Active-Adult 55+ Buyers
- Regency: Toll Brothers’ 55+ village
- Three single-level collections, 1,673–2,760 sq ft
- Staff-gated, with a lifestyle director
- Final homes listed from $677,995 (Sept 26, 2026)
Caramella Ranch · Southeast Reno, NV 89521
Caramella Ranch Homes For Sale
Nevada Real Estate Group’s guide to Caramella Ranch, the Toll Brothers community in southeast Reno (ZIP 89521): the Regency 55+ village, Ridgeline and Copper View, with live listings filed under Caramella Ranch plats.
MEDIAN LIST PRICE
$960K
NREG analysis of NNRMLS data via Repliers, as of October 10, 2026
DAYS ON MARKET
70
NREG analysis of NNRMLS data via Repliers, as of October 10, 2026
BUILDER
Toll Brothers
RCI Engineering project page; tollbrothers.com, September 26, 2026
TO INCLINE VILLAGE
42 min
OSRM route estimate via Mt. Rose Hwy (SR-431), no traffic
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Caramella Ranch at a Glance?
Caramella Ranch is a Toll Brothers community of about 935 lots on 290 acres in southeast Reno (ZIP 89521), per RCI Engineering. In October 2026, 26 homes filed under Caramella Ranch plats were for sale at a median list price near $960,000, per NREG’s MLS analysis. Only the Regency 55+ village is still selling new homes.
- What it is: Three Toll Brothers villages — Regency (55+), Ridgeline (single-level homes) and Copper View — plus an older plat named Caramella Ranch just to the west.
- Still selling: Regency only. Toll lists Claymont from $677,995, Glenwood from $729,995 and Mayfield from $1,695,000 (September 26, 2026).
- Market: 26 active listings and a median list price near $960,000 in October 2026, counting Caramella Ranch plats only.
- Schools: Zoned to Brown Elementary, Marce Herz Middle and Galena High on the WCSD zone map for 2025–26 and 2026–27.
- Before you buy: Confirm the village association, its dues and gate arrangements, and the 55+ rules at Regency, in the documents for the exact home.
Last updated September 2026 · Sources: NREG’s MLS analysis, Toll Brothers, WCSD zone map
Where Can I Find Caramella Ranch Homes for Sale?
In October 2026, 26 homes filed under Caramella Ranch plats were for sale, per NREG’s MLS analysis of Northern Nevada Regional MLS data — Regency 55+ homes, Ridgeline and Copper View resales, and homes on the older Caramella Ranch plat. The newest listings appear below and refresh throughout the day.
Homes for sale in ZIP 89521 near Caramella Ranch
- 21361 Crestview Road, Reno 89521 — $575,000 · 5 bd · 3.5 ba · 3,280 sq ft · Courtesy of Fathom Realty
- 10546 Circle Oaks Court, Reno 89521 — $829,999 · 5 bd · 3 ba · 2,551 sq ft · Active Under Contract · Courtesy of Excel Real Estate Consultants
- 521 Alydar Court, Reno 89521 — $890,000 · 4 bd · 3 ba · 2,861 sq ft · Courtesy of Dickson Realty - Caughlin
- 10795 Serratina Drive, Reno 89521 — $869,700 · 4 bd · 4.5 ba · 2,988 sq ft · Courtesy of Ferrari-Lund Real Estate South
- 1750 Glen Cove Court, Reno 89521 — $629,950 · 3 bd · 2 ba · 1,706 sq ft · Courtesy of Keller Williams Group One Inc.
- 1888 Sea Horse Road, Unit UNIT A, Reno 89521 — $450,000 · 2 bd · 2 ba · 1,310 sq ft · Courtesy of Dickson Realty - Gardnerville
- 2959 Saddle Peak Drive, Reno 89521 — $1,300,000 · 3 bd · 2.5 ba · 2,679 sq ft · Courtesy of RE/MAX Professionals-Reno
- 441 Miesque Court, Reno 89521 — $728,000 · 3 bd · 3 ba · 2,143 sq ft · Courtesy of Chase International-Damonte
- 10566 Eagle Falls Way, Reno 89521 — $899,900 · 5 bd · 3 ba · 2,582 sq ft · Courtesy of RE/MAX Gold
- 14650 Virginia Foothills Drive, Reno 89521 — $995,000 · 4 bd · 3.5 ba · 2,923 sq ft · Courtesy of Keller Williams Group One Inc.
- 3822 Solitary Brook Road, Unit Homesite 2628, Reno 89521 — $869,269 · 3 bd · 2 ba · 2,616 sq ft · Courtesy of RE/MAX Professionals-Reno
- 3787 Solitary Brook Road, Unit Homesite 2633, Reno 89521 — $770,072 · 3 bd · 2 ba · 2,410 sq ft · Courtesy of RE/MAX Professionals-Reno
- 3777 Solitary Brook Road, Unit Homesite 2634, Reno 89521 — $884,096 · 5 bd · 3 ba · 3,248 sq ft · Courtesy of RE/MAX Professionals-Reno
- 11640 Verazae Drive, Reno 89521 — $625,000 · 4 bd · 2.5 ba · 1,972 sq ft · Active Under Contract · Courtesy of RE/MAX Professionals-Reno
- 3037 Desert Olive Drive, Reno 89521 — $1,149,000 · 3 bd · 2.5 ba · 2,679 sq ft · Courtesy of Dickson Realty - Caughlin
- 11265 Torino Way, Reno 89521 — $695,000 · 3 bd · 2.5 ba · 2,380 sq ft · Courtesy of Dickson Realty - Caughlin
- 2280 Brego Lane, Reno 89521 — $785,000 · 2 bd · 2 ba · 1,661 sq ft · Courtesy of RE/MAX Professionals-Reno
- 2151 Nasrullah Lane, Reno 89521 — $739,000 · 2 bd · 2 ba · 1,690 sq ft · Courtesy of Coldwell Banker Select Reno
- 1441 Wild Wolf Way, Reno 89521 — $718,000 · 4 bd · 2.5 ba · 2,492 sq ft · Courtesy of Ferrari-Lund Real Estate South
- 10170 Buckeye Court, Reno 89521 — $625,000 · 3 bd · 2 ba · 1,787 sq ft · Courtesy of Keller Williams Group One Inc.
- 1630 Dutch Ravine Court, Reno 89521 — $660,000 · 3 bd · 2 ba · 1,796 sq ft · Courtesy of Ferrari-Lund Real Estate Reno
- 10819 Oakhaven Drive, Reno 89521 — $615,000 · 3 bd · 2 ba · 1,528 sq ft · Courtesy of Opal Real Estate Advisors
- 1955 Wind Ranch Road, Unit UNIT A, Reno 89521 — $520,000 · 3 bd · 2.5 ba · 1,760 sq ft · Courtesy of Keller Williams Group One Inc.
- 13935 Rancheros Drive, Reno 89521 — $749,000 · 3 bd · 2 ba · 1,890 sq ft · Courtesy of Ballard Realty, Inc.
Homes for rent in ZIP 89521 near Caramella Ranch
- 1640 Cattlemen Court, Reno 89521 — $2,700/month · 3 bd · 2 ba · 1,480 sq ft · Courtesy of Dickson Realty - Sparks
- 900 South Meadows Parkway, Unit 5512, Reno 89521 — $1,795/month · 1 bd · 1 ba · 829 sq ft · Courtesy of Dickson Realty - Sparks
- 9915 Sea Breeze Lane, Reno 89521 — $6,200/month · 4 bd · 4.5 ba · 4,241 sq ft · Courtesy of Dickson Realty - Sparks
- 9722 Quartette Drive, Reno 89521 — $2,895/month · 3 bd · 2.5 ba · 2,170 sq ft · Courtesy of Dickson Realty - Sparks
- 11445 Crotone Court, Reno 89521 — $2,995/month · 4 bd · 2 ba · 2,041 sq ft · Courtesy of Dickson Realty - Sparks
- 1845 Dark Horse Road, Unit B, Reno 89521 — $3,000/month · 3 bd · 2.5 ba · 1,654 sq ft · Courtesy of RE/MAX Professionals-Reno
- 1770 Dark Horse Road, Unit UNIT A, Reno 89521 — $2,450/month · 2 bd · 2 ba · 1,310 sq ft · Courtesy of RE/MAX Professionals-Reno
- 2199 Angel Ridge Drive, Reno 89521 — $4,995/month · 4 bd · 3 ba · 2,402 sq ft · Courtesy of Blue Sierra Realty
- 10577 Eagle Falls Way, Reno 89521 — $4,995/month · 3 bd · 2 ba · 1,765 sq ft · Courtesy of Blue Sierra Realty
- 10640 Arbor Way, Reno 89521 — $4,250/month · 3 bd · 2 ba · 1,593 sq ft · Courtesy of Blue Sierra Realty
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 10, 2026, 11:27 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Caramella Ranch Homes Are for Sale in Each Price Range?
The Caramella Ranch median list price is near $960,000 per NREG’s MLS analysis of homes on Caramella Ranch plats (September 2026). Each card counts active listings on those plats in one price range.
Browse Caramella Ranch Listings
How Can You Find a Caramella Ranch Home by Price & Area?
In October 2026, 26 active listings sat on Caramella Ranch plats, per NREG’s MLS analysis. The price links open our live search; the ZIP cards show whole-ZIP counts from our ZIP pages on September 26, 2026.
Which Nearby Areas Should You Compare?
Caramella Ranch next to the ZIP-wide inventory around it. ZIP counts include every community in the ZIP.
By Price Range
Updated daily · 26 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Caramella Ranch Listings First?
Custom alerts by beds, baths, price and village — no spam, unsubscribe anytime. With only a few dozen Caramella Ranch homes for sale at a time, an alert shows you a new Regency, Ridgeline or Copper View listing the day it appears.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ buyers used NREG alerts last year
Create your alert
School planning
Which Schools Serve a Reno Address?
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Check Washoe school zoning · Nevada Report Card
CRIME DATA
How Can You Check Reported Crime Near a Home?
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Caramella Ranch?
The Answer
Caramella Ranch is a newer Toll Brothers community southeast of Damonte Ranch, off Western Skies Drive, with most lots around a quarter acre. Its Regency village is a staff-gated 55+ community with a full clubhouse, and on September 26, 2026 its homes were listed from $677,995, per Toll Brothers. Ridgeline and Copper View are resale-only; the family villages are zoned to Brown, Herz and Galena schools.
What is Caramella Ranch known for?
Caramella Ranch is known for Toll Brothers homes built since 2018 and for Regency at Caramella Ranch, one of two Toll Brothers 55+ communities in the Reno area still listed on Toll’s site in September 2026 (the other is Regency at Stonebrook in Sparks).
Who should live in Caramella Ranch?
Active adults 55 and over who want a newer single-level home and a full clubhouse (Regency), and buyers who want a newer Toll Brothers resale in Ridgeline or Copper View within the Galena High zone. Most homes for sale are priced above $900,000.
What is daily life like?
Regency residents have an onsite lifestyle director and a clubhouse with indoor and outdoor pools, pickleball and bocce. Errands run to the Damonte Ranch shopping area, about seven minutes away by car, and the Mount Rose Highway leads to Galena Creek and Lake Tahoe.
Location
Where Is Caramella Ranch
Caramella Ranch sits in southeast Reno (ZIP 89521), southeast of Damonte Ranch along Western Skies Drive, about 13 miles by road from Downtown Reno. Regency lies north of Western Skies Drive and Ridgeline south of it; the Virginia Foothills neighborhood borders the plan to the south. Drive times below are OSRM routing estimates without traffic.
Downtown Reno
21
Min
Airport
18
Min
Damonte Ranch shops
7
Min
Tesla Gigafactory (TRI)
47
Min
Incline Village
42
Min
Caramella Ranch
At a Glance$960,000
Median List Price
26
Active Listings
70
Days on Market
- ZIP Code
- 89521
- Builder
- Toll Brothers
- Villages
- Regency (55+) · Ridgeline · Copper View
- Planned Lots
- About 935 on 290 acres
- Typical Lot
- About 0.25 acre
- Gates
- Regency (staff-gated per Toll) · Ridgeline
- Still Selling
- Regency final release (Sept 2026)
- Zoned Schools
- Brown ES · Herz MS · Galena HS
- To Downtown Reno
- ~21 min (OSRM)
Census Housing Data / ZIP 89521
What Does the Census Show About Housing in ZIP 89521?
According to the U.S. Census Bureau ACS 2020–2024, the tiles below compare housing and population figures for ZIP 89521 and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
41,859
vs Washoe Co 497,200
$667,700
vs Washoe Co $539,900
68.9%
vs Washoe Co 59.9%
Source: U.S. Census Bureau, ACS 2020–2024 5-year estimates, ZCTA 89521 and Washoe County · Checked
POPULATION & GROWTH · ZIP 89521
How Fast Has South Reno’s ZIP 89521 Grown?
ZIP 89521 added more than 13,000 residents between the 2010 and 2020 Censuses as Damonte Ranch, Caramella Ranch and other south Reno subdivisions were built.
25,716ZIP 89521, 2010 Census
39,119ZIP 89521, 2020 Census
41,859ZIP 89521, ACS 2020–2024
ZIP 89521 population: 2010 and 2020 Census, ACS 2020–2024
The 2010 and 2020 figures are decennial Census counts for ZCTA 89521; the last bar is the ACS 2020–2024 5-year estimate, which is a period average, not a single-year count. We do not publish a projection.
Sources: U.S. Census Bureau, 2020 Census and U.S. Census Bureau ACS 2020–2024. 2010 count from the 2010 Census (SF1). Checked September 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Reno Market Trending Around Caramella Ranch?
Caramella Ranch sells too few homes a month for a stable monthly trend line, so the charts show Reno citywide single-family sales from NREG’s Reno market report (settled months, August 2025 to July 2026). The July 2026 median sold price was $669,063, up 5.8% on July 2025.
Median Sold Price (Reno citywide)
$669,063 in July 2026, +5.8% vs July 2025
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Days to Contract (Reno citywide)
53 in July 2026, 12 fewer than July 2025
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Homes Sold per Month (Reno citywide)
246 in July 2026, −6.8% vs July 2025
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
The long view: the median sold price in ZIP 89521 rose 49% between 2015 ($326,575) and 2020 ($485,635), across 9,229 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
70
MEDIAN DAYS ON MARKET
$960K
MEDIAN LIST PRICE
26
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
CARAMELLA RANCH MARKET
Get matched with a
Caramella Ranch specialist.
Market Competitiveness
How Competitive Is the Caramella Ranch Market Right Now?
In October 2026, 26 homes on Caramella Ranch plats were for sale, per NREG’s analysis of NNRMLS data; on September 26, about seven in ten were priced at $900,000 or more. With new Regency homes still available from Toll Brothers, resale sellers compete with the builder; compare each home’s days on market and any builder incentives.
- 26Active listings (October 2026)
- 71%Priced $900K+ (Sept 26, 2026)
- RegencyOnly village with new Toll homes
- 3Regency collections still listed by Toll
Before You Buy
What Should You Compare Before Buying a Home in Caramella Ranch?
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Which Buyer Type Fits Caramella Ranch?
Relocating Buyers
- About 21 minutes to Downtown Reno (OSRM)
- About 18 minutes to the airport (OSRM)
- No Nevada state income tax
- Confirm village dues before you fly in
Best Fit For
- Active adults 55 and over — Regency is the only part of Caramella Ranch still selling new Toll Brothers homes, with a staff-gated clubhouse and lifestyle director.
- Buyers wanting a newer resale — Most Ridgeline homes were built between 2018 and 2022, per a Reno brokerage summary of the collection.
Ready to explore homes in Caramella Ranch? We can compare a Regency new build with a Ridgeline or Copper View resale for you.
Start Your Caramella Ranch SearchPros
- Newer Toll Brothers homes, most built since 2018
- Regency: a staff-gated 55+ village with a full clubhouse
- Zoned to Brown ES, Herz MS and Galena HS
- Lots of about a quarter acre in most of the plan
Honest Considerations
- Most homes for sale are priced above $900,000
- New homes remain only in Regency, which is age-restricted
- Association dues and rules differ by village — confirm them for each home
- Few listings at a time, so comparable sales are thin
Caramella Ranch vs. Surrounding ZIPs
How Does Caramella Ranch Compare to the ZIP Codes Around It?
Caramella Ranch next to the ZIP-wide markets around it, from NREG’s MLS analysis on September 26, 2026. ZIP rows include every community in the ZIP, condos included.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Caramella Ranch | $900K–$1M (est.) | — | — | 28 | Toll Brothers · 55+ · Galena zone |
| ZIP 89521 — South Reno | $699,000 | — | 62 | 296 | Widest south Reno choice |
| ZIP 89511 — South & Galena Foothills | $1,337,500 | — | 72 | 208 | Foothill and luxury homes |
| ZIP 89523 — Northwest Reno | $697,000 | — | 56 | 154 | Somersett and northwest Reno |
Source: NREG ZIP pages (median list price, average days on market of active listings, active count) and NREG’s plat-name search for Caramella Ranch, September 26, 2026. The Caramella median is an estimate: count queries put it between $949,500 and $1,000,000. Price per square foot is not published.
Area Deep Dive
What Is Inside Each Area?
Submarket 1
Caramella Ranch
Toll Brothers’ three villages — Regency (55+), Ridgeline and Copper View — plus an older Caramella Ranch plat, in southeast Reno.
Browse Caramella Ranch homes →$900K–$1MMedian Price
—Days on Market
28Active Listings
—Price / Sq Ft
Submarket 2
ZIP 89521 — South Reno
Damonte Ranch, Double Diamond, South Meadows, Caramella Ranch and the rest of south Reno.
Browse ZIP 89521 — South Reno homes →$699KMedian Price
62Days on Market
296Active Listings
—Price / Sq Ft
Submarket 3
ZIP 89511 — South & Galena Foothills
ArrowCreek, Montreux, Galena Forest and the foothills west of I-580.
Browse ZIP 89511 — South & Galena Foothills homes →$1.34MMedian Price
72Days on Market
208Active Listings
—Price / Sq Ft
Submarket 4
ZIP 89523 — Northwest Reno
Somersett and the northwest Reno neighborhoods, about 29 minutes from Caramella Ranch by OSRM estimate.
Browse ZIP 89523 — Northwest Reno homes →$697KMedian Price
56Days on Market
154Active Listings
—Price / Sq Ft
Where Is Caramella Ranch on the Map?
Caramella Ranch (ZIP 89521) sits southeast of Damonte Ranch along Western Skies Drive in southeast Reno. By OSRM routing estimates without traffic, the Damonte Ranch shops are about 7 minutes away, ArrowCreek about 9, South Meadows about 11 and Montreux about 17.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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village fits?
BY ZIP CODE
What Does ZIP 89521 Look Like Next to Other Reno ZIPs?
Whole-ZIP figures from NREG’s ZIP pages on September 26, 2026: median list price, average days on market of active listings, and active count. Each ZIP includes all communities and property types in it.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89511 | South Reno · Galena foothills · ArrowCreek · Montreux | $1,337,500 | — | 72 | 208 | — |
| 89519 | Caughlin Ranch · west foothills | $949,900 | — | 66 | 57 | — |
| 89509 | Old Southwest · Lakeridge | $699,493 | — | 61 | 179 | — |
| 89521 | South Reno · Damonte Ranch · Caramella Ranch | $699,000 | — | 62 | 296 | — |
| 89523 | Somersett · Northwest Reno | $697,000 | — | 56 | 154 | — |
| 89506 | North Valleys · Stead | $455,500 | — | 60 | 171 | — |
Source: NREG’s analysis of NNRMLS data, as published on each ZIP’s page on September 26, 2026 (for example the ZIP 89521 page). Price per square foot and year-over-year change are not published for these ZIPs.
Regency at Caramella Ranch & the Toll Brothers Villages
Who Built Caramella Ranch, and What Is Still for Sale at Regency?
Toll Brothers built all three Caramella Ranch villages. On September 26, 2026, tollbrothers.com listed only Regency at Caramella Ranch, its 55+ active-adult village, as selling: three single-level collections from 1,673 to 2,760 square feet, quick move-in homes, and a staff-gated clubhouse with an indoor lap pool, pickleball and bocce courts and a lifestyle director. Ridgeline and Copper View no longer appear on Toll’s site, so homes there sell as resales. Prices are Toll’s published "from" prices on that date and change often.
55+ · Final Opportunity
Regency — Claymont Collection
Toll Brothers, Regency at Caramella Ranch
55+ · Final Opportunity
Regency — Glenwood Collection
Toll Brothers, Regency at Caramella Ranch
55+ · Last Chance
Regency — Mayfield Collection
Toll Brothers, Regency at Caramella Ranch
Resale only
Ridgeline at Caramella Ranch
Toll Brothers; about 200 homes, most built 2018–2022 (calnevarealty.com)
Resale only
Copper View at Caramella Ranch
No longer listed by Toll Brothers (September 2026)
Outdoor Recreation
What Outdoor Amenities Are Near Caramella Ranch?
Regency residents have the clubhouse pools and courts described by Toll Brothers; Galena Creek, Mt. Rose and Lake Tahoe are reached over the Mount Rose Highway. Drive times are OSRM routing estimates without traffic.
IN-COMMUNITY
Regency Clubhouse
ClubhouseIndoor lap pool · Spa · FitnessRegency residents
Indoor lap pool, spa, weight and cardio rooms, aerobics and fitness center, and a formal lounge, per Toll Brothers.
IN-COMMUNITY
Regency Outdoor Amenities
Courts & poolPickleball · Bocce · PoolRegency residents
Resort-style outdoor pool, amphitheater, pickleball courts and bocce courts, per Toll Brothers.
16 MIN
Galena Creek Recreation Area
Regional parkHiking · PicnicsFree
Forested trails on the Mount Rose Highway.
17 MIN
Bartley Ranch Regional Park
Regional parkTrails · EquestrianFree
Trails, an amphitheater and equestrian facilities in south Reno.
32 MIN
Mt. Rose Ski Tahoe
Ski resortSkiing · SnowboardingTicketed
The nearest ski resort to south Reno, on the Mount Rose Highway.
42 MIN
Lake Tahoe (Incline Village)
191 sq mi lakeBeaches · BoatingVaries by beach
Incline Village on Tahoe’s north shore, over the Mount Rose summit.
The Caramella Ranch Lifestyle
What Does a Weekend in Caramella Ranch Look Like?
For Regency residents, the clubhouse calendar run by the onsite lifestyle director, per Toll Brothers; for everyone, trails at Galena Creek about 16 minutes away and the Mount Rose Highway to the ski slopes and Lake Tahoe.
3Toll Brothers Villages
~935Planned Lots
21 minTo Downtown Reno
42 minTo Incline Village
THIS WEEKEND'S OPEN HOUSES
Can You Tour Caramella Ranch Homes This Weekend?
Toll Brothers’ Regency sales center at 2433 Gary Mayo Court is open by appointment, and resale sellers in Ridgeline and Copper View post open houses on the MLS late in the week. Set up an alert or browse the current listings.
Planning a move
What Should I Verify Before Moving to Caramella Ranch?
Budget around the specific home, not a community average. Before you compare the cost of a move to Caramella Ranch, get these in writing:
- The parcel's current tax bill and abatement status from the county assessor — a tax cap is not automatic.
- Lender, insurance and utility quotes for the exact address, plus the association's resale documents and any special assessments.
- The school assignment for the enrollment year, confirmed with the district.
- Your tax situation, reviewed by an adviser — California-source income can remain taxable after a move (Franchise Tax Board).
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
What Drives the Economy Around Caramella Ranch?
Caramella Ranch is in the Reno-Sparks metro area. According to the U.S. Bureau of Labor Statistics, the metro unemployment rate was 4.0% in July 2026 (preliminary). The Tesla Gigafactory at the Tahoe-Reno Industrial Center is about 47 minutes away by OSRM routing estimate without traffic.
$127,181Median household income, ZIP 89521ACS 2020–2024
4.0%Reno-Sparks unemployment, July 2026BLS, preliminary
18 minTo Reno-Tahoe Int'l AirportOSRM estimate, no traffic
21 minTo Downtown RenoOSRM estimate, no traffic
Major Employers Within Commuting Range of Caramella Ranch
- Tesla Gigafactory NevadaTahoe-Reno Industrial Center, about 47 minutes (OSRM)
- SwitchData centers at the Tahoe-Reno Industrial Center
- University of Nevada, RenoNorth of Downtown Reno
- Renown HealthRegional hospital system based in Reno
- Washoe County School DistrictCampuses across Reno and Sparks
Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau ACS 2020–2024. Checked September 2026.
COMMUNITY COMPARISON
How Do Caramella Ranch’s Villages Compare?
The three Toll Brothers villages, from Toll Brothers, RCI Engineering and a Reno brokerage summary of Ridgeline, checked September 26, 2026.
| Metric | Regency (55+) | Ridgeline | Copper View |
|---|---|---|---|
| Age rule | 55+ active adult | None | None |
| New homes from Toll | Final release (Sept 2026) | No — resale only | No — resale only |
| Home sizes | 1,673–2,760 sq ft, single level | 2,516–4,288 sq ft, single level | One- and two-story |
| Gate | Staff-gated (Toll) | Gated | Confirm per home |
| Amenities | Clubhouse, indoor lap pool, pickleball, bocce | Clubhouse, fitness center, pool | Pool (confirm access) |
Sources: Toll Brothers; Cal-Nev Realty Ridgeline summary; Washoe Residents for Appropriate Planning. Checked September 26, 2026.
Cost of Ownership
What Will Caramella Ranch Cost You Each Month?
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Illustrative Payment Estimator
Estimate Your Caramella Ranch Payment
$6,870
Illustrative Monthly Payment
- Principal & Interest$5,688
- Property Tax$475
- Insurance$150
- HOA$200
- PMI$356
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
How should you compare buying with renting?
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Purchase worksheet
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Rental worksheet
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
Use scenarios rather than a promised break-even date
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
Which HOA charges apply to this address?
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Recurring charges
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Closing and special charges
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Rules and access
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Caramella Ranch?
Drive times below are OSRM routing estimates without traffic. Mean commute time for ZIP 89521 residents is about 20 minutes, per the U.S. Census Bureau ACS 2020–2024 5-year estimates.
Drive Times from Caramella Ranch
- 21 minDowntown RenoVia I-580 north
- 18 minReno-Tahoe Intl AirportVia I-580 north
- 7 minDamonte Ranch shopsVia Steamboat Pkwy
- 47 minTesla Gigafactory (TRI)Via I-580 and I-80 east
- 16 minGalena Creek Recreation AreaVia Mount Rose Hwy
- 42 minIncline Village (Lake Tahoe)Via Mount Rose Hwy (SR-431)
- 32 minMt. Rose Ski TahoeVia Mount Rose Hwy (SR-431)
- 30 minCarson CityVia I-580 south
Transportation Options
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
How long does it take to close on a home in Caramella Ranch?
A financed resale usually closes in 30 to 45 days in Nevada, and a cash purchase can close faster. A Toll Brothers quick move-in home follows the builder’s completion date and contract, so confirm the expected closing date in writing.
Quick Answer
What credit score do you need to buy in Caramella Ranch?
Conventional loans generally start at a 620 score and FHA at 580 with 3.5% down; VA has no program minimum but lenders set their own. Loans above the 2026 conforming limit of $832,750 are jumbo loans, which usually need a higher score and more reserves — relevant here because most listings are priced above $900,000.
Caramella Ranch FAQ — 17 Answers
What Do Caramella Ranch Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Caramella Ranch?
The median list price of homes for sale on Caramella Ranch plats is about $960,000 in NREG’s analysis of Northern Nevada Regional MLS data (September 2026). Most listings are Toll Brothers homes built since 2018, and in NREG’s September 26, 2026 search about seven in ten were priced at $900,000 or more.
What are the villages in Caramella Ranch?
Toll Brothers built Caramella Ranch in three villages: Regency at Caramella Ranch (55+), Ridgeline (single-level homes in the Edgeworth and Sky Meadow collections) and Copper View. The MLS files them under plat names such as Caramella Ranch Estates Regency Village, Estates Village and Conventional Village. An older, separately platted subdivision named Caramella Ranch sits just west of the Toll villages.
Is Caramella Ranch a gated community?
Parts of it. Regency at Caramella Ranch and Ridgeline were approved as the two gated communities of the plan, and Toll Brothers describes Regency as "staff-gated". Confirm the gate arrangement, hours and costs for a specific home in the association documents before you write an offer.
What is the average days on market in Caramella Ranch?
NREG’s analysis of Northern Nevada Regional MLS data puts the median days on market for Caramella Ranch at about 70 days, shown with its date at the top of this page. Few homes close here each month, so check the days on market of the specific homes you compare.
What are property taxes like in Caramella Ranch?
Washoe County taxes run roughly 0.5 to 0.7 percent of market value. Nevada caps annual increases on a primary residence at 3 percent under Nevada Revised Statutes 361.4723 once the owner claims it (other homes get a cap of up to 8 percent). A sale does not reset the cap, and new construction can be taxed on the new improvement. On a $960,000 home that is roughly $4,800 to $6,720 a year; ask the Washoe County Assessor for the parcel’s actual bill.
Are there HOA fees in Caramella Ranch?
Yes. The villages have associations that run the gates, pools, clubhouses and common areas. We have not verified current dues, so ask the listing agent or builder for the association budget, the dues for that village, any transfer or capital-contribution fees and any special assessments before you commit.
What schools serve Caramella Ranch?
The Washoe County School District zone map assigns Caramella Ranch to Brown Elementary, Marce Herz Middle and Galena High School for both the 2025–26 and 2026–27 zones. GreatSchools rates them 8, 7 and 7 out of 10 (September 2026). Confirm the assignment for the exact address with the district.
Is there a 55-plus option in Caramella Ranch?
Yes. Regency at Caramella Ranch is Toll Brothers’ 55+ active-adult village. Toll lists three single-level collections of 1,673 to 2,760 square feet and a clubhouse with an indoor lap pool, spa, fitness and aerobics rooms, an outdoor resort-style pool, pickleball and bocce courts, and an onsite lifestyle director.
Are there new construction homes in Caramella Ranch?
Only at Regency. On September 26, 2026 Toll Brothers listed Regency at Caramella Ranch as its only selling community here: Claymont and Glenwood are in "Final Opportunity", Mayfield is "Last Chance", and quick move-in homes were listed. Copper View and Ridgeline no longer appear on Toll’s site, so homes there are resales.
What amenities does Caramella Ranch offer?
Regency has a clubhouse with an indoor lap pool, spa, weight, cardio, aerobics and fitness rooms, an outdoor amphitheater and resort-style pool, pickleball and bocce courts, and a lifestyle director (Toll Brothers). Ridgeline has its own clubhouse, fitness center and pool. Amenity access depends on which village association a home belongs to.
How is the commute from Caramella Ranch?
OSRM routing estimates without traffic put Downtown Reno about 21 minutes away, Reno-Tahoe International Airport about 18 minutes, the Tesla Gigafactory at the Tahoe-Reno Industrial Center about 47 minutes and Incline Village about 42 minutes over the Mount Rose Highway. Check rush-hour times for your own route.
How does Caramella Ranch compare to Damonte Ranch?
Both are in ZIP 89521, and Damonte Ranch lies to the northwest. Caramella Ranch is a smaller Toll Brothers community built mostly since 2018, with a 55+ village; its median list price is about $960,000, against $699,000 for all of ZIP 89521 on September 26, 2026. Damonte Ranch is larger and older and carries more resale inventory.
Can I rent out a home in Caramella Ranch?
Leasing rules are set by each village’s CC&Rs, and Regency’s age restrictions also apply to occupants. We do not publish a rent figure for Caramella Ranch; compare current lease listings and read the CC&Rs before buying to rent.
What should I know before buying in Caramella Ranch?
Confirm which village and association the home belongs to, the current dues and gate arrangements, and the 55+ rules at Regency. For a Toll Brothers home, review the purchase agreement, lot premium and design-center pricing. Confirm the school assignment and the parcel’s tax bill for the exact address.
What is the minimum down payment to buy in Caramella Ranch?
Conventional loans can start at 3 percent down for qualified buyers, FHA at 3.5 percent and VA at zero for eligible veterans. On a $960,000 home, 10% down is $96,000 and 20% is $192,000. Loans above the 2026 conforming limit of $832,750 are jumbo loans with their own down-payment and reserve rules.
What is Regency at Caramella Ranch?
Regency at Caramella Ranch is Toll Brothers’ 55+ active-adult village in Caramella Ranch. On September 26, 2026 Toll listed the Claymont Collection from $677,995 and the Glenwood Collection from $729,995 (both "Final Opportunity") and the Mayfield Collection from $1,695,000 ("Last Chance"), with quick move-in homes listed. Toll describes it as staff-gated.
How long does closing take in Caramella Ranch?
A financed resale usually closes in 30 to 45 days in Nevada, and a cash purchase can close faster. A Toll Brothers quick move-in home follows the builder’s completion date and contract, so confirm the expected closing date in writing.
Updated October 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Caramella Ranch?
Short answers with their sources: builder and prices from Toll Brothers, market figures from NREG’s analysis of NNRMLS data (September 2026), and school zones from the WCSD zone map.
Is Caramella Ranch a good neighborhood?
It is a newer Toll Brothers community with a staff-gated 55+ village and Galena High zoning for its family villages. Most homes for sale in October 2026 were priced above $900,000, with a median list price near $960,000.
Where exactly is Caramella Ranch in Reno?
In southeast Reno (ZIP 89521), southeast of Damonte Ranch along Western Skies Drive. Regency is north of Western Skies Drive and Ridgeline south of it.
Is Caramella Ranch gated?
Regency and Ridgeline were approved as the plan’s two gated communities, and Toll Brothers describes Regency as staff-gated. Confirm the arrangement for a specific home.
Who built Caramella Ranch?
Toll Brothers. Its villages are Regency at Caramella Ranch (55+), Ridgeline at Caramella Ranch and Copper View at Caramella Ranch. An older, separately platted subdivision named Caramella Ranch lies just to the west.
What are homes like in Caramella Ranch?
Regency homes are single-level, 1,673 to 2,760 square feet (Toll Brothers). Ridgeline homes are single-level, about 2,500 to 4,300 square feet, most built 2018–2022 (Cal-Nev Realty). Copper View has one- and two-story homes.
Is there a 55-plus community in Caramella Ranch?
Yes — Regency at Caramella Ranch, Toll Brothers’ 55+ village. On September 26, 2026 Toll listed its final homes from $677,995.
What schools does Caramella Ranch feed into?
Brown Elementary, Marce Herz Middle and Galena High, per the WCSD zone map for 2025–26 and 2026–27. Confirm the zone for the exact address.
Is Caramella Ranch close to Lake Tahoe?
Incline Village is about 42 minutes away over the Mount Rose Highway by OSRM routing estimate without traffic; winter conditions can add time.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the Right Team for Caramella Ranch?
We represent buyers on Toll Brothers purchases and resales across south Reno and check the village, association and school details for each home. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, the team ranks #1 in Nevada.
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Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Near Caramella Ranch?
Drive times are OSRM routing estimates without traffic. Medians are whole-ZIP median list prices from NREG’s ZIP pages on September 26, 2026, not community medians.
More Reno communities
- Steamboat
- Damonte Ranch
- Pleasant Valley
- Esplanade at Damonte Ranch
- Double Diamond
- South Meadows
- Talus Valley
- ArrowCreek
- Saddlehorn
- Montreux
- Galena Forest
- St. James's Village
Shopping the whole city? Browse all Reno homes for sale — live MLS listings updated daily.
A–Z INDEX
Which South Reno Neighborhoods Can You Explore A–Z?
Our Reno neighborhood pages, A to Z. Each opens a page with current NNRMLS listings for that area.
KEEP LEARNING
What Else Should You Read About South Reno?
Guides for the next step: the neighboring master plan, the Reno 55+ market, and the Reno market report.
GUIDE
Damonte Ranch Guide
The larger master plan northwest of Caramella Ranch in ZIP 89521.
Read →GUIDE
Reno 55+ Communities
Regency at Caramella Ranch next to the other age-qualified communities in the Reno area.
Read →MARKET REPORT
Reno Market Report
Settled-month sold prices, days to contract and closings for Reno.
Read →RELOCATION GUIDE
Reno Relocation Guide 2026
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →LIVING GUIDE
Is Reno a Good Place to Live? 2026
Jobs, cost, weather, and lifestyle for anyone weighing a move to Reno.
Read →Sources & Methodology
Where Does This Caramella Ranch Data Come From?
Each source below holds the fact it is cited for on this page. Market figures are NREG’s analysis of Northern Nevada Regional MLS data; every other figure names its source and date.
- NREG analysis of NNRMLS data — Active listings, median list price and days on market for Caramella Ranch plats; Reno citywide monthly sales. NREG Reno market report
- Toll Brothers — Regency at Caramella Ranch collections, sizes, "from" prices, status and amenities, checked September 26, 2026. Regency at Caramella Ranch
- RCI Engineering — 935 lots on 290 acres of the 329-acre Caramella Ranch PUD; village descriptions. Caramella Ranch project page
- Washoe Residents for Appropriate Planning — Reno City Council approval (February 2009), village layout either side of Western Skies Drive, typical lot size. Carmella Ranch / Ridgeline
- Cal-Nev Realty — Ridgeline collections, home sizes, lot sizes and build years. Ridgeline at Caramella Ranch
- Washoe County School District — School zones for Caramella Ranch (2025–26 and 2026–27). School Zone App
- GreatSchools.org — Ratings checked September 26, 2026: Brown ES 8, Herz MS 7, Galena HS 7. Galena High School
- U.S. Census Bureau — ZCTA 89521 and Washoe County ACS 2020–2024 5-year estimates; 2010 and 2020 Census counts. ZCTA 89521 profile
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, July 2026 (preliminary). LAUS series LAUMT323990000000003
- OSRM — Drive-time estimates without traffic from Caramella Ranch. OSRM route service
Methodology: Listing counts, prices and days on market are NREG's analysis of Northern Nevada Regional MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: October 15