Top Rated
8/10
8/10Mount Rose ES
Old Southwest Reno
K-5360 Students17:1
Downtown High-Rise Condos · Rooftop Pool · Reno NV
Belvedere Towers Condos For Sale
Nevada Real Estate Group — your Belvedere Towers specialists. Search studio, one- and two-bedroom, and penthouse condos for sale in this downtown Reno high-rise: $200K–$500K+, a rooftop pool and spa, secured garage parking, walkable to the Truckee River and casinos, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89501)
$350K
RSAR / NNRMLS, ZIP 89501, June 2026
DAYS ON MARKET
45
RSAR / NNRMLS, June 2026
BUILDING TYPE
High-Rise Condos
community-data-north.json
TOTAL UNITS
177
13-story north tower, opened 2007
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 Belvedere Towers at a Glance?
Belvedere Towers is a 13-story, 177-unit downtown Reno condo high-rise in ZIP 89501, with homes priced from $200K to $500K+ and a median list price near $350,000 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 downtown Washoe County corridor.
- Building type: A 13-story, 177-unit downtown Reno high-rise on N. Arlington Avenue (former Sundowner site, reopened 2007) — studios, one- and two-bedroom units, and penthouses, many with city and Truckee River views.
- Median list price (ZIP 89501): $350,000 (June 2026) — ranging from roughly $200K for studios to $500K+ for larger two-bedroom and penthouse units on the upper floors.
- Best for: Downtown professionals, downsizers, University of Nevada Reno-adjacent buyers, first-time buyers, and investors seeking a walkable, full-amenity condo with a rooftop pool and secured parking.
- HOA and amenities: HOA dues run $400–$750/month covering the rooftop pool and spa, fitness center, community lounge, secured entry, garage parking, and shared utilities — among the strongest amenity packages downtown.
- Why people choose Belvedere Towers: a rooftop pool, secured garage parking, a walkable Truckee River and casino location, Nevada's zero state income tax, and a $200K–$500K+ price band that is attainable for the downtown core.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find Belvedere Towers Condos for Sale?
Belvedere Towers carries a small number of active listings in ZIP 89501 — studios, one- and two-bedroom units, and penthouses priced $200K to $500K+ per NNRMLS data. According to Reno/Sparks Association of REALTORS, downtown condo inventory is limited and well-priced units move quickly. The 177-unit building lists only a handful of homes at a time, refreshed daily below.
PRICE DISTRIBUTION
How Many Belvedere Towers Condos Are Listed in Each Price Range?
The ZIP 89501 median list price for the Belvedere Towers condo tier sits near $350K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $200K–$400K studio and one-bedroom range, with a smaller upper tier above $400K for larger two-bedroom and penthouse units. Each card shows current ZIP 89501 listing counts.
Browse Belvedere Towers & Downtown Reno Listings
How Can You Find a Belvedere Towers Condo by Type, Lifestyle & Price?
Belvedere Towers listings are filtered by ZIP 89501 — typically only a handful of the building's 177 units are active at any time. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Downtown Reno Condo Buildings Should You Explore?
Tap a building to see its dedicated page — current listings, price ranges, amenities, and what daily life looks like inside each downtown Reno high-rise.
By Unit Type
By Price Range
Updated daily · 7 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Belvedere Towers Listings First?
Custom alerts by price, beds, baths, and amenities — no spam, unsubscribe anytime. With only a handful of the building's 177 units listed at once and a 45-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold an edge over those who check weekly, especially in the $200K–$350K entry band.
- 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 Belvedere Towers?
Belvedere Towers falls within the Washoe County School District. Because downtown 89501 attendance boundaries vary by block, confirm the specific assigned schools at enrollment. Davidson Academy (gifted, on the UNR campus) and Coral Academy of Science are strong regional charter 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 Belvedere Towers Are the Best?
According to GreatSchools.org, top-rated schools near Belvedere Towers include Davidson Academy on the UNR campus (10/10), Reno High School (8/10), and Mount Rose Elementary (8/10) — all in the Washoe County School District. Because downtown 89501 attendance boundaries shift by block, confirm the exact assignment at enrollment and cross-check 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 | $200,000+ |
| 4 | Mount Rose ES | Public | K-5 | 8/10 | Old Southwest Reno | $200,000+ |
| 5 | Coral Academy of Science | Public Charter | K-12 | 8/10 | Reno | $200,000+ |
SAFETY & CRIME
Is Belvedere Towers Safe?
Direct Answer
Belvedere Towers is a secured-entry downtown high-rise with controlled building access, secured garage parking, and HOA-managed common areas. According to Washoe County Sheriff and Reno Police data, downtown Reno carries higher reported activity than suburban neighborhoods, but the building's in-house security model — a secured lobby, controlled garage, and 24/7 access control — gives residents protection that street-level housing lacks.
- Building accessControlled lobby + garage entry
- Common-area oversightHigh-rise condo structure
- Neighborhood characterDowntown Reno core, ZIP 89501
- ParkingSecured garage for residents
What Buyers Should Know
Downtown Reno reports higher reported crime activity than suburban Washoe County areas per Reno Police Department and Washoe County Sheriff data — a normal pattern for a dense urban core with nightlife and casino traffic. Belvedere Towers answers this with a secured-entry model: a single controlled lobby, secured garage parking, and HOA-managed common areas that keep non-residents out of the living floors.
The building's vertical-density design means residents share one monitored entry point rather than the multiple exposures of a ground-level home. Secured garage parking removes the street-parking risk that affects many downtown residents, and the HOA maintains and oversees common areas including the rooftop pool, fitness center, and lounge — adding a layer of property security beyond individual unit ownership.
Buyers evaluating downtown living should weigh the urban setting honestly: nightlife and casino foot traffic are part of the downtown experience. For residents who want walkable convenience with building-level security, Belvedere Towers offers a strong balance. As with any condo, confirm the building's security systems, access protocols, and any recent incident history with the HOA during due diligence.
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 at Belvedere Towers, Downtown Reno NV?
The Answer
Belvedere Towers delivers full-amenity high-rise living in the heart of downtown Reno: condos from $200K to $500K+, a rooftop pool and spa, secured garage parking, and Nevada's zero state income tax. Schools are served by the Washoe County School District — confirm the specific downtown 89501 assignment at enrollment.
What is Belvedere Towers known for?
Belvedere Towers is known as the downtown Reno high-rise built on the former Sundowner hotel-casino site — a 13-story, 177-unit tower that reopened as condos in 2007. It is recognized for one of the strongest amenity packages downtown: a rooftop pool and spa, a fitness center, a community lounge with billiards and media room, and secured garage parking. Its walkable location near the Truckee River, casinos, and Greater Nevada Field defines the building's appeal.
Who should live at Belvedere Towers?
Belvedere Towers fits downtown professionals who want a walkable, low-maintenance condo with full amenities, downsizers trading a suburban house for lock-and-leave convenience, University of Nevada, Reno-adjacent buyers and faculty, first-time buyers entering at the studio and one-bedroom tier, and investors seeking steady long-term rental demand. The $200K–$500K+ price range spans entry studios to upper-floor penthouses.
What is daily life like at Belvedere Towers?
Daily life at Belvedere Towers centers on downtown convenience: morning coffee on the Riverwalk, a workout in the fitness center, afternoons by the rooftop pool, and evenings at downtown dining, the casinos, or a Reno Aces game at Greater Nevada Field. Wingfield Park hosts summer concerts a short walk away, and the University of Nevada, Reno is six minutes north. Residents trade a yard for a genuinely walkable urban lifestyle rare in Northern Nevada.
Location
Where Is Belvedere Towers
Belvedere Towers sits at 450 N. Arlington Avenue in downtown Reno, Nevada (ZIP 89501), just north of the Truckee River. It is within walking distance of the Riverwalk, Wingfield Park, downtown casinos, and Greater Nevada Field; about six minutes from the University of Nevada, Reno; and roughly ten minutes from Reno-Tahoe International Airport via US-395.
Downtown Reno core
3
Min
University of Nevada, Reno
6
Min
Reno-Tahoe Intl Airport
10
Min
Sparks
12
Min
Lake Tahoe (Incline Village)
45
Min
Belvedere Towers
At a Glance$350,000
Median List Price (ZIP 89501)
~$350+
Price / Sq Ft (condo tier)
45
Days on Market
$200K–$500K+
Price Range (Belvedere Towers)
- Building Type
- High-Rise Condominium (13 stories)
- Total Units
- 177
- Price Range
- $200K–$500K+
- Developer
- Converted high-rise (former Sundowner, 2007)
- Guard-Gated
- No (secured entry)
- HOA / Month
- $400–$750 (varies by unit)
- Amenities
- Rooftop pool & spa, gym, lounge, garage
- ZIP Code
- 89501
- School District
- Washoe County School District
- To Downtown Core
- Walkable (~3 min)
- To UNR
- ~6 min via N Virginia St
- To Reno-Tahoe Airport
- ~10 min via US-395
LIVABILITY REPORT CARD
How Does Belvedere Towers Score?
Belvedere Towers scores high for walkability, amenities, and downtown access — the dimensions that matter most to urban condo buyers. The six grades below cover safety, schools, cost of living, amenities, walkability, 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 downtown high-rise; downtown Reno carries higher reported activity than suburban areas, but in-building security, controlled access, and HOA oversight mitigate risk per Washoe County law enforcement data.
Grade B: Schools
Washoe County School District — downtown 89501 attendance boundaries vary by block; confirm specific assignments at enrollment. Davidson Academy and Coral Academy charters are regional alternatives.
Grade A: Cost of Living
$200K–$500K+ for full-amenity downtown condos — among the most attainable entry points to downtown ownership, with Nevada's zero income tax and low property-tax rate adding savings.
Grade A: Amenities
A rooftop pool and spa, fitness center, community lounge with billiards and media room, and secured garage parking — one of the strongest amenity stacks of any downtown Reno building.
Grade A+: Walkability
Steps from the Truckee River Riverwalk, Wingfield Park, downtown dining, casinos, and Greater Nevada Field — a genuinely walkable urban lifestyle rare in Northern Nevada.
Grade A: Commute
Six minutes to UNR, ten minutes to Reno-Tahoe Airport via US-395, and a downtown core reachable on foot — among the shortest commutes in the metro.
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 Belvedere Towers a good place to buy a downtown condo?
Belvedere Towers is one of the strongest downtown Reno condo propositions. A rooftop pool and spa, secured garage parking, and a walkable river-and-casino location make it a full-amenity address from $200K — attainable for first-time buyers, downsizers, and investors alike. Nevada's zero state income tax adds meaningful annual savings for relocating professionals. The critical verification: confirm the building's warrantability and the HOA's reserve study before writing an offer, since high-rise condos carry large shared systems.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives at Belvedere Towers?
According to the U.S. Census Bureau, downtown Reno (ZIP 89501) carries a younger, more urban resident profile than suburban Washoe County — a mix of professionals, students, downsizers, and investors. Belvedere Towers draws buyers who prioritize walkable downtown access, full building amenities, and condo-tier pricing over a suburban single-family lot.
Belvedere Towers values have held steady as downtown Reno revitalization, the nearby University of Nevada, Reno, and Nevada's zero state income tax sustained demand for walkable urban condos. The building skews toward a mix of owner-occupants and long-term rental investors — a profile consistent with a downtown high-rise that pairs strong amenities with attainable entry pricing.
89501
Downtown Reno, NV
$72,000+
vs Washoe County $72,000
$350K+
vs Washoe County $520K
~45%
vs Washoe County 57%
~40%
vs Washoe County 36%
~15%
vs Washoe County 27%
Steps from Riverwalk
Best in metro
1.8
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is the Belvedere Towers Market Growing?
Belvedere Towers and the broader downtown Reno condo market have appreciated over the past decade, driven by downtown revitalization, University of Nevada, Reno enrollment growth, and Northern Nevada job migration. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for walkable downtown condo addresses near the Truckee River.
+3%Estimated YoY median price growth (ZIP 89501 condo tier, 2026)
6 minTo University of Nevada, Reno
10 minTo Reno-Tahoe Airport via US-395
ZIP 89501 (downtown Reno) condo median list price trajectory, 2010–2026
Belvedere Towers condos have appreciated with the broader downtown Reno market — driven by downtown revitalization, the irreplaceable walkable river-and-casino location, and the building's strong amenity stack that newer downtown product rarely matches at this price point. The $200K–$500K+ range remains an attainable entry into downtown ownership, keeping buyer demand broad while a fixed 177-unit supply limits how much inventory can ever come to market.
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 Belvedere Towers Score for Livability?
Belvedere Towers posts strong scores across the six livability dimensions that matter most to downtown condo buyers — walkability, amenities, and downtown access lead the composite. The rings below break each category, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 86A-
Overall Livability
- 78B+
Schools
- 80B+
Safety
- 92A
Cost of Living
- 95A+
Walkability
- 93A
Amenities
MARKET TRENDS · LAST 12 MONTHS
How Is the Belvedere Towers Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89501 — the downtown Reno ZIP covering Belvedere Towers and surrounding high-rise condos — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for the Belvedere Towers condo tier sits near $350,000, up approximately 3% year-over-year, with a median 45 days on market. Updated monthly.
Median List Price (ZIP 89501 Belvedere Towers tier)
+3% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 → 45 days YoY — downtown condo tier moves at a moderate pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (Belvedere Towers / ZIP 89501 condos)
Only a handful at a time — fixed 177-unit building supply
vs May 2025
Source: Las Vegas REALTORS
45
MEDIAN DAYS ON MARKET
$350K
MEDIAN LIST PRICE
$200K–$500K+
BELVEDERE TOWERS PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Belvedere Towers specialist.
Market Competitiveness
How Competitive Is the Belvedere Towers Market Right Now?
Belvedere Towers is a limited-inventory downtown condo market. Only a handful of the building's 177 units list at once within ZIP 89501, and homes take a median 45 days on market per NNRMLS data. Well-priced studios and one-bedrooms in the $200K–$350K entry range move faster, where the first-timer and investor buyer pool is broadest.
55Moderately Competitive
- 45 daysMedian days on market (Belvedere Towers / ZIP 89501)
- $200K–$500K+Belvedere Towers price range
- ~$350+Median price per sq ft (condo tier)
- High-Rise CondosBuilding character
Is Belvedere Towers Right for You?
Who Should Buy a Condo at Belvedere Towers?
Belvedere Towers spans $200K entry studios to $500K+ penthouses — the most attainable full-amenity high-rise in downtown Reno. Six buyer profiles below match lifestyles to specific Belvedere Towers unit tiers, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Belvedere Towers Profile Fits Your Buyer Type?
Downtown Professionals
- Walk to work in the downtown core
- Rooftop pool, gym, and lounge in-building
- Secured garage parking included
- Six minutes to UNR, ten to the airport
Downsizers
- Lock-and-leave, no yard or exterior upkeep
- Full amenities without single-family costs
- Zero Nevada income tax on retirement income
- Walkable to dining, parks, and the river
First-Time Buyers
- Studios from $200K — attainable downtown entry
- Conventional and possibly FHA financing
- Amenities you would rent for at apartments
- Building equity instead of paying rent
Investors
- Steady long-term rental demand near UNR
- Verify HOA leasing rules and any rental cap
- City of Reno STR permit required for nightly
- Amenities command stronger rental rates
Remote Workers
- Walkable downtown with cafes and coworking
- Ten minutes to the airport for travel
- Zero Nevada income tax on remote earnings
- Lake Tahoe 45 minutes for weekend breaks
UNR Faculty & Students
- Six minutes north to campus
- Walkable, transit-friendly downtown
- Studios and one-bedrooms in budget range
- Strong resale and rental near the university
Best Fit For
- Downtown professionals — Walk to work, a rooftop pool and gym in-building, secured garage parking, and a six-minute UNR commute — the most convenient address in the metro for a downtown worker.
- Downsizers — Lock-and-leave living with full amenities and no exterior upkeep — plus zero Nevada income tax on retirement income and walkable access to dining and the river.
- First-time buyers — Studios from $200K make Belvedere Towers an attainable entry into downtown ownership, with conventional financing and amenities most buyers would otherwise rent.
- Investors — Steady long-term rental demand from students, professionals, and relocating workers — conditional on verifying HOA leasing rules, any rental cap, and City of Reno STR permits.
- Remote workers — A walkable downtown, ten minutes to the airport, zero Nevada income tax on remote earnings, and Lake Tahoe 45 minutes away for weekend escapes.
- UNR faculty and students — Six minutes to campus, a walkable transit-friendly downtown, and studio and one-bedroom units within budget — with strong resale and rental near the university.
Ready to explore condos at Belvedere Towers? Our team knows the building, its HOA documents, warrantability status, and unit tiers firsthand.
Start Your Belvedere Towers SearchPros
- Rooftop pool and spa, fitness center, and community lounge — among the strongest amenity stacks downtown
- Secured garage parking — a genuine advantage over downtown street parking
- Most attainable full-amenity downtown entry at $200K–$500K+
- Zero Nevada state income tax — meaningful annual savings for relocating professionals
- Walkable to the Truckee River, Wingfield Park, casinos, and Greater Nevada Field
- Six minutes to UNR and ten minutes to Reno-Tahoe International Airport
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $400–$750/month add meaningfully to monthly carrying costs
- Not all units allow short-term rentals — verify CC&Rs, any rental cap, and City of Reno STR permit before investing
- High-rise condo HOAs carry large shared systems (elevators, rooftop pool, building envelope) — review the reserve study carefully
- Downtown setting means nightlife and casino foot traffic; safety is building-secured but the urban core is busier than the suburbs
- Limited inventory — only a handful of the 177 units list at a time, making the search competitive at the entry tier
Building Comparison
How Does Belvedere Towers Compare to The Montage, Arlington Towers & Other Downtown Reno Buildings?
A like-for-like comparison of the most-searched downtown Reno condo buildings — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $180K for Arlington Towers entry units to $1M+ for top downtown penthouses.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Belvedere Towers | $350,000 | ~$350+ | 45 | 7 | Rooftop Pool · Secured Garage · Amenities |
| The Montage | $420,000 | ~$400+ | 50 | 12 | Largest Tower · 370+ Units · Riverfront |
| Arlington Towers | $240,000 | ~$280+ | 40 | 10 | Value Entry · 22-Story · River |
| Riverside Artist Lofts | $280,000 | ~$320+ | 55 | 6 | Historic 1926 · Live/Work Character |
| Downtown Reno SFR | $480,000 | ~$340+ | 38 | 30 | Single-Family · Old Southwest · Yards |
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 Condo Building?
Submarket 1
Belvedere Towers
Downtown Reno's 13-story, 177-unit high-rise on the former Sundowner site — one of the strongest amenity stacks downtown with a rooftop pool, secured parking, and a walkable river-and-casino location at an attainable price.
Browse Belvedere Towers homes →$350KMedian Price
45Days on Market
7Active Listings
~$350+Price / Sq Ft
Submarket 2
The Montage
Downtown Reno's largest residential tower at 370-plus units a few blocks south on N. Sierra Street — a high-end conversion with riverfront positioning and a broad range of floor plans.
Browse The Montage homes →$420KMedian Price
50Days on Market
12Active Listings
~$400+Price / Sq Ft
Submarket 3
Arlington Towers
Established 22-story towers on the Truckee River with generally lower entry prices — a value-focused downtown option for first-time buyers and investors.
Browse Arlington Towers homes →$240KMedian Price
40Days on Market
10Active Listings
~$280+Price / Sq Ft
Submarket 4
Riverside Artist Lofts
Historic 1926 live/work lofts on the Truckee River a few blocks south — distinctive character units for buyers who want architecture and history over modern amenities.
Browse Riverside Artist Lofts homes →$280KMedian Price
55Days on Market
6Active Listings
~$320+Price / Sq Ft
Submarket 5
Downtown Reno SFR
Downtown-adjacent single-family homes in Old Southwest and surrounding neighborhoods — yards and detached living at a step up from the condo tier.
Browse Downtown Reno SFR homes →$480KMedian Price
38Days on Market
30Active Listings
~$340+Price / Sq Ft
Submarket 6
Belvedere Towers — The Downtown Amenity Leader
One of the most amenity-rich downtown Reno addresses — a rooftop pool and spa, fitness center, community lounge, and secured garage parking in a 13-story, 177-unit high-rise on the former Sundowner site. Upper-floor units capture skyline, Truckee River, and Sierra Nevada views. The downtown building that pairs a full amenity stack with an attainable $200K–$500K+ entry price and a walkable river-and-casino location.
Browse Belvedere Towers — The Downtown Amenity Leader homes →From $200KAttainable Entry
Rooftop PoolSignature Amenity
177 UnitsFixed Supply
10 minTo Reno Airport
Where Is Belvedere Towers on the Map?
Belvedere Towers sits at 450 N. Arlington Avenue in downtown Reno, Nevada (ZIP 89501), just north of the Truckee River — within walking distance of the Riverwalk, Wingfield Park, downtown casinos, and Greater Nevada Field, about six minutes from the University of Nevada, Reno, and roughly ten minutes from Reno-Tahoe International Airport via US-395.
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which downtown
Reno tower fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89501?
ZIP 89501 covers downtown Reno, including Belvedere Towers and the surrounding high-rise condo buildings. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89501 | Downtown Reno · Belvedere Towers · Riverwalk | $380K | ~$350 | 45 | 60 | +3.0% |
| 89509 | Old Southwest Reno · Midtown | $560K | ~$340 | 34 | 140 | +2.6% |
| 89503 | Old Northwest Reno | $520K | ~$330 | 33 | 130 | +2.4% |
| 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 Belvedere Towers Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, and Washoe County Assessor — pin down this building's fundamentals. Belvedere Towers median list price is $350K, days on market run 45, and HOA dues run $400–$750 per month.
$350K
Median list price for Belvedere Towers condos in ZIP 89501 in June 2026.
Reno/Sparks Association of REALTORS
+3%
Year-over-year price growth in the downtown Reno ZIP 89501 condo tier, May 2025 to May 2026.
Northern Nevada Regional MLS
45
Median days from list to accepted offer for Belvedere Towers / ZIP 89501 condos.
RSAR / NNRMLS, June 2026
$200K–$500K+
Full price range for Belvedere Towers studio, one- and two-bedroom, and penthouse units.
Northern Nevada Regional MLS
177
Total residential units in the 13-story north tower, opened in 2007 on the former Sundowner site.
community-data-north.json
Rooftop
A rooftop pool with spa and sun deck — the building's signature amenity, included in HOA dues.
Belvedere Towers HOA
0%
Nevada state income tax rate — saving relocating Belvedere Towers buyers meaningful annual income versus California.
Nevada Department of Taxation
10 min
Drive time from Belvedere Towers to Reno-Tahoe International Airport via US-395.
City of Reno
WHY BELVEDERE TOWERS
Why Does Belvedere Towers Stand Out Among Downtown Reno Buildings?
From its rooftop pool to secured garage parking to a walkable Truckee River location, Belvedere Towers delivers a full-amenity downtown address at an attainable price. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- community-data-north.json
Rooftop pool, spa, and fitness center
One of the strongest amenity packages of any downtown Reno building — a rooftop pool with spa and sun deck, plus a fitness center and media lounge included in HOA dues.
- Belvedere Towers HOA
Secured garage parking
Controlled-access garage parking removes the downtown street-parking problem — a meaningful day-to-day advantage in the urban core.
- Northern Nevada Regional MLS
Most attainable full-amenity downtown entry
At $200K–$500K+, Belvedere Towers offers a rooftop-pool high-rise lifestyle below the downtown Reno single-family median and far below Lake Tahoe condo pricing.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax — meaningful annual savings versus California for relocating professionals, on top of the downtown-condo value advantage.
- 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 AT BELVEDERE TOWERS
What Are the Top Reasons to Buy a Condo at Belvedere Towers?
Belvedere Towers' case rests on amenities, location, tax savings, and attainable pricing: a rooftop pool and spa, secured garage parking, a walkable river-and-casino downtown location, zero Nevada state income tax, and a median list price near $350K per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Rooftop pool, spa, and fitness center
A rooftop pool with spa and sun deck, a fitness center, and a community lounge with billiards and media room — among the strongest amenity stacks downtown.
community-data-north.json
Secured garage parking
Controlled-access resident garage parking — a genuine advantage over the street parking most downtown residents contend with.
Belvedere Towers HOA
Most attainable full-amenity downtown entry
$200K–$500K+ buys a rooftop-pool high-rise lifestyle below the downtown Reno single-family median — an attainable entry into urban ownership.
Northern Nevada Regional MLS
Zero Nevada state income tax
No personal income tax — meaningful annual savings for relocating professionals and remote workers versus California.
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
Walkable Truckee River and casino location
Steps from the Riverwalk, Wingfield Park, downtown dining, casinos, and Greater Nevada Field — a genuinely walkable lifestyle rare in Northern Nevada.
City of Reno
Six minutes to the University of Nevada, Reno
UNR is six minutes north — supporting steady rental demand from students and faculty and broadening the resale buyer pool.
University of Nevada, Reno
City and Truckee River views on upper floors
Upper-floor units capture sweeping views of the Reno skyline, the river corridor, and the Sierra Nevada — a view premium that holds in resale.
Northern Nevada Regional MLS
Steady long-term rental demand
Downtown professionals, students, and relocating workers keep long-term rental demand healthy — verify HOA leasing rules and any rental cap before buying as investment.
RSAR rental tracking
Ten minutes to Reno-Tahoe International Airport
The airport is roughly ten minutes via US-395 — convenient for traveling professionals and out-of-area owners.
City of Reno
Unit Mix & Floor Plan Guide
What Unit Types Are Available at Belvedere Towers?
Belvedere Towers is a single 13-story, 177-unit high-rise, so there are no separate builders — but the building offers a clear range of unit types across its floors. Each tier carries its own price band, view exposure, and resale profile. The same HOA, dues, and amenity access apply to every unit; floor and square footage drive the price differences below.
Efficient · Entry Tier
Studio Units
Most attainable entry; popular with investors and first-timers
Open Plan · Value
One-Bedroom Units
The core of the building; broadest buyer demand
Family / Roommate · Views
Two-Bedroom Units
Larger floor plans; stronger city and river views
Top Floor · Panoramic Views
Penthouse Suites
Best views of skyline, Truckee River, and Sierra Nevada
Comparison · Alternatives
Other Downtown Towers
Adjacent downtown condo buildings to compare
Amenities & Recreation
What Amenities and Recreation Does Belvedere Towers Offer?
Belvedere Towers residents enjoy a private amenity stack plus a walkable downtown — a rooftop pool in the building, the Truckee River Riverwalk a short walk away, and Wingfield Park's summer concerts steps from the door. The City of Reno maintains the river parks that make this one of the most walkable addresses in Northern Nevada.
IN BUILDING
Rooftop Pool & Spa
Rooftop deckSwimming · Sun deck · RelaxingResidents (HOA)
Belvedere Towers' signature amenity — a rooftop pool with a spa and sun deck offering panoramic views of the Reno skyline and the Sierra Nevada, included with HOA membership and reserved for residents and their guests.
IN BUILDING
Fitness Center
Equipped gymStrength · CardioResidents (HOA)
A fully equipped on-site fitness center lets residents skip the gym membership — a daily convenience that is part of the HOA amenity package.
IN BUILDING
Community Lounge
Lounge + media roomBilliards · Media · GatheringsResidents (HOA)
A community lounge with billiards and a media room provides shared social space — useful for residents who want to entertain beyond the square footage of their unit.
3 MIN WALK
Truckee River Riverwalk
River corridorWalking · Running · DiningFree
The Truckee River Riverwalk runs through downtown just south of the building — a walkable corridor of riverfront dining, shops, and the seasonal kayak park, with the river itself a hub of summer recreation.
5 MIN WALK
Wingfield Park
Riverfront park + amphitheaterConcerts · Festivals · PicnicsFree
A riverfront park and amphitheater on an island in the Truckee River that hosts free summer concerts, festivals, and community events — a short walk from Belvedere Towers.
6 MIN WALK
Greater Nevada Field
9,000+ seatsBaseball · EventsTicketed
Home of the Reno Aces (Triple-A) and Reno 1868 soccer history — a downtown ballpark within walking distance for summer games and events.
WALKABLE
Downtown Casinos & Dining
Downtown coreDining · Entertainment · NightlifeVaries
Downtown Reno's casinos, restaurants, breweries, and entertainment venues are within walking distance — the urban convenience that defines the Belvedere Towers lifestyle.
45 MIN
Lake Tahoe (drive)
191 sq mi alpine lakeBeaches · Skiing · BoatingVaries
North America's largest alpine lake is roughly 45 minutes via I-80 and NV-431 — ski days at Diamond Peak in winter and beach days at Sand Harbor in summer, all within reach of a downtown Reno base.
The Belvedere Towers Lifestyle
What Does a Weekend at Belvedere Towers Look Like?
A Saturday at Belvedere Towers: coffee on the Riverwalk, a workout in the fitness center, an afternoon at the rooftop pool, and an evening at a downtown restaurant or a Reno Aces game — per the City of Reno walkable downtown plan. River-and-casino convenience and zero Nevada income tax — Lake Tahoe is 45 minutes away.
300+Days of Sun
3 minTo Riverwalk
6 minTo UNR
45 minTo Lake Tahoe
THIS WEEKEND'S OPEN HOUSES
Can You Tour Belvedere Towers Condos This Weekend?
Belvedere Towers condos show by appointment — weekend open houses are uncommon for secured-entry downtown high-rises. 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 in the 177-unit building.
Quick Answer
What does an HOA cost at Belvedere Towers?
HOA dues at Belvedere Towers typically run $400–$750 per month depending on unit size and floor. Dues generally cover the rooftop pool and spa, the fitness center, the community lounge, secured building entry, garage parking, common-area maintenance, building insurance on the structure, and shared utilities. As with any high-rise condo, request the full HOA document package — operating budget, reserve fund study, meeting minutes, and any pending special-assessment disclosures — during escrow. Confirm the owner-occupancy ratio too, since it affects condo financing.
Moving to Belvedere Towers
Should I Move to Belvedere Towers?
California buyers choose downtown Reno condos like Belvedere Towers for walkable urban 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 $200,000 income that gap saves roughly $19,000 annually, plus a downtown Reno address costing a fraction of comparable Bay Area high-rise condos.
Why California Buyers Are Choosing Belvedere Towers
The tax math starts the conversation: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $200,000 saves roughly $15,000–$19,000 per year in state income taxes alone. Belvedere Towers adds a second layer: a full-amenity downtown high-rise from $200K with a rooftop pool, secured garage parking, and a walkable Truckee River location — at a price point that buys only a fraction of a comparable Bay Area or coastal-California condo.
At a $350,000 budget, buyers in coastal California typically find a small, dated studio with no amenities. That same budget at Belvedere Towers secures a one- or two-bedroom downtown condo with a rooftop pool, secured parking, and city or Truckee River views — 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 condo median list price runs near $350,000 in the Belvedere Towers tier — on a tax-adjusted basis, far 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 within minutes of downtown.
Belvedere Towers residents live in the heart of the Reno-Sparks job market — the University of Nevada, Reno is six minutes north, downtown employers are within walking distance, and Reno-Tahoe International Airport is roughly ten minutes via US-395. Remote workers and downtown professionals who want a walkable, low-maintenance condo with full amenities find Belvedere Towers an ideal Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), technology (Switch, Tesla Gigafactory), and the university — all accessible without a long commute.
Cost of Living Snapshot — Belvedere Towers (Reno, NV) vs. Downtown Sacramento, CA
Day-to-day costs run lower in downtown Reno than comparable California urban cores for relocating professionals. Nevada has no state income tax, no state capital-gains tax, and no personal property tax on vehicles beyond registration. A condo at Belvedere Towers carries an effective property-tax rate roughly half of comparable California urban high-rise addresses.
| Metric | Belvedere Towers, NV | Downtown Sacramento, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (downtown condo tier) | ~$350K | ~$450K–$650K |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month | $400–$750 | Varies · $450–$900+ |
| Rooftop Pool & Amenities | Yes (included in HOA) | Varies by building |
| Secured Garage Parking | Yes | Often extra / unbundled |
| Airport Access | ~10 min via US-395 | ~15–20 min to SMF |
Figures are approximate, for illustration. Contact our team for current market data.
Belvedere Towers Rental Market — Rent vs. Own
Long-term rentals at Belvedere Towers draw steady demand from University of Nevada, Reno students, young professionals, and relocating workers who want a walkable downtown address with amenities. Short-term rentals are governed by the City of Reno ordinance and the building's CC&Rs — verify current permit availability, any HOA rental cap, and CC&R compliance for a specific unit before purchasing as an investment. Long-term rents for downtown Reno condos in the Belvedere Towers tier typically run $1,500–$2,600/month per Reno/Sparks Association of REALTORS regional data. For buyers planning a 3+ year hold, ownership builds equity while Nevada's zero state income tax applies to any appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to Belvedere Towers? Our team specializes in downtown Reno condo relocation — virtual tours, HOA document and warrantability review, City of Reno STR rule guidance, and closing coordination for buyers transitioning from California or relocating for work.
Start Your Belvedere Towers SearchRELOCATION TIMELINE
How to Buy at Belvedere Towers in 8 Steps
From first research to keys-in-hand, here's the 6-10 week timeline most Belvedere Towers 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.
Choose your unit tier
Compare Belvedere Towers unit types — studios, one- and two-bedrooms, and penthouses differ on price, floor, view exposure, and resale. Know which tier fits your budget and goals before your first showing.
Get pre-approved and confirm warrantability
Most Belvedere Towers units fall within conforming limits, so conventional financing applies — but high-rise condos require lender warrantability approval. Confirm the building's warrantability and owner-occupancy ratio with your lender before writing.
Hire a downtown Reno condo specialist
HOA document review, reserve-study analysis, leasing-rule verification, and warrantability all move real money. Work with an agent who has closed downtown Reno condo transactions.
Tour units in person or virtually
Tour available units at different floors to compare views, light, and noise from the downtown core. Our team offers video walkthroughs for out-of-area buyers.
Write and negotiate the offer
Pair list-price strategy with a request for seller-paid HOA credits or closing costs; downtown condo sellers have some flexibility at a 45-day median DOM, particularly in the winter off-season.
HOA and reserve-study due diligence
Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, leasing rules and any rental cap, and pending special assessments.
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 and building services, get your HOA access credentials and garage fob, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Belvedere Towers?
Belvedere Towers sits in the heart of the Reno-Sparks MSA — the University of Nevada, Reno is six minutes north, downtown employers are walkable, and the airport is ten minutes via US-395. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch within minutes of downtown.
$72,000+Median household income (Reno city)U.S. Census ACS estimate
UNRMajor employer six minutes northR1 research university
WalkableTo downtown Reno job baseHeart of the urban core
10 minTo Reno-Tahoe International AirportVia US-395
Top Employers Accessible from Belvedere Towers
- University of Nevada, RenoR1 research university six minutes north — the region's largest higher-education employer and a steady source of rental demand
- Renown HealthNorthern Nevada's largest healthcare system, minutes from downtown Reno
- Downtown Reno Casinos & HospitalityCasino, dining, and entertainment employers within walking distance of the building
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~30 min via I-80)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~30 min via I-80)
- City, County & State GovernmentWashoe County and City of Reno government offices concentrated in the downtown core
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
BUILDING COMPARISON
How Does Belvedere Towers Compare to The Montage, Arlington Towers & Downtown SFR?
Choosing between downtown Reno options? This table compares Belvedere Towers condos ($350K, rooftop pool and secured garage), The Montage ($420K, the largest downtown tower), Arlington Towers ($240K, riverfront value entry), and downtown single-family homes ($480K). Metrics are drawn from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Belvedere Towers | The Montage | Arlington Towers | Downtown SFR |
|---|---|---|---|---|
| Median List Price | $350K | $420K | $240K | $480K |
| Price / Sq Ft | ~$350 | ~$400 | ~$280 | ~$340 |
| Days on Market | 45 | 50 | 40 | 38 |
| HOA / Month | $400–$750 | $450–$850 | $300–$600 | Typically $0 |
| Rooftop Pool | Yes | Varies | No | No |
| Property Type | High-Rise Condo | High-Rise Condo | High-Rise Condo | Single-Family |
| Guard-Gated | No (secured entry) | No (secured entry) | No (secured entry) | No |
| Total Units | 177 | 370+ | 200+ | N/A |
| Best For | Amenities · Attainable Entry | Largest Tower · Floor Plans | Value Entry · River | Yards · Detached |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will a Belvedere Towers Condo Cost You Each Month?
A median $350,000 Belvedere Towers condo purchase runs about $2,600–$3,000 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 unit type.
Payment Estimator
Estimate Your Belvedere Towers Payment
$2,391
Estimated Monthly Payment
- Principal & Interest$1,863
- Property Tax$178
- 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 at Belvedere 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 relocating professionals compared to staying in California.
OWN (20% DOWN, 7%)
$2,682 / mo
- Principal & Interest (20% down)
- $1,862
- Property Tax (~0.6%)
- $175
- Homeowners Insurance
- $70
- HOA (avg. unit)
- $575
- Garage / Parking
- Included
5-year net cost:~$95,000
Equity built:~$50,000
RENT (MEDIAN LONG-TERM)
$2,000 / mo
- Median Long-Term Rental (downtown Reno condo)
- $2,000
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$130,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Belvedere Towers condo for five years produces approximately $50,000 in equity while the long-term renter builds none — and Nevada's income tax savings (zero vs California's up to 13.3%) can add meaningful annual savings for relocating professionals. 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, $575/mo HOA.
HOA Fees by Community
HOA Fees by Belvedere Towers Unit Tier
Belvedere Towers HOA fees vary by unit size and floor — larger two-bedroom and penthouse units carry higher dues than entry studios. Always request the full HOA financials and reserve study before committing.
Studio & One-Bedroom Units
$400–$575 / mo
Entry studios and one-bedroom units
$400–$575
Includes:
Rooftop pool & spa, fitness center, community lounge, secured entry, garage parking, common-area maintenance, building insurance, shared utilities
Two-Bedroom & Penthouse Units
$575–$750 / mo
Larger two-bedroom units and penthouses
$575–$750
Includes:
All amenities above plus larger share of common-area and reserve allocation by square footage
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Belvedere Towers?
From Belvedere Towers, the downtown core is walkable, UNR is six minutes, and the airport ten minutes via US-395. The building's walkability is its defining transportation advantage per U.S. Census ACS data — many residents walk to work, dining, and the river without a daily drive.
Drive Times from Belvedere Towers
- 3 minDowntown Reno coreWalkable
- 6 minUniversity of Nevada, RenoVia N Virginia St
- 10 minReno-Tahoe Intl AirportVia US-395
- 12 minSparksVia I-80 E
- 8 minMidtown RenoVia S Virginia St
- 45 minLake Tahoe (Incline Village)Via I-80 / NV-431
- 40 minCarson CityVia US-395 S
- 30 minTahoe-Reno Industrial CenterVia I-80 E
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a condo at Belvedere Towers?
Most Belvedere Towers condo purchases close in 30–45 days; cash offers close in 7–14 days. Financed purchases are typically conventional since most units fall within conforming limits, but the lender must approve the building as warrantable and confirm the owner-occupancy ratio — verify this before writing an offer so financing doesn't stall. Nevada closes through escrow companies, not attorneys.
Quick Answer
What credit score do you need to buy a Belvedere Towers condo?
Most Belvedere Towers purchases use conventional financing — units fall within the 2026 conforming limit of $766,550. Conventional condo loans typically require a 620+ credit score and 5–20% down, though lenders price warrantable condos most favorably, so a stronger score and the building's warrantability status both matter. FHA financing may be available if the building is FHA-approved. Cash buyers face no credit requirement but should still budget 1–2% of the purchase price for closing costs. Confirm the building's warrantability and owner-occupancy ratio with your lender before making an offer.
Belvedere Towers FAQ — 18 Answers
What Do Belvedere Towers Buyers Most Frequently Ask?
Most AskedWhat is the price range at Belvedere Towers?
Belvedere Towers condos generally trade from roughly $200,000 for studios to $500,000 or more for two-bedroom and penthouse residences, per Northern Nevada Regional MLS data for ZIP 89501. The median list price runs near $350,000 according to Reno/Sparks Association of REALTORS, making Belvedere Towers one of the most attainable ways to own a full-amenity rooftop-pool condo downtown.
What was Belvedere Towers before it was condos?
Belvedere Towers occupies the site of the former Sundowner hotel-casino at 450 N. Arlington Avenue, which closed in 2003. The property was redeveloped into condominiums, and the 13-story north tower reopened with 177 residential units in 2007. It is one of downtown Reno's signature mid-century high-rise conversions, turning a closed gaming property into a year-round residential address just north of the Truckee River.
What types of units are in Belvedere Towers?
Belvedere Towers offers studio, one-bedroom, and two-bedroom residences plus penthouse suites across its 13 stories and 177 units. Floor plans range from compact, efficient studios ideal for students and investors to larger two-bedroom homes and top-floor penthouses with sweeping views of the Reno skyline, the Truckee River corridor, and the Sierra Nevada. Upper-floor units command the strongest views and the highest price-per-square-foot within the building.
Is Belvedere Towers a gated community?
No — Belvedere Towers is a secured-entry downtown high-rise, not a guard-gated community. Security comes from controlled building access, secured garage parking, and the HOA-managed common areas rather than a staffed entry gate. This is the standard model for downtown Reno condo towers, where vertical density and a single secured lobby replace the perimeter-gate approach used in suburban master-planned communities.
What are the HOA dues at Belvedere Towers?
HOA dues at Belvedere Towers typically run $400–$750 per month depending on unit size and floor, generally covering the rooftop pool and spa, the fitness center, the community lounge, secured building entry, garage parking, common-area maintenance, and shared utilities. Contact Nevada Real Estate Group at (775) 204-6150 for current dues on any specific listing — request the HOA operating budget, reserve study, and any pending special-assessment disclosures during the inspection period.
Does Belvedere Towers have a pool?
Yes — Belvedere Towers features a rooftop pool with a spa and a sun deck, one of the strongest amenity packages of any downtown Reno building. The amenity stack also includes a fully equipped fitness center, a community lounge with billiards and a media room, and secured garage parking. These shared amenities, maintained through the HOA, are a major reason the building draws professionals, downsizers, and investors alike.
What schools serve Belvedere Towers?
Belvedere Towers is served by the Washoe County School District, which covers all of downtown Reno. Because downtown attendance boundaries can vary block by block, families should confirm the specific assigned elementary, middle, and high school for the 89501 address with WCSD at enrollment. Regional alternatives include Davidson Academy on the nearby University of Nevada, Reno campus and Coral Academy of Science charter schools.
What amenities are walking distance from Belvedere Towers?
Belvedere Towers sits within walking distance of the Truckee River Riverwalk, Wingfield Park, downtown dining and casinos, and Greater Nevada Field — home of the Reno Aces minor-league baseball team. The University of Nevada, Reno is about six minutes north, and Reno-Tahoe International Airport is roughly ten minutes via US-395. This central position is the building's defining advantage: a genuinely walkable downtown lifestyle rare in Northern Nevada.
What are property taxes like at Belvedere Towers?
Property taxes at Belvedere Towers fall under Washoe County 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 $350,000 Belvedere Towers condo, the annual tax bill typically runs approximately $1,750–$2,450 per Washoe County Assessor data. Nevada also levies no state income tax, a meaningful advantage for relocating professionals and investors alike.
Can I rent out a Belvedere Towers condo?
Rental rules at Belvedere Towers are governed by the building's CC&Rs and the City of Reno's short-term rental ordinance — not all units allow nightly rentals, and the HOA may cap the share of leased units or restrict short-term stays. Long-term leasing is more commonly permitted. Before purchasing as an investment, verify the specific complex's rental rules, any rental cap, and current City of Reno STR permit availability for the parcel. Operating a non-permitted short-term rental carries fines and can affect resale.
How competitive is the Belvedere Towers market?
Belvedere Towers inventory is limited — the building holds 177 units, and only a handful are typically listed at any one time. Per NNRMLS data for ZIP 89501, well-priced downtown Reno condos in the $200K–$400K range generally go under contract in roughly 45 days, while larger penthouse units can take longer as the qualified buyer pool narrows. When an entry-tier studio or one-bedroom is priced correctly for its floor and view, competition from investors and first-time buyers can accelerate the timeline.
What is the investment case for Belvedere Towers condos?
Belvedere Towers offers one of the most attainable entry points into downtown Reno ownership — a full-amenity high-rise with a rooftop pool, secured parking, and a walkable river-and-casino location. Downtown Reno's ongoing revitalization, the University of Nevada, Reno nearby, and Nevada's zero state income tax support both rental demand and long-run value. Buyers planning a 3–5 year hold benefit from appreciation potential plus optional long-term rental income — subject to HOA rental rules and City of Reno permit verification.
How does Belvedere Towers compare to other downtown Reno towers?
Belvedere Towers is a mid-sized 177-unit tower with one of the strongest amenity packages downtown, anchored by its rooftop pool and spa. The Montage is the largest downtown tower at 370-plus units a few blocks south, Arlington Towers offers a generally lower entry price on the river, and the Riverside Artist Lofts provide historic 1926 live/work character. Belvedere's advantage is its amenity stack and secured-garage convenience at a mid-market price point.
What should I budget for monthly costs at Belvedere Towers?
At a $350,000 Belvedere Towers purchase with 20% down at 7% interest, principal and interest runs approximately $1,862 per month. Add Washoe County property tax of roughly $175 per month, HOA dues of $400–$750 per month, and homeowners insurance. Total monthly carrying costs for a financed purchase typically run $2,600–$3,000 before accounting for Nevada's zero state income tax savings, which for relocating professionals can offset a meaningful portion of those costs over the year.
What do Belvedere Towers buyers need to know about the HOA?
Before writing an offer on any Belvedere 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, and any pending or recently levied special assessments. High-rise condo HOAs carry large shared systems — elevators, the rooftop pool, the building envelope, and structural reserves — so a reserve fund below 70% funded is a yellow flag. Confirm the HOA carries master hazard insurance on the building structure and verify the owner-occupancy ratio, which affects financing.
What is the minimum down payment to buy at Belvedere Towers?
Most Belvedere Towers condos fall well within conforming loan limits — the $200K–$500K range sits below the 2026 conforming limit of $766,550, so standard conventional financing applies. Conventional condo loans typically require 5–20% down and a 620+ credit score, though lenders price warrantable condos best; on a $350,000 purchase, 20% down is $70,000 and a 5% down option is $17,500. FHA financing may be available if the building is FHA-approved. Budget an additional 1–2% for closing costs. Call Nevada Real Estate Group at (775) 204-6150 to confirm current condo programs and the building's warrantability status.
Is Belvedere Towers a good investment or rental property?
Belvedere Towers is one of the stronger entry-level investment propositions in downtown Reno — a full-amenity high-rise with a rooftop pool, secured parking, and a walkable river-and-casino location near the University of Nevada, Reno. Long-term rental demand from students, young professionals, and relocating workers is steady. The critical step: verify the building's CC&Rs on leasing, confirm any HOA rental cap, and check City of Reno short-term rental permit availability before buying as an investment — some downtown buildings restrict or prohibit nightly rentals.
Can Nevada Real Estate Group help me buy or sell at Belvedere Towers?
Yes — Nevada Real Estate Group represents buyers and sellers throughout downtown Reno, including Belvedere Towers studio, one-bedroom, two-bedroom, and penthouse transactions. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89501 and the building's unit tiers, and we review HOA warrantability so financing doesn't stall at underwriting. 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 Belvedere Towers?
Beyond the main FAQ, these are the questions Belvedere 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, and unit-mix details from NNRMLS listing data.
Is Belvedere Towers a good investment?
Belvedere Towers offers one of the most attainable entries into downtown Reno ownership — a full-amenity high-rise near the University of Nevada, Reno. Downtown revitalization, steady long-term rental demand, Nevada zero state income tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Verify the HOA's leasing rules and any rental cap before buying as investment. Buyers planning 3+ year holds have historically seen steady appreciation in ZIP 89501.
What is Belvedere Towers in Reno?
Belvedere Towers is a 13-story, 177-unit high-rise condominium building at 450 N. Arlington Avenue in downtown Reno, Nevada, built on the site of the former Sundowner hotel-casino and reopened as condos in 2007. It offers studios, one- and two-bedroom units, and penthouses, with one of the strongest amenity packages downtown — a rooftop pool and spa, fitness center, community lounge, and secured garage parking.
Can I do a short-term rental at Belvedere Towers?
Short-term rentals at Belvedere Towers are subject to two layers of rules: (1) the City of Reno STR ordinance — you must hold an active permit for the specific parcel, and availability varies; (2) the building's CC&Rs — some downtown condo buildings restrict or prohibit nightly rentals or cap the share of leased units. Both must be verified before purchasing as a short-term rental investment. Operating a non-permitted STR carries fines and can affect resale value.
What amenities does Belvedere Towers have?
Belvedere Towers amenities include a rooftop pool with a spa and sun deck, a fully equipped fitness center, a community lounge with billiards and a media room, secured building entry, and secured garage parking. The amenity stack is among the strongest of any downtown Reno building and is included in the monthly HOA dues, which typically run $400–$750 depending on unit size and floor.
How tall is Belvedere Towers?
Belvedere Towers is a 13-story high-rise — the north tower of the former Sundowner property — with 177 residential units that reopened as condos in 2007. Upper floors capture the strongest views of the Reno skyline, the Truckee River corridor, and the Sierra Nevada, and command the highest price-per-square-foot within the building.
What are the best units in Belvedere Towers?
Upper-floor two-bedroom units and penthouses typically command premium pricing for their panoramic skyline, Truckee River, and Sierra Nevada views — these are the $450K–$500K+ residences. Entry-tier studios in the $200K–$260K range offer the most attainable downtown entry. Units with south- or west-facing exposure for afternoon light and river-facing positioning are the most sought-after within the mid-range tier.
Is downtown Reno a good place to own a condo?
For buyers who want walkable urban living, full building amenities, and a Nevada tax address, downtown Reno — including Belvedere Towers — is uniquely positioned in Northern Nevada. The walkable river-and-casino core, University of Nevada, Reno proximity, and ongoing downtown revitalization support both rental demand and resale. For buyers who prioritize yards and detached living, South Reno master plans offer strong value at $600K–$700K instead.
What was the Sundowner in Reno?
The Sundowner was a hotel-casino on N. Arlington Avenue in downtown Reno that closed in 2003. After closure, the property was redeveloped into condominiums, and the 13-story north tower reopened as Belvedere Towers with 177 residential units in 2007 — one of several downtown Reno gaming-to-residential conversions that reshaped the urban core in the mid-2000s.
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, reserve studies, warrantability, and leasing rules — 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, covering every Belvedere Towers tier from entry studios to top-floor penthouses.
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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 Belvedere Towers, its HOA documents, warrantability status, and unit tiers 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 Belvedere Towers?
Compare Belvedere Towers with neighboring downtown Reno condo buildings and nearby Reno neighborhoods. Each card pairs the drive time to Belvedere Towers with the community's price positioning, so you can judge whether an adjacent building or neighborhood buys you a meaningfully different lifestyle.
A–Z INDEX
Which Reno and Lake Tahoe Nevada Communities Can You Explore?
Key Reno neighborhoods and downtown condo buildings — from Belvedere Towers high-rise condos to Old Southwest Reno historic homes to the Lake Tahoe enclaves of the north shore. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, amenities, and community details for that specific area.
KEEP LEARNING
What Else Should You Read About Belvedere Towers and Downtown Reno?
These guides extend the research most Belvedere Towers buyers do next — comparing other downtown Reno towers, understanding the broader Reno market, and reviewing nearby neighborhood options — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
The Montage Community Guide
Downtown Reno's largest residential tower at 370-plus units — a high-end conversion a few blocks south with riverfront positioning and a broad range of floor plans.
Read →GUIDE
Downtown Reno Real Estate Guide
Condo towers, lofts, and downtown-adjacent single-family homes — the full downtown Reno market from $180K to $1M+.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page in one place.
Read →Sources & Methodology
Where Does This Belvedere 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 / Belvedere Towers). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and unit-level data for Belvedere Towers and downtown Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the city of Reno 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 Belvedere Towers (ZIP 89501). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for downtown Reno (ZIP 89501) attendance boundaries. washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Belvedere Towers. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- City of Reno — Downtown plan, river parks, short-term rental ordinance, and transportation 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 the 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