Lake Tahoe
THIS WEEKEND'S OPEN HOUSES
Can You Tour Arlington Towers Condos This Weekend?
Arlington Towers condos typically show by appointment through the listing agent — weekend open houses are less common in downtown high-rise buildings than in suburban neighborhoods. Contact Nevada Real Estate Group at (775) 204-6150 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a unit in your price range becomes available.
Quick Answer
What does an HOA cost in Arlington Towers?
HOA dues in Arlington Towers typically run $300–$500 per month depending on the unit size and floor. Most units include building maintenance, common areas, elevators, secured entry, water and trash, building-envelope insurance, and on-site parking in the HOA. Because Arlington Towers is an established high-rise, always request the full HOA document package, reserve fund study, rental-cap policy, and any pending special-assessment disclosures during escrow — older buildings can carry deferred maintenance that the reserve study will reveal.
Moving to Arlington Towers
Should I Move to Arlington Towers?
California buyers and investors choose Arlington Towers for walkable downtown Reno condo living and Nevada's zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — on a $300,000 income that gap saves nearly $40,000 annually, on top of an attainable Truckee River address near the University of Nevada.
Why California Buyers Are Choosing Arlington Towers
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $30,000–$40,000 per year in state income taxes alone. Arlington Towers adds a second layer: value-entry condos from $200K on the Truckee River, walkable to the Riverwalk District and University of Nevada, at a fraction of comparable California urban-core condo pricing in Sacramento or the Bay Area.
At a $325,000 budget, buyers in coastal California typically compete for a small dated condo far from the urban core. That same budget in Arlington Towers secures a river-view downtown Reno high-rise condo with secured entry, on-site parking, and walkable access to UNR and the Riverwalk District — on a Nevada tax address with zero state income tax and a 3% annual property-tax growth cap.
According to Reno/Sparks Association of REALTORS, the downtown Reno ZIP 89501 median list price runs near $325,000 for condos in the Arlington Towers tier — on a tax-adjusted basis, that sits well below comparable California urban condo pricing once income-tax savings are factored in. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA running near historic-low unemployment, anchored by healthcare, technology, and logistics employers minutes from downtown.
Arlington Towers residents are walking distance from the downtown Reno employment core and 20 minutes from Reno-Tahoe International Airport. Remote workers and downtown professionals who want walkable urban condo living find Arlington Towers an attainable Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), the University of Nevada, technology (Switch, Tesla Gigafactory), and a growing remote-worker base — most accessible without a long commute from downtown.
Cost of Living Snapshot — Arlington Towers (Downtown Reno, NV) vs. Sacramento, CA
Day-to-day costs run significantly lower on the Nevada side for urban condo buyers. Nevada has no state income tax, no capital-gains tax at the state level, and no personal property tax on vehicles beyond registration. Condo property at Arlington Towers carries an effective property-tax rate roughly half of comparable California urban-core addresses.
| Metric | Arlington Towers, NV | Sacramento, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (value-entry condo tier) | ~$325K | ~$400K–$550K |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month | $300–$500 | Varies · $350–$700+ |
| Truckee River Frontage | Yes (direct riverside) | No |
| Walk to University | UNR ~5 min | Varies (often a drive) |
| Reno Airport Access | ~20 min | SMF ~15 min |
Figures are approximate, for illustration. Contact our team for current market data.
Arlington Towers Rental Market — Rent vs. Own
Rental demand at Arlington Towers is steady — University of Nevada faculty and graduate students, downtown workers, and relocating professionals all target walkable downtown Reno condos, though the building HOA rental-cap policy and Reno city short-term rental rules govern leasing — verify current rental-cap availability and CC&R compliance for any specific unit before purchasing as an investment. Long-term rentals for downtown Reno condos in the Arlington Towers tier typically run $1,400–$2,400/month per Reno/Sparks Association of REALTORS regional data. For buyers planning a 5+ year hold, purchasing builds equity while Nevada's zero state income tax applies to any rental income and appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to Arlington Towers? Our team specializes in downtown Reno condo relocation — virtual tours, HOA document and rental-cap review, parking-assignment verification, and closing coordination for buyers transitioning from California or relocating for the University of Nevada and downtown employers.
Start Your Arlington Towers SearchRELOCATION TIMELINE
How to Relocate to Arlington Towers in 8 Steps
From first research to keys-in-hand, here's the 6-10 week timeline most Arlington Towers condo buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack. Confirm the building HOA rental-cap policy early if you plan to lease the unit.
Research the floor tiers
Compare Arlington Towers unit tiers — lower-floor entry studios, mid-floor city-view units, and upper-floor river-view condos each carry different pricing and views. Know which floor and view fit your lifestyle and budget before your first showing.
Get pre-approved and confirm warrantability
Most Arlington Towers purchases fit conforming limits with 3–5% down for owner-occupants or 20–25% for investors. Line up a lender experienced with downtown Reno high-rises — older buildings can have warrantability restrictions that affect financing.
Hire a downtown Reno specialist
HOA document review, rental-cap verification, reserve-fund analysis, and parking-assignment confirmation all move real money. Work with an agent who has closed downtown Reno condo transactions.
Tour in person or virtually
Tour units at multiple times of day to gauge views, light, parking, and downtown energy by block. Evaluate the difference between lower and upper floors and river-facing versus city-facing exposures. Our team offers video walkthroughs for out-of-state buyers.
Write and negotiate the offer
Pair list-price strategy with a request for seller-paid HOA credits or closing costs; downtown Reno condo sellers have some flexibility at 38 median DOM, particularly in the winter off-season.
HOA due diligence
Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, rental-cap policy, and any pending special assessments. Confirm parking assignment and any transfer fees.
Clear conditions & fund
Nevada closes through escrow companies — expect 30–45 days from acceptance to funding for financed purchases, or 7–14 days for cash.
Close, move, and register
Transfer utilities (NV Energy, internet) and building access credentials, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Arlington Towers?
Arlington Towers residents are walking distance from the downtown Reno employment core and 20 minutes from Reno-Tahoe International Airport. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch. Downtown government, gaming, and professional services are the closest local employers.
$70,000+Median household income (Reno city)U.S. Census ACS estimate
Downtown CoreWalkable employment baseGovernment, gaming, professional services
5 minTo University of Nevada, RenoUp Virginia Street
20 minTo Reno-Tahoe International AirportVia US-395
Top Employers Accessible from Arlington Towers
- University of Nevada, RenoR1 research university roughly five minutes north — a major higher-education and research employer and a steady rental-demand driver
- Renown HealthNorthern Nevada's largest healthcare system, minutes from downtown Reno
- Downtown Gaming & HospitalityThe downtown Reno casino and entertainment corridor — a walkable employment base adjacent to Arlington Towers
- Washoe County & City of RenoGovernment offices and services concentrated in the downtown core within walking distance
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~35 min via I-80)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~35 min via I-80)
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
BUILDING COMPARISON
How Does Arlington Towers Compare to The Palladio, Riverwalk Towers & Midtown Reno?
Still choosing between downtown Reno condo options? This table compares value-entry Arlington Towers ($325K, river-view), The Palladio ($575K, luxury mid-rise), Riverwalk Towers ($485K, newer river-view), and Midtown Reno ($420K, eclectic and walkable) side by side on price, pace, and fit. Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Arlington Towers | The Palladio | Riverwalk Towers | Midtown Reno |
|---|---|---|---|---|
| Median List Price | $325K | $575K | $485K | $420K |
| Price / Sq Ft | ~$320 | ~$450 | ~$420 | ~$340 |
| Days on Market | 38 | 45 | 42 | 35 |
| HOA / Month | $300–$500 | $400–$700 | $400–$650 | Varies |
| River Views | Yes (upper floors) | Yes | Yes (strong) | Limited |
| Property Type | Established High-Rise | Luxury Mid-Rise | High-Rise | Condo / Bungalow |
| Guard-Gated | No (secured entry) | No (secured + concierge) | No (secured entry) | No |
| Walk to UNR | ~5 min | ~5 min | ~5 min | ~10 min |
| Best For | Value Entry · River · Walkable | Luxury · Finishes · Concierge | Newer · River Views | Eclectic · Dining · Walkable |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Arlington Towers Cost You Each Month?
A median $325,000 Arlington Towers condo purchase runs about $2,300–$2,600 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, Washoe County taxes, insurance, and HOA dues included. The three tabs below let you model your own payment, compare renting, and budget HOA tiers by floor.
Payment Estimator
Estimate Your Arlington Towers Payment
$2,245
Estimated Monthly Payment
- Principal & Interest$1,730
- Property Tax$165
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Arlington Towers right now?
At current rates the monthly gap narrows once equity and tax effects are counted — and Nevada's zero state income tax improves the ownership math for California relocators compared to higher-tax states.
OWN (20% DOWN, 7%)
$2,353 / mo
- Principal & Interest (20% down)
- $1,730
- Property Tax (~0.6%)
- $163
- Homeowners Insurance
- $60
- HOA (avg. unit)
- $400
- Parking (included)
- $0
5-year net cost:~$95,000
Equity built:~$46,000
RENT (MEDIAN LONG-TERM)
$1,800 / mo
- Median Long-Term Rental (downtown Reno condo)
- $1,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$118,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Arlington Towers condo for five years produces approximately $46,000 in equity while the long-term renter builds none — and the Nevada income tax savings (zero vs California's up to 13.3%) can add meaningful savings over five years for relocating buyers. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $400/mo HOA.
HOA Fees by Community
HOA Fees by Arlington Towers Floor Tier
Arlington Towers HOA fees vary by unit size and floor — larger upper-floor units and those with more building services tend toward the higher end. Always request the full HOA financials and reserve study before committing, especially given the building's established age.
Entry & Mid-Floor Units
$300–$400 / mo
Studios, 1BR, and mid-floor units
$300–$400
Includes:
Building maintenance, common areas, elevators, secured entry, water/trash, building insurance, on-site parking
Upper-Floor & Larger Units
$400–$500 / mo
Larger 2BR and upper-floor river-view units
$400–$500
Includes:
Building maintenance, common areas, elevators, secured entry, water/trash, building insurance, parking, and additional reserve contributions
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Arlington Towers?
From Arlington Towers, the downtown core is walkable, UNR is 5 minutes, and the airport 20 minutes via US-395. Residents can live largely car-free for daily errands per U.S. Census ACS data — the Riverwalk District, dining, and transit are at the door, with on-site parking for commute days.
Drive Times from Arlington Towers
- 2 minTruckee Riverwalk DistrictWalkable
- 5 minUniversity of Nevada, RenoVia Virginia St
- 10 minMidtown RenoVia Virginia St south
- 15 minSparksVia I-80 east
- 20 minReno-Tahoe Intl AirportVia US-395
- 45 minLake Tahoe (Incline Village)Via NV-431 Mt Rose Hwy
- 35 minCarson CityVia US-395 south
- 35 minTahoe-Reno Industrial CenterVia I-80 east
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 condo in Arlington Towers?
Most Arlington Towers condo purchases close in 30–45 days; cash offers close in 7–14 days. Financed purchases require standard conforming underwriting, and most units fall well within the $766K conforming limit. The lender must also approve the building as warrantable; because Arlington Towers is an established high-rise, confirm warrantability before writing an offer.
Quick Answer
What credit score do you need to buy an Arlington Towers condo?
Most Arlington Towers purchases use conventional financing — the $200K–$550K range fits comfortably within the 2026 conforming limit of $766,550. Owner-occupant conventional loans typically want a 620+ credit score with 3–5% down, while investor purchases generally require 20–25% down and a stronger credit profile. Because Arlington Towers is an established high-rise, the building must be warrantable for conventional financing — confirm this with your lender first. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs.
Arlington Towers FAQ — 18 Answers
What Do Arlington Towers Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Arlington Towers?
Arlington Towers condos run from roughly $200,000 for compact studio and one-bedroom units to $550,000-plus for larger upper-floor units with Truckee River and city views, per Northern Nevada Regional MLS data for ZIP 89501. The current median list price runs near $325,000 according to Reno/Sparks Association of REALTORS — one of the most attainable entry points into downtown Reno high-rise ownership.
What makes Arlington Towers different from other downtown Reno buildings?
Arlington Towers is the value-entry high-rise on the Truckee River — twin established towers at the western edge of downtown Reno with direct river and city views, on-site parking, and secured entry at a price point below the newer luxury mid-rises. While The Palladio and Riverwalk Towers command premium pricing for newer finishes, Arlington Towers offers the same downtown Reno walkability to the Riverwalk District and University of Nevada at a more attainable condo tier from $200K.
What types of properties are in Arlington Towers?
Arlington Towers is a condominium-only high-rise community — two established towers offering a range of floor plans from compact studios and one-bedroom units to larger two-bedroom layouts on the upper floors. Higher units frequently capture Truckee River and downtown skyline views. All units fall under HOA management covering building maintenance, common areas, elevators, secured entry, and on-site parking, with insurance on the building envelope handled by the association.
Is Arlington Towers a gated community?
No — Arlington Towers is not a guard-gated community. It is a secured-entry high-rise condominium building in downtown Reno with controlled lobby access, elevators, and on-site parking rather than staffed entry gates. Security comes through the building access system and HOA governance. Buyers seeking detached single-family guard-gated security should look at suburban Reno communities such as ArrowCreek or Montreux rather than a downtown high-rise.
What are HOA fees like in Arlington Towers?
HOA fees in Arlington Towers typically run $300–$500 per month depending on the unit size and floor, which generally cover building maintenance, common areas, elevators, secured entry, water and trash, building-envelope insurance, and on-site parking. Contact Nevada Real Estate Group at (775) 204-6150 for current HOA dues on any specific listing — dues, reserve fund health, rental-cap policy, and any pending special assessments should all be verified during escrow.
What amenities does Arlington Towers offer?
Arlington Towers offers the practical amenities of an established downtown Reno high-rise: secured lobby entry, elevators, on-site assigned parking, and common-area maintenance handled by the HOA. Its true amenity is location — direct Truckee River frontage and a walkable position to the Riverwalk District restaurants, the downtown event corridor, and the University of Nevada campus. Specific amenity packages vary by floor and unit; confirm parking assignment and any storage with the listing during escrow.
What schools serve Arlington Towers?
Arlington Towers is in Washoe County and served by the Washoe County School District, which covers downtown Reno. Assigned schools in the downtown core typically include nearby elementary, middle, and high schools within the district, while regional options such as Davidson Academy on the UNR campus and Coral Academy of Science serve gifted and charter families. Confirm the current school-zone assignment for any specific unit with WCSD or the Washoe County Assessor before purchasing.
How close is Arlington Towers to the University of Nevada, Reno?
Arlington Towers sits within roughly five minutes of the University of Nevada, Reno — a short drive or walkable distance up Virginia Street from the downtown core to the UNR campus. This proximity makes the building attractive to university faculty, staff, graduate students, and investors targeting the steady UNR-driven rental demand. The downtown Riverwalk District and casino-entertainment corridor are also within walking distance from the towers.
What are property taxes like in Arlington Towers?
Property taxes in Arlington Towers fall under Washoe County's jurisdiction. Nevada's effective property-tax 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 $325,000 Arlington Towers condo, the annual tax bill typically runs approximately $1,625–$2,275 per Washoe County Assessor data — a meaningful carrying-cost advantage. Nevada also levies no state income tax, a notable benefit for owner-occupants and investors alike.
Can I rent out an Arlington Towers condo?
Many Arlington Towers units can be leased, but rental eligibility depends on the building HOA rental-cap policy and CC&Rs — some downtown Reno buildings limit the number of units that can be rented at any time. Before purchasing an Arlington Towers condo as a rental investment, verify the current rental cap, any waiting list, the minimum lease term, and short-term rental rules under Reno city ordinance. Steady University of Nevada and downtown-worker demand supports long-term leasing in this building.
How competitive is the Arlington Towers real estate market?
Arlington Towers inventory is building-specific and limited — the two towers hold a finite number of units, and well-priced value-entry condos at the $200K–$550K tier change hands at a steady pace. Per NNRMLS data for ZIP 89501, attainable downtown Reno condos typically go under contract in roughly 38 days, while larger upper-floor river-view units can take longer. When an Arlington Towers unit is priced correctly for its floor and view, buyer competition from UNR-area and downtown-worker buyers can move it quickly.
What is the investment case for Arlington Towers condos?
Arlington Towers offers the most attainable entry into downtown Reno high-rise ownership — a walkable Truckee River address near UNR, the Riverwalk District, and the downtown revitalization corridor. Downtown Reno has seen sustained reinvestment, supporting long-run condo demand. Nevada's zero state income tax and 3% property-tax cap under NRS 361.471 add favorable carrying math. Buyers and investors benefit from steady University of Nevada and downtown-worker rental demand — subject to HOA rental-cap and Reno short-term rental verification.
How does Arlington Towers compare to other downtown Reno buildings?
Arlington Towers is downtown Reno's value-entry high-rise tier — most attainable at $200K–$550K, versus newer luxury mid-rises like The Palladio and Riverwalk Towers that often start above $400K and extend past $700K for premium river-view units. Arlington Towers trades newer finishes for a lower price floor and direct Truckee River frontage. Buyers get the same downtown walkability and UNR proximity at a price point the newer luxury buildings cannot match.
What should I budget for monthly costs in Arlington Towers?
At a $325,000 Arlington Towers purchase with 20% down at 7% interest, principal and interest runs approximately $1,730/month. Add Washoe County property tax of roughly $160–$190/month, HOA dues of $300–$500/month covering building maintenance and parking, and homeowners insurance. Total monthly carrying costs for a financed purchase typically run $2,300–$2,600 before factoring Nevada's zero state income tax savings, which improve the ownership math for both owner-occupants and investors versus higher-tax states.
What do Arlington Towers buyers need to know about the HOA?
Before writing an offer on any Arlington Towers condo, request the full HOA document package: CC&Rs, bylaws, meeting minutes from the past two years, the reserve fund study, the current operating budget, the rental-cap policy, and any pending or recently levied special assessments. Building-envelope repair, elevator modernization, and parking-structure maintenance are common reserve fund line items in established high-rises — a reserve fund below 70% funded is a yellow flag. Confirm whether the HOA carries master hazard insurance on the building structure.
What is the minimum down payment to buy in Arlington Towers?
Most Arlington Towers purchases fall well within conforming loan limits — the 2026 conforming limit of $766,550 comfortably covers the $200K–$550K range. Conventional financing typically allows 3–5% down for owner-occupants with good credit, while investor purchases generally require 20–25% down. On a $325,000 purchase, a 5% down payment is $16,250 and a 20% investor down payment is $65,000. Confirm the building is warrantable with your lender first — older high-rises can have financing restrictions. Budget an additional 1–2% for closing costs. Call Nevada Real Estate Group at (775) 204-6150 to confirm current condo programs for downtown Reno buildings.
Is Arlington Towers a good investment or rental property?
Arlington Towers is one of the strongest value-entry rental propositions in downtown Reno — a walkable Truckee River address near the University of Nevada, the Riverwalk District, and the downtown employment corridor, at a $200K–$550K price range more attainable than the luxury mid-rises. Rental demand from UNR faculty, graduate students, and downtown workers is steady year-round. The critical step: verify the building's HOA rental-cap policy and any short-term rental rules under Reno city ordinance before buying as an investment — some downtown buildings limit rentals.
Can Nevada Real Estate Group help me buy or sell an Arlington Towers condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout downtown Reno, including Arlington Towers condo transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89501 and Arlington Towers' floor-and-view tiers. We have the buyer network to reach UNR-area, downtown-worker, and investor buyers who consistently target attainable downtown Reno condos. Call (775) 204-6150 or submit the form below for a no-obligation consultation.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Arlington Towers?
Beyond the main FAQ, these are the questions Arlington Towers buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from building records, parking and rental-cap details from the HOA, and GreatSchools 2026 school ratings.
Is Arlington Towers a good investment?
Arlington Towers offers the most attainable entry into downtown Reno high-rise ownership — a walkable Truckee River address near UNR and the downtown core. Downtown Reno revitalization supports long-run value. Strong University of Nevada and downtown-worker rental demand (verify the HOA rental-cap policy first), Nevada zero state income tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Buyers and investors planning 5+ year holds have historically seen steady appreciation in ZIP 89501.
What is Arlington Towers in downtown Reno?
Arlington Towers is an established twin-tower high-rise condominium community in downtown Reno, Nevada, on the Truckee River at the western edge of the downtown core. It is the most attainable entry point into downtown Reno high-rise ownership at $200K–$550K — offering river and city views, secured entry, elevators, and on-site parking, walkable to the Riverwalk District and the University of Nevada.
Can I do a short-term rental in Arlington Towers?
Short-term rentals in Arlington Towers are subject to two layers of rules: (1) Reno city short-term rental ordinance — you must comply with city STR regulations for the unit; (2) the building HOA rental-cap policy and CC&Rs — many downtown Reno buildings limit the number of rentals or restrict short-term leasing. Both must be verified before purchasing as a rental investment. Operating a non-compliant rental can carry fines and affect resale value.
Does Arlington Towers have parking?
Yes — Arlington Towers includes on-site parking, typically assigned with the unit, as part of the established high-rise structure. Parking arrangements and the number of assigned spaces can vary by unit, so confirm the specific parking assignment, any additional space availability, and guest-parking rules with the listing and HOA during escrow. On-site secured parking is a practical advantage over street parking in the downtown core.
How close is Arlington Towers to the University of Nevada?
Arlington Towers is roughly five minutes from the University of Nevada, Reno — a short walk or drive up Virginia Street from the downtown core to the campus. This proximity makes the building attractive to university faculty, staff, and graduate students, and supports steady UNR-driven rental demand for investors. The downtown Riverwalk District and entertainment corridor are also within walking distance.
What are the best units in Arlington Towers?
Upper-floor units command premium pricing for full Truckee River and downtown skyline views — these are the larger $425K–$550K condos. Entry-tier studios and one-bedroom units on lower floors in the $200K–$300K range offer the most attainable downtown Reno entry. Mid-floor units with partial river or city views in the $300K–$425K range offer the best balance of value and views within the building.
Is downtown Reno worth it compared to suburban Reno areas?
For buyers who want walkable downtown living, Truckee River frontage, and proximity to the University of Nevada, Arlington Towers and downtown Reno are uniquely positioned at an attainable price. For buyers who prioritize larger homes, yards, and top-rated suburban schools, South Reno master-planned communities like Damonte Ranch offer strong value at $600K–$850K versus $200K–$550K for a downtown condo — a different lifestyle at a different price.
Are older high-rises like Arlington Towers harder to finance?
Established high-rises can have financing nuances — lenders require the building to be warrantable, meaning adequate reserves, an acceptable owner-occupancy ratio, no major litigation, and proper insurance. Most conventional lenders finance Arlington Towers units when the building meets these conditions, but it is essential to confirm warrantability with your lender before writing an offer. A specialist agent and a lender experienced with downtown Reno condos can verify this early in the process.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of downtown Reno condo buildings — HOA structures, rental-cap policies, reserve fund health, warrantability, and parking across Arlington Towers, The Palladio, and Riverwalk Towers — plus 150+ licensed agents and 9,061+ verified five-star reviews. With 6,225+ closed transactions and $4.1B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
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Want to Talk to an Arlington Towers Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we know every Arlington Towers floor tier, HOA document, rental-cap rule, and parking arrangement firsthand. Call (775) 204-6150 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Arlington Towers?
Compare Arlington Towers with neighboring downtown Reno buildings and nearby Northern Nevada options. Each card pairs the drive time to Arlington Towers with the community's price positioning, so you can judge whether an adjacent neighborhood buys you a meaningfully different lifestyle.
A–Z INDEX
Which Downtown Reno and Northern Nevada Communities Can You Explore?
Key downtown Reno and Northern Nevada communities — from Arlington Towers value-entry condos to luxury riverfront mid-rises to walkable Midtown and the University corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, school-district notes, and HOA details for that specific community.
R
KEEP LEARNING
What Else Should You Read About Arlington Towers and Downtown Reno?
These guides extend the research most Arlington Towers buyers do next — exploring the broader downtown Reno condo market, comparing walkable Midtown options, and reviewing Northern Nevada community data — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Downtown Reno Community Guide
The full downtown Reno condo and loft market — high-rises, mid-rises, and converted lofts from $200K to $700K+, including the luxury buildings above the Arlington Towers tier.
Read →GUIDE
Midtown Reno Neighborhood Guide
Reno's eclectic walkable neighborhood south of downtown — condos, bungalows, and a dense dining and shopping scene, a short drive from Arlington Towers.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno community page in one place.
Read →Sources & Methodology
Where Does This Arlington Towers Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89501 (downtown Reno / Arlington Towers). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and building-level data for Arlington Towers and downtown Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for Reno city and ZIP 89501. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Washoe County and the Reno-Sparks MSA. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for downtown Reno and Arlington Towers (ZIP 89501). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for downtown Reno schools. washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Arlington Towers. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- City of Reno — Downtown revitalization, Riverwalk District, short-term rental ordinance, and parks information for downtown Reno. reno.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Washoe County Sheriff — Annual crime statistics for downtown Reno and surrounding Washoe County areas used in the safety section. washoecounty.gov/sheriff
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).
Last refresh: June 2026 · Next scheduled refresh: July 2026