Downsizers
- Detached home without a large lot
- Mostly one-story plans
- Caughlin Ranch trails and ponds
- About 10 minutes to downtown
90 single-family homes · Caughlin Ranch
Caughlin Cottages Homes For Sale
Nevada Real Estate Group — Caughlin Ranch specialists. Caughlin Cottages is a 90-home enclave of detached single-family houses built 1996–1999 inside southwest Reno’s Caughlin Ranch, where recorded sales since March 2025 ran $694,900 to $890,000.
HOMES
90
Detached single-family · Washoe County parcel records
BUILT
1996–1999
Washoe County parcel records
RECORDED SALES
$695K–$890K
10 sales, Mar 2025–Aug 2026 · Washoe County
TO DOWNTOWN RENO
~10 min
OSRM free-flow routing
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 Caughlin Cottages at a Glance?
Caughlin Cottages is a 90-home enclave of detached single-family houses, built 1996–1999, inside Caughlin Ranch in southwest Reno (ZIP 89519). Its 10 recorded sales from March 2025 to August 2026 ran $694,900 to $890,000, a median of about $807,500, per Washoe County parcel records.
- Homes: 90 detached houses on Greenwich Way, Waverly Drive and Court, Brookhollow Lane and Crystal Springs Court; 1,670–2,223 sq ft, mostly three bedrooms, on lots of about 0.11–0.22 acre.
- Prices: the 10 recorded sales since March 2025 ran about $372 to $431 per square foot of living area.
- HOA: the Caughlin Ranch HOA owns the enclave’s common areas; its 2026 budget averages about $127 per lot per month across 2,293 lots.
- Schools: the district’s 2026–27 zone map places the Cottages in the Gomm Elementary, Swope Middle and Reno High zones; confirm by address.
- Location: about 10 minutes to downtown Reno and 58 to Incline Village by free-flow routing, amid the HOA’s 26 ponds and 24 miles of trails.
Sources checked September 26, 2026: Washoe County parcel records, Caughlin Ranch HOA, WCSD School Zone App
PROS & CONS
Is Caughlin Cottages a Good Place to Live?
For buyers who want a detached, mostly single-level house inside Caughlin Ranch without a large lot, it is a strong fit: 90 homes from the late 1990s, a master association that runs 26 ponds and 24 miles of trails, and about 10 minutes to downtown Reno. The trade-offs are price, systems that are now 25 to 30 years old, and very few listings in any year.
Pros
- Part of Caughlin Ranch. The three Cottages plats sit inside the 2,300-acre master plan and share its ponds, trails and parks. For the other Caughlin Ranch neighborhoods, see Caughlin Ranch homes for sale
- Mostly single-level. Of the 90 homes, 53 are one-story and 18 are one-and-a-half-story, per the county record. Washoe County parcel records
- Close in. Free-flow routing puts downtown Reno about 10 minutes away, Mayberry Park about 5 and the Hunter Creek trailhead about 7.
- Long-term owners around you. In ZIP 89519, 76.4% of occupied homes are owner-occupied, against 49.8% citywide (ACS 2020–2024). U.S. Census Bureau ACS 2020–2024 (ZIP 89519)
Cons
- Few listings. The county record shows 10 sales in about 18 months, so buyers usually wait for a home to come up.
- Price. Recorded sales since March 2025 ran $694,900 to $890,000, above the Reno single-family median sale of $669,063 in July 2026. NREG’s Reno market report
- Late-1990s systems. Every home was built between 1996 and 1999, so check the age of the roof, HVAC and water heater.
- Details to confirm. Gate access, patrol hours and whether a separate Cottages fee exists are not in the association’s public documents; get them from the resale package.
Sources checked September 26, 2026
Where Can I Find Caughlin Cottages Homes for Sale?
The grid below searches the MLS subdivision field for the Caughlin Cottages plats only, so it shows a Cottages home when one is listed; when none is, it says so and shows the nearest ZIP 89519 listings instead. Looking beyond these 90 homes? See Caughlin Ranch homes for sale, which covers the master plan’s other neighborhoods around the same ponds and trails.
Homes for sale in ZIP 89519 near Caughlin Cottages
- 4885 Buckhaven Road, Reno 89519 — $1,495,000 · 4 bd · 3.5 ba · 3,776 sq ft · Active Under Contract · Courtesy of Real Estate in Nevada
- 2919 Aspen Meadows Court, Reno 89519 — $719,000 · 4 bd · 2.5 ba · 2,159 sq ft · Courtesy of Chase International-Damonte
- 3905 Falling Water Drive, Reno 89519 — $899,000 · 4 bd · 3 ba · 2,386 sq ft · Courtesy of Ferrari-Lund R.E. Sparks
- 3905 Innsbruck Court, Reno 89519 — $865,000 · 3 bd · 2.5 ba · 2,296 sq ft · Courtesy of Ferrari-Lund Real Estate Reno
- 792 Aspen Trail, Reno 89519 — $7,900,000 · 7 bd · 7.5 ba · 8,259 sq ft · Courtesy of Dickson Realty - Caughlin
- 6320 Copper Creek N Court, Reno 89519 — $625,000 · 3 bd · 2 ba · 1,463 sq ft · Courtesy of Keller Williams Group One Inc.
- 3155 Alpine Creek Road, Reno 89519 — $770,000 · 3 bd · 2.5 ba · 1,819 sq ft · Courtesy of Ferrari-Lund Real Estate Reno
- 2249 Evans Creek Terrace, Reno 89519 — $815,000 · 3 bd · 2.5 ba · 2,228 sq ft · Courtesy of TrueNest Properties
- 6409 Meadow Country Drive, Reno 89519 — $665,000 · 3 bd · 2.5 ba · 2,020 sq ft · Courtesy of Dickson Realty - Caughlin
- 6353 Copper Creek Court, Reno 89519 — $649,000 · 3 bd · 2.5 ba · 1,819 sq ft · Courtesy of Keller Williams Group One Inc.
- 6259 Golden Meadow Road, Reno 89519 — $770,000 · 3 bd · 3 ba · 2,645 sq ft · Courtesy of Keller Williams Group One Inc.
- 3118 Vista Favoloso, Reno 89519 — $1,598,000 · 4 bd · 4.5 ba · 4,499 sq ft · Active Under Contract · Courtesy of Sigua Real Estate LLC
- 205 Edgewater Parkway, Reno 89519 — $649,000 · 3 bd · 2 ba · 1,272 sq ft · Active Under Contract · Courtesy of Ferrari-Lund Real Estate Reno
- 2596 Rampart Terrace, Reno 89519 — $1,175,000 · 4 bd · 3.5 ba · 3,244 sq ft · Courtesy of Chase International-Damonte
- 6240 Vista Montagna Way, Reno 89519 — $1,425,000 · 4 bd · 3.5 ba · 3,277 sq ft · Courtesy of Ferrari-Lund Real Estate Reno
- 6008 Kelly Heights Way, Reno 89519 — $750,000 · 3 bd · 2.5 ba · 2,025 sq ft · Courtesy of HomeGate Realty of Reno
- 2919 Mountain Springs Road, Reno 89519 — $1,124,000 · 4 bd · 3.5 ba · 4,384 sq ft · Courtesy of Solid Source Realty
- 70 Bear Mountain Place, Reno 89519 — $4,650,000 · 4 bd · 3.5 ba · 4,806 sq ft · Courtesy of Sierra Sotheby's International
- 2410 Granite Springs Road, Reno 89519 — $1,055,000 · 3 bd · 3 ba · 2,875 sq ft · Courtesy of Dickson Realty - Caughlin
- 2517 Rampart Terrace, Reno 89519 — $1,299,000 · 4 bd · 3.5 ba · 3,245 sq ft · Courtesy of Dickson Realty - Damonte Ranch
- 3172 Vista Favoloso Drive, Reno 89519 — $1,550,000 · 4 bd · 4.5 ba · 3,546 sq ft · Courtesy of Sierra Sotheby's International
- 4730 Bradford Lane, Reno 89519 — $765,000 · 3 bd · 2.5 ba · 1,868 sq ft · Courtesy of Chase International-Damonte
- 6321 Copper Creek Court, Reno 89519 — $624,900 · 3 bd · 2 ba · 1,463 sq ft · Courtesy of RE/MAX Professionals-Reno
- 3166 Vista Favoloso, Reno 89519 — $2,200,000 · 4 bd · 4.5 ba · 4,939 sq ft · Active Under Contract · Courtesy of Dickson Realty - Caughlin
Homes for rent in ZIP 89519 near Caughlin Cottages
- 4774 Cedarhill Lane, Reno 89519 — $2,900/month · 3 bd · 2 ba · 1,376 sq ft · Courtesy of RE/MAX Professionals-Sparks
- 6490 Brookview Circle, Reno 89519 — $4,850/month · 5 bd · 3 ba · 2,542 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 Sep 30, 2026, 5:27 AM Pacific; availability and prices may change.
PRICE DISTRIBUTION
How Many Caughlin Cottages Homes Are Listed in Each Price Range?
Each card counts active NNRMLS listings in the Caughlin Cottages plats only; a dash means the live count was unavailable. For context, the enclave’s 10 recorded sales since March 2025 ran $694,900 to $890,000. For the ZIP-wide picture, see NREG’s September 2026 Reno market report.
Browse Around Caughlin Cottages
Where Else Can You Look Near Caughlin Cottages?
Caughlin Cottages has only 90 homes, so most searches widen to the rest of Caughlin Ranch or ZIP 89519. The cards below open nearby community pages; prices and counts are ZIP-wide, from NREG’s September 2026 Reno market report (ZIP 89519 count from our NNRMLS search on September 26, 2026).
Which Nearby Communities Should You Explore?
Each card opens that community’s own page. The price is its ZIP’s July 2026 median sale; the active count is the ZIP’s listings on September 15, 2026 (ZIP 89519: September 26, 2026).
Updated daily · 56 active listings across ZIP 89519 · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Caughlin Cottages Listings First?
With roughly one recorded sale every two months across 90 homes, an alert is the practical way to see a Caughlin Cottages listing on day one. Set one by price, beds and baths — no spam, unsubscribe anytime.
- 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 Caughlin Cottages?
The Answer
Caughlin Cottages is a quiet enclave of 90 late-1990s houses inside Caughlin Ranch (ZIP 89519), surrounded by the master plan’s ponds and trails and about 10 minutes from downtown Reno. For 2026–27 the WCSD School Zone App places it in the Gomm Elementary, Swope Middle and Reno High zones.
What is Caughlin Cottages known for?
Detached, mostly single-level houses of about 1,700 to 2,200 square feet on small lots, inside a master plan with 26 ponds and 24 miles of walking trails.
Who tends to buy in Caughlin Cottages?
Buyers who want Caughlin Ranch’s setting in a smaller house with a small yard. Most homes have three bedrooms, and 53 of the 90 are one-story.
What is daily life like in Caughlin Cottages?
The enclave connects to the Caughlin Ranch trail system, Mayberry Park and the Truckee River are about 5 minutes away, and downtown and Midtown Reno are about 10. The association maintains the common areas.
Location
Where Is Caughlin Cottages
Caughlin Cottages lies inside the Caughlin Ranch master plan in southwest Reno (ZIP 89519), on Greenwich Way, Waverly Drive, Waverly Court, Brookhollow Lane and Crystal Springs Court next to Caughlin Parkway. Drive times below are free-flow estimates from OSRM routing.
Downtown Reno
10
Min
Midtown Reno
10
Min
University of Nevada, Reno
11
Min
Reno-Tahoe Airport
14
Min
Incline Village (Lake Tahoe)
58
Min
Caughlin Cottages
At a Glance10
Recorded sales, Mar 2025–Aug 2026
$807,500
Median recorded sale
$694,900–$890,000
Recorded sale range
~$399
Median $/sq ft, those sales
- Homes
- 90 detached single-family
- Built
- 1996–1999
- Living area
- 1,670–2,223 sq ft
- Lots
- ~0.11–0.22 acre
- Stories
- 53 one · 18 one-and-a-half · 19 two
- Common areas
- Caughlin Ranch HOA
- Schools (2026–27 zones)
- Gomm · Swope · Reno High
- ZIP Code
- 89519
- Gate
- Not confirmed in HOA documents
Quick Answer
Who maintains the common areas in Caughlin Cottages?
The Caughlin Ranch Homeowners Association owns all 10 common-area parcels in the Cottages plats, per Washoe County parcel records, and its budget has paid for Cottages-specific work — $17,887 to paint the Cottages’ fences in 2024. We found no separate Cottages association in public records; confirm in the resale package.
Source: Caughlin Ranch HOA 2026 budget
Census Housing Data / ZIP 89519
What Does the Census Show About Housing in ZIP 89519?
According to the U.S. Census Bureau ACS 2020–2024 (ZIP 89519), the tiles below compare housing and population figures for ZIP 89519 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.
9,110
vs Reno city 273,212
$932,900
vs Reno city $548,300
76.4%
vs Reno city 49.8%
Source: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates, ZIP Code Tabulation Area 89519 and Reno city · Checked
POPULATION · ZIP 89519
How Has ZIP 89519 Grown?
ZIP 89519 grew from 8,392 residents in the 2010 Census to 9,610 in the 2020 Census, a 14.5% increase. The 2020–2024 American Community Survey estimate is 9,110; it is a five-year survey average with a margin of error, not a later count.
+14.5%Population change, 2010–2020 Census
9,610Residents, 2020 Census
3,883Households, ACS 2020–2024
ZIP 89519 residents, 2010 Census, 2020 Census and ACS 2020–2024
The Census counts ZIP Code Tabulation Areas, not subdivisions. Caughlin Cottages’ own 90 homes were all built between 1996 and 1999, so none of this growth came from the enclave itself.
Sources: U.S. Census Bureau, 2020 Census and 2010 Census (ZCTA 89519) and U.S. Census Bureau ACS 2020–2024 (ZIP 89519). Checked September 26, 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Reno Market Trending Around Caughlin Cottages?
Caughlin Cottages sells too rarely for a monthly trend of its own, so these charts show Reno citywide single-family closings from NREG’s Reno market report (NNRMLS data via Repliers, settled months). In July 2026 the median sale was $669,063, homes took a median 53 days to go under contract, and 246 closed.
Reno median sold price, single-family
+5.8% (July 2026 vs July 2025)
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Reno days to contract, single-family
12 days faster (July 2026 vs July 2025)
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Reno single-family homes sold per month
−6.8% (July 2026 vs July 2025)
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
The long view: the median sold price in Reno rose 117% between 2015 ($273,230) and 2026 ($593,233), across 53,909 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
90
HOMES IN CAUGHLIN COTTAGES
$807,500
MEDIAN RECORDED SALE, MAR 2025–AUG 2026
1996–99
YEARS BUILT
< 1 hr
OUR RESPONSE TIME
FROM THE COUNTY RECORD
Get matched with a
Caughlin Ranch specialist.
Market Competitiveness
How Competitive Is Caughlin Cottages Right Now?
Caughlin Cottages turns over slowly — 10 recorded sales in about 18 months across 90 homes — so a well-priced listing draws the buyers who have been waiting. Across ZIP 89519, July 2026 closings sold at a full 100% of list price, per NREG’s September 2026 Reno report.
- 10Cottages recorded sales, Mar 2025–Aug 2026
- $694,900–$890,000Cottages recorded sale range
- ~$399Median $/sq ft, those sales
- 100%ZIP 89519 sale-to-list, July 2026
Before You Buy
What Should You Compare Before Buying a Home in Caughlin Cottages?
Caughlin Cottages is 90 detached late-1990s houses inside Caughlin Ranch, with recorded sales since March 2025 of $694,900 to $890,000. The profiles below match buyers to what the enclave actually offers, followed by the trade-offs.
Which Buyer Types Fit Caughlin Cottages?
Caughlin Ranch Buyers Wanting a Smaller Home
- 1,670–2,223 sq ft homes
- Same master association
- Lots of about 0.11–0.22 acre
- Compare with the wider master plan
Relocating Buyers
- Recorded sales to benchmark price
- Zoned schools confirmed by address
- Nevada has no state personal income tax
- Lake Tahoe about an hour away
Best Fit For
- Downsizers — a detached, mostly single-level house on a small lot inside Caughlin Ranch.
- Caughlin Ranch buyers wanting less house — the same master association and trail network in a 1,670–2,223 sq ft home.
- Relocating buyers — a close-in southwest Reno location with a public record of recent sales to price against.
Ready to explore homes in Caughlin Cottages? We track the plats’ recorded sales and set alerts for the next listing.
Explore Caughlin RanchPros
- Inside Caughlin Ranch, with its 26 ponds and 24 miles of walking trails
- Detached homes, 53 of 90 one-story
- About 10 minutes to downtown Reno by free-flow routing
- Common areas owned and maintained by the Caughlin Ranch HOA
Honest Considerations
- Few listings: 10 recorded sales in about 18 months
- Recent sales of $694,900–$890,000 sit above the Reno citywide single-family median
- Homes built 1996–1999 — check roof, HVAC and water-heater age
- Gate access, patrol hours and any Cottages-specific fee are not published; confirm in the resale package
Caughlin Ranch Comparison
How Does Caughlin Cottages Compare to Nearby Areas?
Caughlin Cottages against its own ZIP and two nearby ZIPs. The Cottages row uses Washoe County recorded sales; the ZIP rows use July 2026 closings and September 15, 2026 listings from NREG’s September 2026 Reno market report. A dash means no published figure.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Caughlin Cottages | $807,500 | ~$399 | — | — | Detached · Small lots |
| Caughlin Ranch (ZIP 89519) | $825,000 | — | — | — | Master plan · Ponds & trails |
| Old Southwest (ZIP 89509) | $650,000 | — | — | 117 | Older central neighborhoods |
| Somersett (ZIP 89523) | $620,000 | $357 | 40 | 106 | Northwest Reno |
Sources: Washoe County parcel records (Cottages) and NREG’s September 2026 Reno market report (ZIPs: July 2026 median sale; active listings on September 15, 2026).
Neighborhood Deep Dive
What's Inside Each Nearby Area?
Submarket 1
Caughlin Cottages
90 detached houses built 1996–1999 inside Caughlin Ranch; 10 recorded sales from March 2025 to August 2026.
Browse Caughlin Cottages homes →$808KMedian Price
—Days on Market
—Active Listings
~$399Price / Sq Ft
Submarket 2
Caughlin Ranch (ZIP 89519)
The 2,300-acre master plan (2,293 lots) that contains the Cottages. ZIP 89519 closed 15 homes in July 2026 at a $825,000 median and 100% of list.
Browse Caughlin Ranch (ZIP 89519) homes →$825KMedian Price
—Days on Market
—Active Listings
—Price / Sq Ft
Submarket 3
Old Southwest (ZIP 89509)
ZIP 89509 closed 41 homes in July 2026 at a $650,000 median and 98.6% of list, with 117 active listings on September 15, 2026.
Browse Old Southwest (ZIP 89509) homes →$650KMedian Price
—Days on Market
117Active Listings
—Price / Sq Ft
Submarket 4
Somersett (ZIP 89523)
ZIP 89523 closed 35 homes in July 2026 at a $620,000 median, 100% of list, in 40 days, with 106 active listings on September 15, 2026.
Browse Somersett (ZIP 89523) homes →$620KMedian Price
40Days on Market
106Active Listings
$357Price / Sq Ft
Submarket 5
Caughlin Ranch — Where the Cottages Fit
The Cottages are one of about 30 subdivisions in Caughlin Ranch, per the association. Buyers who want more house or lot usually look across the rest of the master plan.
Browse Caughlin Ranch — Where the Cottages Fit homes →90Cottages homes
2,293Caughlin Ranch lots
26Ponds
24 miWalking trails
Where Is Caughlin Cottages on the Map?
Caughlin Cottages sits inside Caughlin Ranch in southwest Reno (ZIP 89519), next to Caughlin Parkway. Mayberry Park and the Truckee River are about 5 minutes away and downtown Reno about 10, by free-flow routing.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Cottages or the wider
Caughlin Ranch?
BY ZIP CODE
What Does the Southwest Reno Market Look Like by ZIP Code?
Caughlin Cottages is in ZIP 89519. The table sets it beside nearby Reno ZIPs using NREG’s September 2026 Reno report: July 2026 closings and September 15, 2026 listings. ZIP 89519 closed 15 homes in July 2026 at a $825,000 median.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89519 | Caughlin Ranch · west foothills | $825,000 | — | — | — | 100% of list |
| 89509 | Old Southwest | $650,000 | — | — | 117 | 98.6% of list |
| 89523 | Somersett · Northwest Reno | $620,000 | $357 | 40 | 106 | 100% of list |
| 89511 | Southwest Reno · Montreux | $1,314,611 | $440 | — | 155 | 97.6% of list |
| 89521 | South Reno · Damonte Ranch | $709,000 | $367 | 69 | 217 | 99.4% of list |
Source: NREG’s September 2026 Reno market report (NNRMLS data via Repliers). The last column is the July sale-to-list ratio, not a year-over-year change. A dash means the report does not publish that figure for the ZIP. Parcel data per Washoe County parcel records.
Outdoor Recreation
What Outdoor Amenities Are Near Caughlin Cottages?
Caughlin Cottages sits inside Caughlin Ranch, whose association lists 26 ponds, 24 miles of walking trails and parks including Village Green, Caughlin Crest and East Ridge, per the Caughlin Ranch HOA. Drive times below are free-flow estimates from OSRM routing.
IN-COMMUNITY
Caughlin Ranch Trails & 26 Ponds
24 miles of walking trailsWalking · Running · BirdingHOA common area
The master plan’s trail system and ponds run through its common areas, which the Caughlin Ranch HOA maintains.
5 MIN
Mayberry Park & Truckee River
River corridorWalking · FishingFree
A Truckee River park just north of Caughlin Ranch with riverside paths.
7 MIN
Hunter Creek Trailhead
Carson Range trailHikingFree
A southwest Reno trailhead into the foothills of the Carson Range.
9 MIN
Bartley Ranch Regional Park
Regional parkTrails · EventsFree
A Washoe County regional park in south Reno.
9 MIN
Idlewild Park
City parkTrails · Gardens · PlaygroundFree
A Truckee River park near downtown Reno.
33 MIN
Galena Creek Visitor Center
Sierra foothillsHiking · Nature centerFree
A Washoe County park on the Mount Rose Highway.
45 MIN
Mt. Rose Ski Tahoe
Ski areaSkiing · SnowboardingTicketed
The ski area on the Mount Rose Highway (NV-431).
58 MIN
Incline Village, Lake Tahoe
North shoreBeaches · Boating · HikingVaries
Lake Tahoe’s Nevada north shore via the Mount Rose Highway.
The Caughlin Cottages Lifestyle
What Does a Weekend in Caughlin Cottages Look Like?
A walk on the Caughlin Ranch trails past the ponds, Mayberry Park and the Truckee River about 5 minutes away, and Lake Tahoe’s north shore about an hour up the Mount Rose Highway. The trails and ponds are listed by the Caughlin Ranch HOA.
26Caughlin Ranch ponds
24 miWalking trails
10 minTo downtown Reno
58 minTo Incline Village
THIS WEEKEND'S OPEN HOUSES
Can You Tour Caughlin Cottages Homes This Weekend?
Only when a Cottages home is on the market, which the county record suggests happens roughly once every two months. Set an alert to hear the day one lists, or call (775) 277-2120 to arrange a private showing.
Planning a move
What Should I Verify Before Moving to Caughlin Cottages?
Budget around the specific home, not a community average. Before you compare the cost of a move to Caughlin Cottages, 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 Near Caughlin Cottages?
Southwest Reno’s job base is downtown Reno, healthcare, the university and the wider metro. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment rate was 4.0% in July 2026 (preliminary, not seasonally adjusted). Free-flow routing puts the Tahoe-Reno Industrial Center about 44 minutes east.
4.0%Reno-Sparks unemployment, July 2026BLS, preliminary
10 minTo Downtown RenoOSRM free-flow
11 minTo University of Nevada, RenoOSRM free-flow
44 minTo Tahoe-Reno Industrial CenterOSRM free-flow
Major Employment Centers Within Commuting Distance
- Downtown RenoGovernment, gaming, hospitality and professional services — about 10 minutes by free-flow routing
- Renown HealthHealthcare system with its Regional Medical Center near downtown Reno
- University of Nevada, RenoAbout 11 minutes north by free-flow routing
- Tahoe-Reno Industrial CenterIndustrial park east of Sparks on I-80 — about 44 minutes by free-flow routing
Sources: U.S. Bureau of Labor Statistics (LAUS, Reno MSA). Drive times from OSRM free-flow routing, checked September 26, 2026.
COMMUNITY COMPARISON
How Does Caughlin Cottages Compare to Caughlin Ranch, Old Southwest & Somersett?
Caughlin Cottages’ own county record beside its ZIP and two nearby ZIPs, using NREG’s September 2026 Reno report for the ZIP figures.
| Metric | Caughlin Cottages | Caughlin Ranch (89519) | Old Southwest (89509) | Somersett (89523) |
|---|---|---|---|---|
| Median sale | $807,500 (10 sales, 2025–26) | $825,000 (July 2026) | $650,000 (July 2026) | $620,000 (July 2026) |
| Sale-to-list, July 2026 | — | 100% | 98.6% | 100% |
| Homes | 90 detached | 2,293 lots (HOA) | — | — |
| Drive from the Cottages | — | Inside | ~8 min | ~11 min |
Sources: Washoe County parcel records; NREG’s September 2026 Reno report; OSRM free-flow routing. Checked September 26, 2026.
Cost of Ownership
What Will Caughlin Cottages 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 Caughlin Cottages Payment
$5,815
Illustrative Monthly Payment
- Principal & Interest$4,835
- Property Tax$400
- Insurance$150
- HOA$127
- PMI$303
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 Caughlin Cottages?
Most residents drive. Workers in ZIP 89519 average a 19.7-minute commute, against 20.3 minutes citywide, per U.S. Census Bureau ACS 2020–2024 (ZIP 89519). The drive times below are OSRM free-flow estimates from the enclave; rush-hour traffic adds time.
Drive Times from Caughlin Cottages
- ~10 minDowntown Reno4.2 mi
- ~10 minMidtown Reno3.4 mi
- ~11 minUniversity of Nevada, Reno5.7 mi
- ~14 minReno-Tahoe Airport5.4 mi
- ~45 minMt. Rose Ski TahoeMt Rose Hwy (NV-431)
- ~58 minIncline VillageMt Rose Hwy (NV-431)
- ~44 minTahoe-Reno Industrial CenterI-80 east
- ~42 minCarson CityI-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 Caughlin Cottages?
Financed purchases in Nevada typically close through escrow in 30 to 45 days from an accepted offer, and cash purchases can close faster. Allow time to order and review the Caughlin Ranch resale package, which the association says it processes within ten calendar days unless expedited.
Quick Answer
What credit score do you need to buy in Caughlin Cottages?
Lender minimums are about 620 for most conventional loans and 580 for FHA at 3.5% down; VA sets no program minimum, though most lenders want about 620. Prices near or above FHFA’s 2026 baseline conforming limit of $832,750 may need jumbo financing, which usually asks for a higher score. Include the Caughlin Ranch assessment in your debt-to-income figures.
Caughlin Cottages FAQ — 15 Answers
What Do Caughlin Cottages Buyers Most Frequently Ask?
Most AskedWhat is the median price in ZIP 89519, where Caughlin Cottages sits?
NREG’s analysis of NNRMLS data puts the ZIP 89519 median price at about $924,950. The Cottages’ own recorded sales are the better guide to this 90-home enclave: 10 homes sold between March 2025 and August 2026 for $694,900 to $890,000, a median of about $807,500, per Washoe County parcel records.
Where is Caughlin Cottages?
Caughlin Cottages sits inside the Caughlin Ranch master plan in southwest Reno (ZIP 89519), within the City of Reno. Its 90 homes line Greenwich Way, Waverly Drive, Waverly Court, Brookhollow Lane and Crystal Springs Court, next to Caughlin Parkway. Free-flow routing puts downtown Reno about 10 minutes away and Mayberry Park about 5.
Is Caughlin Cottages part of Caughlin Ranch?
Yes. Its three recorded plats (Caughlin Cottages 1, 2 and 3) lie inside the 2,300-acre Caughlin Ranch master plan, and its 10 common-area parcels are owned by the Caughlin Ranch Homeowners Association, per Washoe County parcel records. For homes in the other Caughlin Ranch neighborhoods, see our Caughlin Ranch homes for sale page.
What kind of homes are in Caughlin Cottages?
All 90 are detached single-family houses, not townhomes. County records show them built from 1996 to 1999 with 1,670 to 2,223 square feet (median 1,821) on lots of about 0.11 to 0.22 acre. Fifty-three are one-story, 18 are one-and-a-half-story and 19 are two-story, and 87 have three bedrooms.
What are the HOA dues in Caughlin Cottages?
The Caughlin Ranch HOA’s 2026 budget raises $3,497,583 in membership assessments across 2,293 lots, which averages about $127 per lot per month; the rate for a specific Cottages lot is on its resale package. The association charges $169.58 for the resale disclosure package and $158.98 for a statement of demand (schedule revised October 1, 2025). We found no separate Cottages association in public records; confirm in escrow.
What does the Caughlin Ranch HOA maintain?
Per the association, Caughlin Ranch covers 2,300 acres with 26 ponds, 24 miles of walking trails and parks including Village Green, Caughlin Crest and East Ridge. Its 2026 budget funds common-area irrigation, landscaping, pond maintenance and a patrol-service contract, and in 2024 it paid for painting the Cottages’ fences.
Is Caughlin Cottages gated?
We could not confirm it. The Caughlin Ranch HOA’s public documents list gate costs for Caughlin Creek/Deer Creek, Mountainshyre and Whispering Canyon but do not describe a gate for the Cottages, and they do not publish the hours of the patrol service. Ask the association, or check the resale package, before relying on either.
Which schools serve Caughlin Cottages?
For the 2026–27 school year, the Washoe County School District’s zone map places Caughlin Cottages in the Gomm Elementary, Swope Middle and Reno High attendance zones. Zoning is address-specific and can change, so confirm the assignment for the exact address with the district before you buy.
What are property taxes like in Caughlin Cottages?
The Cottages are in Washoe tax area 1000 (City of Reno), taxed at $3.66 per $100 of assessed value for 2026–27, and assessed value is 35% of the county’s taxable value. Annual increases are capped by abatement: 3% for an owner-occupied home once the owner claims it under NRS 361.4723, and up to 8% otherwise. Ask for the parcel’s current bill and abatement status.
How often do Caughlin Cottages homes come up for sale?
Rarely. County records show 10 recorded sales from March 2025 through August 2026, roughly one every two months across 90 homes. Our listings grid checks the Caughlin Cottages plats daily and says so when none are for sale.
How far is Caughlin Cottages from Lake Tahoe?
Free-flow routing puts Incline Village about 58 minutes away and Mt. Rose Ski Tahoe about 45 minutes, both via the Mount Rose Highway. Winter conditions on NV-431 add time.
What should I check before buying in Caughlin Cottages?
Read the Caughlin Ranch resale package for the lot’s dues, reserves and any assessments, and confirm whether any gate or patrol service applies to the Cottages. The homes date from 1996 to 1999, so inspect the roof, HVAC, water heater and plumbing. Confirm the parcel’s tax bill and abatement status, and the school assignment for the enrollment year.
What is the minimum down payment to buy a home in Caughlin Cottages?
Conventional loans can go as low as 3% to 5% down for qualified buyers, FHA 3.5% and VA 0%. At the $807,500 recorded-sale median, 5% down is $40,375 and 20% is $161,500. That median sits under FHFA’s 2026 baseline conforming limit of $832,750, but several 2026 Cottages sales ($835,000 to $890,000) were above it, which means a jumbo loan unless the down payment closes the gap.
Are the homes in Caughlin Cottages townhomes?
No. County records list all 90 homes as detached single-family houses on their own lots of about 0.11 to 0.22 acre. The Caughlin Ranch HOA owns the enclave’s common areas; whether it also maintains any part of each lot (beyond the fences it painted in 2024) is a question for the resale package.
Can Nevada Real Estate Group help me buy or sell a home in Caughlin Cottages?
Yes. Nevada Real Estate Group works with buyers and sellers across Caughlin Ranch, including Caughlin Cottages. We pull the enclave’s recorded sales and the NNRMLS listings for ZIP 89519 for every pricing conversation. Call (775) 277-2120 or use the form below.
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PEOPLE ALSO ASK
What Else Do People Ask About Caughlin Cottages?
Short answers to common searches, drawn from the county record, the Caughlin Ranch HOA and the school district.
Is Caughlin Cottages a good neighborhood?
For buyers who want a detached, mostly single-level home inside Caughlin Ranch, it offers the master plan’s ponds and trails, a close-in location about 10 minutes from downtown Reno, and 90 homes that rarely come up for sale.
What ZIP code is Caughlin Cottages in?
ZIP 89519, the southwest Reno ZIP that covers Caughlin Ranch and the west foothills.
Are there homes for sale in Caughlin Cottages right now?
Check the listings grid on this page: it searches the Caughlin Cottages plats daily and says so when none are for sale. The county record shows roughly one sale every two months.
Which Caughlin Ranch neighborhood is Caughlin Cottages?
It is the Caughlin Cottages 1, 2 and 3 plats — 90 detached houses on Greenwich Way, Waverly Drive, Waverly Court, Brookhollow Lane and Crystal Springs Court.
How do I search for homes in Caughlin Cottages?
Use the grid on this page, set a listing alert, or call our Northern Nevada team at (775) 277-2120. For the rest of the master plan, use our Caughlin Ranch page.
Does Caughlin Cottages have trails?
It sits inside Caughlin Ranch, whose association lists 24 miles of walking trails and 26 ponds across 2,300 acres.
Is Caughlin Cottages a 55-plus community?
We found no age restriction in public records, and the ZIP’s households are mixed in age. Confirm in the CC&Rs, which the resale package includes.
Is Caughlin Cottages close to downtown Reno?
Yes. Free-flow routing puts downtown Reno about 10 minutes away, Midtown about 10 and Reno-Tahoe International Airport about 14.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct market knowledge, 150+ agents statewide, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents serve buyers and sellers from the Las Vegas Valley to Caughlin Ranch — that depth is why the team ranks #1 in Nevada and #44 nationally per 2025 production data.
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Years in Nevada real estate
Founded by Chris Nevada · License S.181401
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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 Caughlin Cottages?
Drive times are OSRM free-flow estimates from Caughlin Cottages. Each price is that ZIP’s July 2026 median sale from NREG’s September 2026 Reno report (Reno: citywide single-family median sale, July 2026).
More Caughlin Ranch communities
- Arlington Towers
- ArrowCreek
- Bella Vista Ranch
- Belvedere Towers
- Caramella Ranch
- Caughlin Ranch
- Chantenay
- Cimarron / Cimarron Highlands
- Cold Springs
- Copper Creek
- Curti Ranch
- Damonte Ranch
Shopping the whole city? Browse all Reno homes for sale — live MLS listings updated daily.
A–Z INDEX
Which Southwest Reno & Reno Neighborhoods Can You Explore A–Z?
Community pages across southwest Reno and the wider metro. Every linked entry opens a dedicated page with NNRMLS listings and community details.
KEEP LEARNING
What Else Should You Read About Caughlin Ranch?
These guides extend the research most Caughlin Cottages buyers do next — the full Caughlin Ranch master plan, Reno’s ZIP-level market and the wider move to Reno.
GUIDE
Caughlin Ranch Community Guide
The 2,300-acre master plan around the Cottages — ponds, trails and its other neighborhoods.
Read →MARKET REPORT
Reno Real Estate Market Report, September 2026
ZIP-by-ZIP July closings and September listings, including ZIP 89519.
Read →MARKET REPORT
Reno Real Estate Hub
Reno-Sparks market data, community guides and every Northern Nevada neighborhood in one place.
Read →RELOCATION GUIDE
Reno Relocation Guide 2026
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →Sources & Methodology
Where Does This Caughlin Cottages Data Come From?
Each figure links to the record that holds it. Community facts come from the Washoe County parcel record and the Caughlin Ranch HOA; market figures are NREG’s analysis of NNRMLS data; demographics are the Census Bureau’s 2020–2024 ACS for ZIP 89519.
- Washoe County parcel records — Caughlin Cottages 1–3 parcels: home count, year built, living area, lot size, stories, bedrooms, last recorded sale and common-area ownership. Pulled September 26, 2026. Washoe County OpenData parcels
- Caughlin Ranch HOA — Acreage, ponds, trails, parks and subdivisions. caughlinhoa.com FAQ
- Caughlin Ranch HOA reserve study (FY2026) — Total lots in the association (2,293). Reserve study PDF
- Caughlin Ranch HOA 2026 budget — Membership assessments, patrol-service line and 2024 Cottages fence painting. 2026 budget PDF
- Caughlin Ranch HOA fee schedule — Resale package and statement-of-demand fees, revised October 1, 2025. Fee schedule PDF
- Washoe County School District — School Zone App, 2026–27 attendance zones. WCSD School Zone App
- U.S. Census Bureau — ACS 2020–2024 5-year estimates for ZIP 89519. Census Reporter: ZIP 89519
- U.S. Census Bureau — ACS 2020–2024 5-year estimates for the City of Reno. Census Reporter: Reno
- NREG analysis of NNRMLS data — ZIP-level July 2026 closings and September 15, 2026 listings. September 2026 Reno report
- NREG analysis of NNRMLS data — Reno citywide single-family monthly sales, settled months. Reno market report
- Washoe County Treasurer — 2026–27 tax rates by district (area 1000, City of Reno: 3.6600 per $100 assessed). 2026–27 rate sheet
- Nevada Legislature — Property-tax abatement for owner-occupied homes. NRS 361.4723
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate (LAUS). BLS series LAUMT323990000000003
- Freddie Mac PMMS — Weekly mortgage rate survey (7.03% on September 24, 2026). freddiemac.com/pmms
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: September 2026 · Next update: October 15