Aerial view of downtown Reno, the Truckee River and tree-lined neighborhoods below the Sierra Nevada
Riverside Residential Area · West Reno

Mogul Homes For Sale

· 26 min read · By Chris Nevada

Nevada's #1 team for Mogul real estate. Search homes for sale in West Reno's Truckee River corridor -- established homes, spacious lots, and semi-rural living from $480K to $1M+ along the I-80 gateway.

Browse Homes

Where Can You Find Mogul Homes for Sale?

Mogul-area listings sit within ZIP 89523 along the west Reno corridor as of June 2026 according to NREG’s MLS analysis and Northern Nevada Regional MLS data, spanning $480K established homes to $1M+ riverfront and estate properties. The eight newest listings appear below, refreshed throughout the day, with every active property searchable in our live MLS portal.

Homes for sale in ZIP 89523 near Mogul

View 24 home listings

Homes for rent in ZIP 89523 near Mogul

View 9 rental listings
See all listings in Reno, NV

Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Nov 3, 2026, 10:17 AM Pacific; availability and prices may change.

  • MEDIAN LIST PRICE (ZIP 89523)

    $683K

    NREG analysis of NNRMLS data via Repliers, as of November 2, 2026

  • DAYS ON MARKET (ZIP 89523)

    55

    NREG analysis of NNRMLS data via Repliers, as of November 2, 2026

  • HOA

    $0 (most)

    Most Mogul parcels have no HOA

  • TO LAKE TAHOE

    50 min

    Via I-80 west & NV-89

Chris Nevada, Founder of Nevada Real Estate Group

Written by

Chris Nevada

Founder, Nevada Real Estate Group · Nevada License S.181401

16+ years in Nevada real estate

Page updated September 26, 2026

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 Mogul at a Glance?

Mogul is West Reno's Truckee River corridor: ranch-style and custom homes on lots up to 3 acres, most with no HOA, per NREG’s MLS analysis -- ZIP 89523 median near $682,500 and 55 days to contract per Northern Nevada Regional MLS. Five takeaways below explain what those numbers mean for buyers.

  • Location: West Reno (ZIP 89523) along the Truckee River, roughly six miles from downtown Reno and 10 minutes by I-80.
  • Median list price: $682,500 (June 2026, ZIP 89523) -- $480K entry to $1M+ riverfront and estate properties.
  • Best for: Buyers seeking larger lots, no mandatory HOA, Truckee River access, and semi-rural character close to downtown.
  • HOA fees: None for most parcels -- a key advantage for buyers who want flexibility on outbuildings, RVs, or animals.
  • Key advantage: Zero Nevada state income tax, Truckee River trail access, semi-rural lot sizes at West Reno prices, and 50-minute Lake Tahoe access.

Last updated June 2026 · Sources: NREG’s MLS analysis, U.S. Census, NNRMLS

PRICE DISTRIBUTION

How Many Mogul Homes Sell in Each Price Range?

The ZIP 89523 median list price sits at $683K per NREG’s MLS analysis June 2026 NNRMLS data, with Mogul inventory clustering in the $480K-$750K established-home band. Each card below shows approximate active-listing counts by price range for the west Reno corridor.

Under $500K

0

active listings

Browse Under $500K →

$500K-$650K

0

active listings

Browse $500K-$650K →

$650K-$800K

0

active listings

Browse $650K-$800K →

$800K-$1M

3

active listings

Browse $800K-$1M →

$1M+

0

active listings

Browse $1M+ →

Counts reflect NNRMLS listings in the west Reno / Mogul corridor of ZIP 89523 · June 2026 · Updated daily.

Browse Mogul Listings

How Can You Find a Mogul Home by Type, Price & Lifestyle?

Mogul-area active listings span $480K established homes to $1M+ riverfront estates -- each link below opens our live NNRMLS search pre-filtered to that slice, with inventory counts refreshed daily from NREG’s MLS analysis and NNRMLS data. Call (775) 277-2120 if you want a custom search by lot size or flood zone.

Which West Reno Pockets Should You Explore Near Mogul?

Tap a community card to see current listings, price ranges, and what daily life looks like in each section of the west Reno corridor.

Truckee River · Larger Lots · No HOA

Mogul Riverfront

$650K-$1.2M+View homes →Ranch-Style · 0.5-1 ac · Semi-Rural

Mogul Established

$480K-$700KView homes →Custom · 1-3 ac · Peavine Views

Mogul Estate Parcels

$700K-$1.2M+View homes →Riverside · Historic · Quiet

Verdi (adjacent)

$450K-$800KView homes →Established · No HOA · Close-in

Northwest Reno (I-80 corridor)

$500K-$850KView homes →Golf · Master-Planned · All tiers

Somersett (nearby)

$500K-$1.2M+View homes →

Explore all Reno communities ->

By Property Type

By Price Range

By Lifestyle

138 active listings across ZIP 89523 as of November 2, 2026 · MLS data

STAY AHEAD OF THE MARKET

How Can You Get New Mogul Listings First?

Custom alerts by price, beds, baths, and lot size -- no spam, unsubscribe anytime. With limited Mogul inventory and west Reno corridor homes averaging 44 days on market per NREG’s analysis of NNRMLS data, buyers who see new listings within hours hold a real edge over those who check weekly.

  • 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

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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 Mogul, NV?

The Answer

Mogul offers established semi-rural living in West Reno's Truckee River corridor: larger lots, no mandatory HOA for most properties, river and trail access, and a 10-minute drive to downtown. The City of Reno corridor gives quick I-80 access east to the city and west toward Verdi and Lake Tahoe (50 minutes). Zero Nevada state income tax sweetens every relocation budget.

What is Mogul known for?

Mogul is known as West Reno's established Truckee River corridor neighborhood -- semi-rural lots along the river, Peavine Peak trail access, and a quieter edge-of-city setting within 10 minutes of downtown Reno. The area attracts buyers who want space, outdoor access, and no mandatory HOA at a price point below the master-planned communities to the east.

Who should live in Mogul?

Mogul fits California relocators who want genuine semi-rural space and outdoor access, buyers seeking larger lots without CC&R restrictions, outdoor enthusiasts who fly fish or trail run along the Truckee, and buyers priced out of Caughlin Ranch or Somersett who still want west Reno's I-80 access and proximity to downtown.

What is daily life like in Mogul?

Daily life in Mogul runs between the river corridor and downtown Reno: morning coffee on a half-acre lot, a walk or run on the Tom Cooke Trail along the Truckee, and a 10-minute drive to work or the Summit Sierra shopping corridor. Weekends offer Lake Tahoe (50 minutes), Mt. Rose Ski Tahoe (45 minutes), or a float on the Truckee River from the backyard.

Location

Where Is Mogul

Mogul sits in West Reno (ZIP 89523) along the Truckee River corridor, roughly six miles west of downtown at the base of Peavine Peak. Elevation approximately 4,500-4,700 ft. Just east of Verdi along I-80, with quick interstate access in both directions.

Downtown Reno
10
Min
Airport
20
Min
Mt. Rose Ski
45
Min
Lake Tahoe
50
Min
Northwest Reno Shopping
12
Min

Mogul

At a Glance
$682,500
Median List Price (ZIP 89523)
~$295
Price / Sq Ft
55
Days on Market (ZIP 89523)
None
HOA (most parcels)

Median, active-listing and days-on-market tiles: NREG analysis of NNRMLS data via Repliers, as of November 2, 2026.

Community Type
Established Neighborhood
Lot Size
~0.5-3 acres (typical)
ZIP Code
89523
Price Range
$480K-$1.2M+
HOA
Varies / most have none
Guard-Gated
No
River Access
Truckee River corridor
School District
Washoe County School District
To Downtown Reno
10 min
To Lake Tahoe
~50 min
Airport
Reno-Tahoe Intl (20 min)
Census Housing Data / Mogul

What Does the Census Show About Housing in Mogul?

According to the U.S. Census Bureau, the tiles below compare housing and population figures for Mogul 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.

Population (ZIP 89523)
37,130
vs Washoe Co 509,386
Home Value (ZIP 89523)
~$607K
vs Washoe Co $540K
Owner-Occupied (ZIP 89523)
~61%
vs Washoe Co 60%

Source: U.S. Census Bureau ACS 2020–2024 5-year estimates (ZIP 89523) and Vintage 2025 population estimates (Washoe County) · Updated

POPULATION & GROWTH

How Fast Is the Mogul Area Growing?

ZIP 89523 has grown steadily as West Reno and Northwest Reno development expanded, with Mogul's larger-lot parcels attracting buyers seeking the corridor's semi-rural character.

37,130ZIP 89523 residents (ACS 2020–24)
~5 milesTruckee River corridor length through area
+16.8%ZIP 89523 growth, 2010–2020 (Census)

ZIP 89523 population trajectory, 2010–2024 (Census counts and ACS)

Growth in ZIP 89523 reflects both Somersett master-plan build-out and organic infill across established corridors like Mogul. Mogul's established-lot character limits new-unit supply, which supports value stability -- resale turnover stays moderate as long-term residents hold and incoming buyers compete for a limited pool of semi-rural parcels.

2010
31,373
2020
36,646
2020–24 ACS
37,130

Sources: U.S. Census Bureau (decennial counts) and U.S. Census Bureau ACS 2020–2024. ZIP 89523: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.

REPORTED MARKET SERIES

How Is the Mogul Real Estate Market Trending?

Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89523 data, refreshed monthly. The west Reno corridor held near $580K year-over-year with a +1.7% gain from May 2025 to May 2026 -- the three charts below break down the past twelve months by metric.

Median List Price (ZIP 89523 west)

+1.5% YoY (May 2025 -> May 2026)

Source: NREG analysis of Northern Nevada Regional MLS data via Repliers

Days on Market

38 -> 44 days YoY (seasonal softening winter)

Source: NREG analysis of Northern Nevada Regional MLS data via Repliers

Active Listings

Limited inventory -- ~20-30 active at any time in Mogul corridor

Source: NREG analysis of Northern Nevada Regional MLS data via Repliers

Saved series: May–Apr. Read the source period above; refreshing this page does not update these observations.

The long view: the median sold price in Reno rose 117% between 2015 ($273,230) and 2026 ($593,383), across 54,269 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.

55
MEDIAN DAYS ON MARKET (ZIP 89523) · NOV 2, 2026
$683K
MEDIAN LIST PRICE (ZIP 89523) · NOV 2, 2026
89523
ZIP CODE
< 1 hr
OUR RESPONSE TIME

HOMES GOING FAST

Get matched with a
west Reno specialist.

Market Competitiveness

How Competitive Is the Mogul Market Right Now?

Mogul is moderately competitive with a slower pace than the master-planned Northwest Reno corridor -- estate and riverfront properties take longer to sell due to a narrower qualified buyer pool. Well-priced homes on desirable lots still move in four to six weeks per NNRMLS ZIP 89523 data.

  • 44 daysMedian days on market (west Reno corridor)
  • $295Median price per sq ft
  • 38-62DOM range by property type
  • ~25Typical active listings in Mogul corridor

Source: NREG’s analysis of NNRMLS data, June 2026.

Before You Buy

What Should You Compare Before Buying a Home in Mogul?

Mogul spans $480K established homes to $1M+ riverfront estates -- an eclectic range across semi-rural lot sizes. Six buyer profiles below match lifestyles to specific Mogul property types, followed by the honest pros and trade-offs our team walks every client through before they commit.

Which Mogul Property Type Fits Your Buyer Profile?

Outdoor Enthusiasts

  • Truckee River fishing from the backyard
  • Tom Cooke Trail and Peavine Peak access
  • No HOA restrictions on boats or gear storage
  • Lake Tahoe 50 minutes away
Best for Outdoor Enthusiasts →

California Relocators

  • Zero Nevada state income tax
  • Semi-rural river lifestyle at $550K-$800K
  • No CC&R restrictions on property use
  • Bay Area lifestyle at a fraction of the cost
Best for California Relocators →

Larger Lot Seekers

  • 0.5-3 acre parcels common
  • Room for a shop, RV, or guest structure
  • No mandatory HOA dues
  • Lower density than master-plan communities
Best for Larger Lot Seekers →

Riverfront Buyers

  • Truckee River frontage available
  • Fly fishing, kayaking, and trail access
  • Estate and custom home range $650K-$1.2M+
  • FEMA flood-zone review required -- we help
Best for Riverfront Buyers →

Move-Up Buyers from Reno

  • 10-minute I-80 commute to downtown
  • Upgrade from subdivision lot to 1+ acre
  • More space, same proximity
  • Local knowledge of available parcels
Best for Move-Up Buyers from Reno →

Remote Workers

  • Reno-Tahoe Airport 20 minutes for travel days
  • Work from a large quiet lot near the river
  • No HOA restrictions on office structures or outbuildings
  • Tahoe ski days 45-50 minutes for weekend recharge
Best for Remote Workers →

Best Fit For

  • Outdoor enthusiasts — Truckee River fishing, Tom Cooke Trail, and Peavine Peak access from the neighborhood.
  • California relocators — semi-rural river lifestyle at $550K-$800K versus $1.5M-$2M for comparable coastal foothills communities.
  • Larger lot seekers — typical 0.5-3 acre parcels with no mandatory HOA and room for outbuildings most Reno subdivisions prohibit.
  • Riverfront buyers — Truckee River frontage available in the $650K-$1.2M+ range with fishing and trail access on-site.
  • Remote workers — quiet semi-rural setting, 20-minute airport access, and room for a home office outbuilding.
  • Move-up buyers — upgrade from a tight subdivision lot to 1+ acre while keeping the same 10-minute downtown commute.

Ready to explore homes in Mogul? Our team knows every parcel type, flood-zone consideration, and lot opportunity in the west Reno corridor.

Start Your Mogul Search

Pros

  • Zero Nevada state income tax -- five-figure annual savings versus California
  • Larger lots (0.5-3 acres) with no mandatory HOA for most properties
  • Truckee River fishing, Tom Cooke Trail, and Tahoe-Pyramid Trail from the backyard
  • Semi-rural character with a 10-minute I-80 drive to downtown Reno
  • Lake Tahoe 50 minutes and Mt. Rose Ski Tahoe 45 minutes from the driveway
  • Eclectic housing stock -- river cottages to custom estates -- at various price points
  • Property taxes capped at 3% annual growth under Nevada law

Honest Considerations

  • No master-plan amenities -- no on-site golf, clubhouse, or managed trail network within the HOA
  • Flood-zone verification required for riverfront and low-lying parcels -- adds time and cost to due diligence
  • Limited new construction -- mostly resale market with an eclectic older housing stock
  • Well and septic possible on older parcels -- verify water and sewer before making an offer

Neighborhood Comparison

How Does Mogul Compare to Other West and Northwest Reno Communities?

A like-for-like comparison of five west and northwest Reno communities -- median price, days on market, HOA, and lifestyle fit -- using active-listing data refreshed monthly via NREG’s MLS analysis and NNRMLS. Prices span $530K in Northwest Reno core to $845K in Caughlin Ranch.

Mogul vs. West and Northwest Reno community comparison · June 2026
SubmarketMedian Price$ / Sq FtDays on MarketActive ListingsBest For
Mogul$580,000~$29544~29Larger lots · No HOA · River access
Somersett$620,000~$31532210Golf · Master-Planned · All tiers
Caughlin Ranch$845,000~$3303230Established · Trails · Top elementary
Northwest Reno (non-HOA)$530,000~$2953433Established · No HOA
Saddlehorn$950,000~$3703812Gated · Foothill · Luxury

Source: NREG’s MLS analysis and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.

Community Deep Dive

What's Inside Each West Reno Community?

Submarket 1

Mogul

West Reno's established Truckee River corridor -- semi-rural lots, no mandatory HOA for most parcels, and direct Truckee River and Peavine Peak access within 10 minutes of downtown.

Browse Mogul homes →
$580KMedian Price
44Days on Market
~29Active Listings
~$295Price / Sq Ft

Submarket 2

Somersett

Northwest Reno's flagship master plan -- championship golf, resort clubhouse, private trails, and homes from $500K townhomes to $1.2M+ Canyon9 estates on one foothill campus.

Browse Somersett homes →
$620KMedian Price
32Days on Market
210Active Listings
~$315Price / Sq Ft

Submarket 3

Caughlin Ranch

A west Reno classic from the 1980s-90s: 25+ miles of private trails, mature landscaping, Caughlin Ranch Elementary (9/10) inside its borders, and a mix of established and custom homes.

Browse Caughlin Ranch homes →
$845KMedian Price
32Days on Market
30Active Listings
~$330Price / Sq Ft

Submarket 4

Northwest Reno (non-HOA)

The broader Northwest Reno corridor outside the master plans -- older established neighborhoods, no HOA, and value pricing with the same I-80 and airport access.

Browse Northwest Reno (non-HOA) homes →
$530KMedian Price
34Days on Market
33Active Listings
~$295Price / Sq Ft

Submarket 5

Saddlehorn

A smaller gated foothill community west of Caughlin Ranch -- larger lots, sweeping Truckee Meadows views, and a quieter pace than the larger master plans.

Browse Saddlehorn homes →
$950KMedian Price
38Days on Market
12Active Listings
~$370Price / Sq Ft

Submarket 6

Verdi (adjacent to Mogul)

The small historic community of Verdi sits just west of Mogul along the Truckee River and the California border. Quieter and more rural than Mogul proper, with a mix of historic river-community homes and newer ranch-style properties. A true Sierra gateway with easy I-80 access east to Reno (15 minutes) and west to Tahoe (45 minutes).

Browse Verdi (adjacent to Mogul) homes →
$480K+Entry price
0.5-3 acTypical lot size
No HOAMost parcels
15 minTo downtown Reno

Where Is Mogul on the Map?

Mogul sits in West Reno (ZIP 89523) along the Truckee River, roughly six miles west of downtown and just east of Verdi at the base of Peavine Peak. Somersett is approximately 5 minutes east, Caughlin Ranch 15 minutes east, and downtown Reno is roughly 10 minutes via I-80. Reno-Tahoe International Airport sits about 20 minutes east via I-80 and I-580.

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west Reno area fits?

BY ZIP CODE

What Does the Market Look Like in ZIP 89523?

ZIP 89523 covers the Mogul corridor, Somersett, and the broader Northwest Reno area. The table below puts the ZIP in context against neighboring Reno ZIP codes -- median price, price per square foot, days on market, active inventory, and year-over-year price growth -- using Northern Nevada Regional MLS data.

Reno ZIP code market comparison with 89523 (Mogul / Somersett) highlighted · June 2026
ZIPPrimary AreaMedian Price$ / Sq FtDays on MarketActiveYoY
89523Mogul · Somersett · Northwest Reno$580K~$30038235+1.7%
89519Old Southwest · Caughlin Ranch$725K~$34036142+3.1%
89511South Reno · Galena · ArrowCreek$745K~$35540268+2.8%
89521Damonte Ranch · South Meadows$565K~$29028256+2.2%
89509Midtown · Central · Lakeridge$520K~$31034174+1.5%
89506North Valleys · Sky Vista$440K~$25530188+0.8%

Source: NREG’s MLS analysis 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.

New Construction

Who Are the Builders in Mogul?

Mogul is a largely established neighborhood with limited new-construction activity compared to master-planned Northwest Reno communities. Occasional infill lots and custom estate builds on larger parcels do occur. Local custom builders in the west Reno and Verdi corridor handle most new-build work -- call Nevada Real Estate Group at (775) 277-2120 to identify available lots and active builders.

Custom Estate

Local Custom Builders

Lot + custom design on request

CommunitiesMogul riverfront and foothill lots
Price Range$700K - $1.2M+

Infill / Teardown

Regional Infill Builders

Occasional infill new construction

CommunitiesEstablished Mogul parcels
Price Range$550K - $850K

Family & Move-Up (nearby)

Ryder Homes

Northern Nevada regional builder

CommunitiesWest Reno and Somersett phases
Price Range$550K - $850K

Luxury & Semi-Custom

Toll Brothers (nearby)

Available in adjacent Somersett

CommunitiesSomersett upper phases
Price Range$750K - $1.2M+

Mid-Luxury

Tri Pointe Homes (nearby)

Available in adjacent Somersett

CommunitiesSomersett, Northwest Reno phases
Price Range$600K - $1.0M

Outdoor Recreation

What Outdoor Amenities Does Mogul Offer?

Mogul is purpose-positioned for outdoor living: Truckee River fishing and trails on-site, Peavine Peak rising immediately north, and Lake Tahoe and Mt. Rose Ski Tahoe roughly 45-50 minutes away. The City of Reno maintains the river trail network and Rancho San Rafael Park, with Galena Creek Recreation Area accessible within 30 minutes.

ON-SITE

Tom Cooke Trail

~5 milesWalking · Running · FishingFree

A multi-use trail running along the Truckee River through the Mogul corridor -- popular with fly fishers, trail runners, and dog walkers looking to escape the city grid.

ON-SITE

Tahoe-Pyramid Trail

Multi-day routeHiking · BackpackingFree

A long-distance trail following the Truckee River from Lake Tahoe to Pyramid Lake, passing through the Mogul corridor -- a bucket-list experience from the backyard.

< 5 MIN

Peavine Peak (off-trail)

7,862 ft summitHiking · Jeep RoadsFree

The prominent peak rising north of Mogul, accessible via unmaintained jeep roads and off-trail routes from the neighborhood -- panoramic Truckee Meadows views at the top.

45 MIN

Mt. Rose Ski Tahoe

1,200 acresSkiing · SnowboardingTicketed

The closest major ski resort to Reno, with the highest base elevation at Lake Tahoe and dependable deep Sierra snow from November through April.

50 MIN

Lake Tahoe (north shore)

191 sq miBoating · Beaches · SkiingFree shoreline

North America's largest alpine lake -- public beaches at Sand Harbor and Kings Beach, marinas, and a dozen surrounding ski resorts within one drive.

30 MIN

Galena Creek Recreation Area

230+ acresHiking · PicnicsFree

Forested Sierra trails and a visitor center on the Mt. Rose Highway -- the closest wilderness trailhead to west and northwest Reno.

20 MIN

Rancho San Rafael Park

595 acresTrails · Events · ArboretumFree

Reno's flagship regional park, home to the Great Reno Balloon Race and the Wilbur D. May Arboretum.

12 MIN

Truckee River Whitewater Park

In-city stretchKayaking · Stand-up paddleboardFree

Reno's downtown river park with wave features for kayakers and paddleboarders -- a short drive east for Mogul residents.

The Mogul Lifestyle

What Does a Weekend in Mogul Look Like?

Three outdoor experiences within 50 minutes of the driveway: morning fly fishing on the Truckee River per the City of Reno, an afternoon hike up the Tom Cooke Trail with Peavine Peak views, and evening dinner at a Midtown Reno restaurant -- one Saturday, river corridor to city.

300+Days of Sun
50 minTo Lake Tahoe
5+ milesRiver Trails On-Site
4,500+ ftElevation

THIS WEEKEND'S OPEN HOUSES

Can You Tour Mogul Homes This Weekend?

Mogul sellers typically schedule weekend open houses Friday through Sunday -- inventory is limited, so homes go quickly once listed. Set up instant alerts to get notified when a home in your price range schedules an open house, or browse every active west Reno listing now to stay ahead of the market.

Set up open-house alerts ->Browse all Mogul homes
Planning a move

What Should I Verify Before Moving to Mogul?

Budget around the specific home, not a community average. Before you compare the cost of a move to Mogul, get these in writing:

  • The parcel's annual assessment, prior-year tax bill and abatement eligibility. A sale alone does not reset Nevada’s tax cap. Nevada tax-abatement rules
  • 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).
  • Qualifying new residents generally must obtain a Nevada driver’s license and vehicle registration within 30 days. Check the Nevada DMV’s requirements and exceptions for your circumstances.

The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.

Open the relocation guide

ECONOMY & JOBS

What Drives the Economy Near Mogul?

Mogul residents tap into the Reno-Sparks MSA job base -- advanced manufacturing, healthcare, data centers, and higher education. According to the U.S. Bureau of Labor Statistics, MSA unemployment was 4.0% in July 2026 (BLS, preliminary), with jobs driven by Tesla, Switch, and Panasonic at the Tahoe-Reno Industrial Center (40-45 min via I-80 east) and Renown Health and UNR downtown (10-12 min).

$99,061Median household income, ZIP 89523U.S. Census Bureau ACS 2020–2024
TRI CenterTesla · Switch · Panasonic · Google40-45 min via I-80 east
10 minTo downtown Reno employersVia I-80
20 minTo Reno-Tahoe International AirportVia I-80 and I-580

Top Reno-Area Employers (Commutable from Mogul)

  • Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center (~40-45 min)
  • Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~10 min)
  • University of Nevada, RenoR1 research university, north campus (~15 min)
  • SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~40 min)
  • Panasonic EnergyBattery manufacturing partner, TRI Center (~40 min)
  • Washoe County School DistrictSchools across Reno and Sparks, including Verdi Elementary near Mogul

Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau. Last updated June 2026.

COMMUNITY COMPARISON

How Does Mogul Compare to Somersett, Caughlin Ranch & Northwest Reno?

Choosing between West Reno options? This table compares Mogul (median $580K, no HOA, semi-rural), Somersett ($620K, golf master plan), Caughlin Ranch ($845K, established trails and 9/10 elementary), and Northwest Reno ($530K, no HOA). Metrics are from NREG’s MLS analysis, the U.S. Census, and BLS Reno-Sparks MSA.

Mogul vs. Somersett vs. Caughlin Ranch vs. Northwest Reno · June 2026
MetricMogulSomersettCaughlin RanchNorthwest Reno
Median List Price$580K$620K$845K$530K
Price / Sq Ft~$295~$315~$330~$295
Days on Market44323234
HOA / Month$0 (most)$130-$220$100-$200$0
Guard-GatedNoSub-enclaves onlyNoNo
Truckee River AccessYes (on-site)NoNoNo
Typical Lot Size0.5-3 acresStandard-LargeStandard-LargeStandard
Best ForSemi-rural · Lots · RiverGolf · All tiers · Move-upTrails · Top elementaryValue · No HOA · Close-in

Sources: NREG’s analysis of NNRMLS data, U.S. Census ACS. Last updated June 2026.

Cost of Ownership

What Will Mogul 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 Mogul Payment

Home Price
$580,000
$580,000
$580,000
Down Payment
10% / $58,000
10% / $58,000
10% / $58,000
Interest Rate
7.0%
7.0%
7.0%
Term Years
30
30
30
Annual Property Tax Assumption
$3,500
$3,500
$3,500
Annual Insurance Assumption
$1,800
$1,800
$1,800
Monthly HOA Assumption
$200
$200
$200
Annual PMI Rate Assumption
0.50%
0.50%
0.50%
$4,332
Illustrative Monthly Payment
  • Principal & Interest$3,473
  • Property Tax$292
  • Insurance$150
  • HOA$200
  • PMI$218
Talk to a Lender

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.

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Mogul?

From Mogul's I-80 access, downtown Reno is about 10 minutes east and the airport is roughly 20 minutes via I-80 and I-580. Most residents drive -- mean commutes in ZIP 89523 run near 22 minutes per U.S. Census ACS data -- well below the Bay Area averages most relocators leave behind, and closer than many Northwest Reno master plans.

Drive Times from Mogul

  • 10 minDowntown RenoVia I-80 east
  • 20 minReno-Tahoe Intl AirportVia I-80 east and I-580 south
  • 12 minNorthwest Reno ShoppingVia I-80 east to McCarran
  • 45 minMt. Rose Ski TahoeVia NV-431 (Mt. Rose Hwy)
  • 50 minLake Tahoe (north shore)Via I-80 west and NV-89
  • 40 minTahoe-Reno Industrial CenterVia I-80 east to USA Pkwy
  • 25 minSparksVia I-80 east
  • 40 minCarson CityVia US-395/I-580 south

Transportation Options

  • Driving

    The default. I-80 east from Mogul reaches downtown Reno in 10 minutes; west on I-80 leads to Verdi and ultimately Lake Tahoe (50 minutes). US-395/I-580 south links to the airport and Carson City.

  • RTC RIDE Transit

    Bus routes along the I-80 corridor connect west Reno to downtown Reno; coverage thins within the Mogul residential area itself, so most residents drive to the nearest transit stop.

  • Cycling & Trail Running

    The Tom Cooke Trail and Tahoe-Pyramid Trail run through the Mogul corridor along the Truckee River -- usable for commuting to adjacent neighborhoods, recreation, and connecting to the downtown Reno river path.

  • Air Travel

    Reno-Tahoe International Airport is about 20 minutes east via I-80 and I-580 -- direct flights to Seattle, Los Angeles, Denver, Phoenix, and San Francisco.

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 Mogul?

Most Mogul purchases close in 30-45 days. Cash offers can close in 7-14 days. Financed purchases on standard parcels run 30-45 days from accepted offer. Riverfront properties requiring FEMA flood-zone determination and flood insurance commitment may add 5-7 days. Jumbo financing above $833K adds underwriting time -- budget 40-50 days for estate properties.

Quick Answer

What credit score do you need to buy a home in Mogul?

Conventional loans generally want 620+; FHA allows 580+ with 3.5% down for eligible buyers. Jumbo financing -- required above $833K for riverfront and estate Mogul properties -- typically requires 700+ with 20% down and 12+ months in reserves. The spread between a 680 and a 760 score can exceed $350/month on an $800K purchase, so improving credit before applying pays off.

Mogul FAQ — 16 Answers

What Do Mogul Buyers Most Frequently Ask?

Most Asked

What is the median home price in Mogul?

The median asking price for a Mogul-area home runs about $682,500 per Northern Nevada Regional MLS data for ZIP 89523, though prices vary significantly with lot size and river frontage. Entry homes on standard lots start near $480K; established ranch-style properties on half-acre-plus parcels cluster around $550K-$700K; and custom or riverfront estates can exceed $1M.

What makes Mogul different from other Reno neighborhoods?

Mogul sits along the Truckee River corridor about six miles west of downtown Reno -- the first stretch of the Truckee Meadows east of the California border. Larger lots (commonly 0.5-3 acres), a semi-rural feel, and direct river access distinguish it from the tighter subdivisions and master-plan communities that dominate Northwest Reno. Buyers who want space, trail access, and a quieter edge-of-city setting without a long commute find Mogul's trade-off compelling.

Does Mogul have an HOA?

Most Mogul properties have no HOA -- a meaningful advantage for buyers who want to park an RV, build a shop, or keep horses without CC&R restrictions. Some newer pocket subdivisions near Verdi carry a nominal HOA; confirm HOA status by parcel address before writing an offer. The lack of a mandatory HOA also reduces monthly carrying costs compared to master-planned communities in the same ZIP.

What schools serve Mogul?

Mogul is served by the Washoe County School District. Verdi Elementary is the primary assigned elementary for the west Reno-Verdi corridor. Students typically feed into Billinghurst Middle School and McQueen High School. Confirm exact assignments by street address, as zone boundaries can shift along the I-80 corridor. Private options including Sage Ridge School are accessible within 15-20 minutes.

How long does it take to get from Mogul to downtown Reno?

Mogul is about 10 minutes from downtown Reno via I-80 east in typical traffic -- closer than Somersett's 15-minute drive. The Reno-Tahoe International Airport is roughly 20 minutes south via I-80 and US-395/I-580. Lake Tahoe's north shore at Incline Village is about 50 minutes via I-80 west and NV-89, making Mogul a strong base for buyers who use Tahoe regularly.

What is the average days on market in Mogul?

Mogul-area homes typically sell in about 55 days from list to accepted offer per NNRMLS data for ZIP 89523. The broader west Reno corridor shows a similar tempo to Northwest Reno: well-priced homes on desirable lots go pending in three to five weeks; larger riverfront and estate properties may take six to twelve weeks as the buyer pool for semi-rural parcels is narrower than for standard subdivisions.

What outdoor amenities does Mogul offer residents?

Mogul sits along the Truckee River with direct access to fishing, the Tom Cooke Trail, and the Tahoe-Pyramid Trail that follows the river corridor west toward Lake Tahoe. Peavine Peak rises immediately north, offering unmaintained jeep roads and off-trail hiking. The broader Verdi-to-Reno river corridor is popular with fly fishers, kayakers, and trail runners who want to leave the subdivision grid behind.

Are there new construction homes available in Mogul?

New construction is limited compared to master-planned Northwest Reno communities. The area is largely built out, with occasional infill lots and estate custom builds. Custom home construction on larger parcels near the river and Peavine Peak foothills does occur; call Nevada Real Estate Group at (775) 277-2120 to identify available lots and local custom builders active in the west Reno corridor.

What are property taxes like in Mogul?

Property taxes in Mogul follow Washoe County's effective rate of roughly 0.5-0.7% of market value. Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%) -- a meaningful protection in an appreciating market. On a $683K home, the annual tax bill typically runs $3,410-$4,780. Paired with Nevada's zero state income tax, total carrying costs run well below comparable California riverfront properties.

How does Mogul compare to Somersett or Caughlin Ranch?

Mogul is older, less master-planned, and generally more affordable than both. Somersett (median $683K, ZIP 89523) offers a championship golf course, clubhouse, and private trails within a structured HOA community. Caughlin Ranch ($845K) is an established 1980s-90s master plan with 25+ miles of private trails and Caughlin Ranch Elementary (9/10) inside its borders. Mogul trades the amenities for larger lots, no mandatory HOA, and Truckee River access -- the right trade for some buyers, wrong for others.

What types of homes are available in Mogul?

Mogul's housing stock is eclectic compared to master-planned communities: historic riverside cottages from the early and mid-20th century, 1960s-1980s ranch-style homes on larger lots, custom builds from the 1990s-2000s, and occasional newer infill construction. Lot sizes commonly run 0.5-3 acres. The price range spans $480K for modest established homes to $1M+ for riverfront and estate properties with Peavine Peak views.

What should I know before buying in Mogul?

Verify flood-zone status for any riverfront or low-lying Mogul parcel -- portions of the Truckee River corridor carry FEMA Special Flood Hazard Area designations that require separate flood insurance. Confirm water and sewer service (some older parcels use well and septic). Check HOA status by address -- most properties have none, but verify. Get pre-approved before touring; sellers in the $480K-$800K range increasingly expect a letter at showing per NNRMLS trend data.

Does Nevada have an advantage over California for buyers relocating to Mogul?

Yes -- significantly. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. On a household earning $300,000, that single difference saves roughly $22,000 per year. Mogul adds a further California-style trade: riverfront semi-rural living near a city -- a lifestyle in Sonoma or the Sierra Nevada foothills that would cost $1.5M-$2M+, available in the $550K-$800K range west of Reno.

What is the minimum down payment to buy in Mogul?

Most Mogul buyers put down 10%-20%. Conventional loans allow 3% for qualified first-time buyers; FHA allows 3.5% with 580+ credit. At a $683K median, 10% down is $68,300 and 20% is $136,500. Riverfront and estate properties above $833K require jumbo financing -- lenders typically want 20% down and a 700+ credit score for parcels in that range.

Is Mogul better for buyers than Somersett?

It depends on priorities. Somersett offers a master-planned golf community with a resort clubhouse and structured HOA from the $500Ks. Mogul offers larger lots, no mandatory HOA, and Truckee River access at a comparable or lower price point -- but without the amenity layer. Buyers who want space and semi-rural character over golf and clubhouse programming find Mogul the stronger value. Tour both; they are about 5 minutes apart.

How long does it take to close on a Mogul home?

Most Mogul purchases close in 30-45 days. Cash offers can close in 7-14 days. Financed purchases on standard lots run 30-45 days from accepted offer. Riverfront properties may require FEMA flood-zone determination and flood insurance commitment before closing -- budget an extra 5-7 days for that documentation if the parcel touches the Truckee River floodplain.

Updated November 2026

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PEOPLE ALSO ASK

What Else Do People Ask About Mogul?

Beyond the FAQ above, these are the queries Mogul buyers actually type into Google and AI assistants -- answered with specifics you can verify: prices from the NREG’s MLS analysis, school ratings from GreatSchools, flood-zone data from FEMA, and tax data from the Washoe County Assessor.

Is Mogul a nice area?

Yes -- for buyers who want semi-rural space and outdoor access close to a city. Mogul's Truckee River corridor, larger lots, and proximity to downtown Reno create a lifestyle well above the average Reno subdivision at a price point below master-planned communities like Somersett and Caughlin Ranch. It's not the right fit for buyers who want a resort clubhouse or a 9/10 school inside the neighborhood, but those buyers have nearby options.

Does Mogul flood?

Some low-lying parcels near the Truckee River may carry FEMA Special Flood Hazard Area (SFHA) designations, requiring separate flood insurance ($800-$2,000/year depending on risk classification). Higher-elevation estate parcels typically fall outside the 100-year floodplain. Always request a FEMA flood-zone determination during the inspection period before removing flood-insurance contingencies.

What is the Truckee River like near Mogul?

The Truckee River flows through the Mogul corridor on its way from Lake Tahoe east toward Pyramid Lake. Near Mogul, the river is known for blue-ribbon fly fishing -- it's one of the top trout fisheries in the Great Basin. The Tom Cooke Trail and Tahoe-Pyramid Trail follow the river, giving residents trail access to both downtown Reno and, over many miles, the Tahoe basin.

Are there horses allowed in Mogul?

Many Mogul parcels allow horses or other livestock -- one of the key distinctions from the CC&R-restricted master-plan communities to the east. Lot size and local zoning (Washoe County) determine exact permitted uses; parcels near Verdi on 1+ acres have the most flexibility. Confirm by parcel address with the Washoe County Planning Department before purchasing if equestrian use is a priority.

How much does it cost to live in Mogul per month?

A $683K purchase with 10% down at 7% runs roughly $4,159/month all-in -- principal, interest, 0.6% property tax, insurance, and PMI. Most Mogul parcels have no HOA, saving $130-$220/month compared to Somersett. Riverfront properties may add flood insurance ($800-$2,000/year). Nevada's zero state income tax offsets much of the ownership premium for California relocators.

What ZIP code is Mogul in?

Mogul is in ZIP code 89523, which covers the west Reno corridor including Mogul, Somersett, and the broader Northwest Reno area. The median list price in 89523 is about $682,500 per Northern Nevada Regional MLS data as of June 2026.

Is Mogul good for remote workers?

Yes -- Mogul combines a quiet semi-rural setting with fast I-80 access to the Reno-Tahoe Airport (20 minutes) for occasional travel. Most parcels have no HOA restrictions on home office outbuildings or sheds. High-speed internet is available via standard providers in most areas of the corridor. The Truckee River and Peavine Peak offer outdoor recharge a short walk or drive from any home.

How close is Mogul to Lake Tahoe?

About 50 minutes by car via I-80 west to NV-89 north. The north shore's Incline Village and Crystal Bay are the closest Tahoe access points from Mogul. Mt. Rose Ski Tahoe is slightly closer at about 45 minutes via NV-431. Mogul's west-side location makes Tahoe slightly faster to reach than from south or east Reno communities.

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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NEARBY COMMUNITIES

Which Communities Are Near Mogul?

Compare Mogul with neighboring Reno communities and Northern Nevada options. Each card pairs the commute time from Mogul with the community's price positioning, so you can judge whether moving to an adjacent area actually buys you more home for the money.

5 MIN E

Somersett

$620K

5 min from Mogul

View Somersett →

15 MIN E

Caughlin Ranch

$845K

15 min from Mogul

View Caughlin Ranch →

12 MIN E

Northwest Reno

$530K

12 min from Mogul

View Northwest Reno →

15 MIN E

Old Southwest Reno

$575K

15 min from Mogul

View Old Southwest Reno →

25 MIN SE

Montreux

$2.4M

25 min from Mogul

View Montreux →

10 MIN E

Reno (city page)

$575K

10 min to downtown

View Reno (city page) →

More Reno communities

Shopping the whole city? Browse all Reno homes for sale — live MLS listings updated daily.

A-Z INDEX

Which Reno Neighborhoods Can You Explore A-Z?

21 neighborhoods and communities within and around Reno -- from ArrowCreek and Caughlin Ranch in the west foothills to Damonte Ranch and South Meadows in the south corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges starting as low as $440K, and HOA details for that specific community.

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KEEP LEARNING

What Else Should You Read About Mogul and Reno?

These guides extend the research most Mogul buyers do next -- comparing neighboring West and Northwest Reno communities, understanding Reno's tax advantage, and exploring the full Reno market -- each written from the same NNRMLS data and primary sources used throughout this page.

GUIDE

Somersett Community Guide

Northwest Reno's master-planned golf community -- championship course, resort clubhouse, and $500K-$1.2M+ homes just east of Mogul.

Read →

GUIDE

Caughlin Ranch Community Guide

West Reno's established master plan -- private trails, Caughlin Ranch Elementary (9/10), and a quieter foothill lifestyle.

Read →

MARKET REPORT

Reno Market Hub

Truckee Meadows market data, neighborhood comparisons, and every Reno community page in one place.

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 Mogul 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 NREG’s analysis of NNRMLS data -- supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.

  1. NREG analysis of NNRMLS data — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89523. NREG market report
  2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and corridor-level data for the Mogul area. nnrmls.com
  3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89523. data.census.gov
  4. U.S. Census Bureau — Population estimates and change since 2020 for Reno, Sparks and Washoe County (QuickFacts). census.gov
  5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
  6. Washoe County Assessor — Property tax rates, assessed values, HOA status, and parcel data for the Mogul corridor. washoecounty.gov/assessor
  7. Washoe County School District — School assignments, enrollment, and district performance data for west Reno (ZIP 89523). washoeschools.net
  8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Mogul. greatschools.org
  9. Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
  10. FBI Uniform Crime Reporting (UCR) — Violent and property crime rates for the Reno metro, used in the safety section. fbi.gov/ucr
  11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
  12. Nevada Revised Statutes — Property tax cap (NRS 361.4723) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
  13. California Franchise Tax Board — California state income tax rates (up to 13.3%) cited in the NV-vs-CA tax comparison. ftb.ca.gov

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: November 2026 · Next update: November 15

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By submitting this form, you agree that Nevada Real Estate Group, Chris Nevada, and LPT Realty (the brokerage of record), and their agents, may contact you at the phone number and email you provide about your real estate inquiry — including by automated or auto-dialed telephone calls, prerecorded or artificial-voice messages, and text messages (SMS/MMS) — even if your number is on a state or federal Do-Not-Call list, and that your phone number is your account sign-in. Message and data rates may apply; reply STOP to opt out of texts. Consent is not a condition of any purchase or service, and you may ask us to stop contacting you at any time. See our Terms of Use and Privacy Policy.

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