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
Riverside Residential Area · West Reno
Mogul Homes For Sale
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.
MEDIAN LIST PRICE
$690K
LVR / GLVAR via Repliers, as of September 18, 2026
DAYS ON MARKET
40
LVR / GLVAR via Repliers, as of September 18, 2026
HOA
$0 (most)
Most Mogul parcels have no HOA
TO LAKE TAHOE
50 min
Via I-80 west & NV-89
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 23, 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 Reno/Sparks Association of REALTORS -- ZIP 89523 median near $690,000 and 44 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: $690,000 (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: RSAR, U.S. Census, NNRMLS
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 Reno/Sparks Association of REALTORS 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.
PRICE DISTRIBUTION
How Many Mogul Homes Sell in Each Price Range?
The ZIP 89523 median list price sits at $690K per Reno/Sparks Association of REALTORS 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.
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 Reno/Sparks Association of REALTORS 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
Ranch-Style · 0.5-1 ac · Semi-RuralMogul Established
Custom · 1-3 ac · Peavine ViewsMogul Estate Parcels
Riverside · Historic · QuietVerdi (adjacent)
Established · No HOA · Close-inNorthwest Reno (I-80 corridor)
Golf · Master-Planned · All tiersSomersett (nearby)
By Property Type
By Price Range
Updated daily · 158 active listings · 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 Reno/Sparks Association of REALTORS, 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+ Henderson buyers used NREG alerts last year
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School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check Washoe school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
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$690,000
Median List Price (ZIP 89523)
~$295
Price / Sq Ft
40
Days on Market
None
HOA (most parcels)
- 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)
Quick Answer
Is Mogul a good place to live in Reno?
Yes -- for the right buyer. Mogul delivers semi-rural space, Truckee River trail access, and a 10-minute commute to downtown Reno at a price point below the structured master-plan communities to the east. Buyers who want a resort-style clubhouse, championship golf, or a 9/10 school zone inside the neighborhood will be better served by Somersett or Caughlin Ranch. Buyers who value outdoor freedom, larger lots, and no mandatory HOA will find Mogul difficult to beat at current West Reno prices.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Mogul?
According to the U.S. Census Bureau, ZIP 89523 holds a predominantly owner-occupied population with a median household income near $88,000 -- above the Reno city average -- and California in-migration over the past decade. Mogul specifically draws long-term local residents alongside newer arrivals seeking larger lots and river access.
Home values in ZIP 89523 have risen as Bay Area and Sacramento households relocated, drawn by the Nevada tax advantage and semi-rural lifestyle at a fraction of coastal pricing. Mogul's eclectic housing stock -- from historic river cottages to estate custom builds -- attracts a diverse buyer mix across ages and professions.
~32,000
vs Washoe Co ~510,000
~$88,000
vs Washoe Co $76,000
~40
vs Washoe Co 39
~$580K
vs Washoe Co $530K
~70%
vs Washoe Co 58%
~40%
vs Washoe Co 33%
~28%
vs Washoe Co 28%
2.6
vs Washoe Co 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · 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. The broader ZIP is projected to continue growing through 2030, driven by I-80 accessibility, Tahoe-Reno Industrial Center employment, and ongoing California in-migration.
~32,000ZIP 89523 residents (2024)
~5 milesTruckee River corridor length through area
~36,000ZIP 89523 projected 2030
ZIP 89523 population trajectory, 2010-2030 (projected)
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.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are ZIP-level approximations; projection reflects State Demographer planning. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
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: Las Vegas REALTORS
Days on Market
38 -> 44 days YoY (seasonal softening winter)
vs September 2025
Source: Las Vegas REALTORS
Active Listings
Limited inventory -- ~20-30 active at any time in Mogul corridor
vs September 2025
Source: Las Vegas REALTORS
The long view: Reno's median sold price rose 116% between 2015 ($273,230) and 2026 ($591,265), across 53,785 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
40
MEDIAN DAYS ON MARKET
$690K
MEDIAN LIST PRICE
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.
48Moderately Competitive
- 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
Is Mogul Right for You?
Who Should Buy 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?
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
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
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
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
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 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 SearchPros
- 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
- McQueen High (7/10) serves the corridor -- families prioritizing a 9/10 zone may prefer south Reno communities
- 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 Reno/Sparks Association of REALTORS and NNRMLS. Prices span $530K in Northwest Reno core to $845K in Caughlin Ranch.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mogul | $580,000 | ~$295 | 44 | ~29 | Larger lots · No HOA · River access |
| Somersett | $620,000 | ~$315 | 32 | 210 | Golf · Master-Planned · All tiers |
| Caughlin Ranch | $845,000 | ~$330 | 32 | 30 | Established · Trails · Top elementary |
| Northwest Reno (non-HOA) | $530,000 | ~$295 | 34 | 33 | Established · No HOA |
| Saddlehorn | $950,000 | ~$370 | 38 | 12 | Gated · Foothill · Luxury |
Source: Reno/Sparks Association of REALTORS 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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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.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89523 | Mogul · Somersett · Northwest Reno | $580K | ~$300 | 38 | 235 | +1.7% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89511 | South Reno · Galena · ArrowCreek | $745K | ~$355 | 40 | 268 | +2.8% |
| 89521 | Damonte Ranch · South Meadows | $565K | ~$290 | 28 | 256 | +2.2% |
| 89509 | Midtown · Central · Lakeridge | $520K | ~$310 | 34 | 174 | +1.5% |
| 89506 | North Valleys · Sky Vista | $440K | ~$255 | 30 | 188 | +0.8% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
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
Infill / Teardown
Regional Infill Builders
Occasional infill new construction
Family & Move-Up (nearby)
Ryder Homes
Northern Nevada regional builder
Luxury & Semi-Custom
Toll Brothers (nearby)
Available in adjacent Somersett
Mid-Luxury
Tri Pointe Homes (nearby)
Available in adjacent Somersett
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.
Planning a move
What Should I Verify Before Moving to Mogul?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to Mogul in 8 Steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
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 runs near historic lows, 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).
~$88,000Median household income, ZIP 89523U.S. Census ACS estimate
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, Nevada State Demographer. 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 RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Mogul | Somersett | Caughlin Ranch | Northwest Reno |
|---|---|---|---|---|
| Median List Price | $580K | $620K | $845K | $530K |
| Price / Sq Ft | ~$295 | ~$315 | ~$330 | ~$295 |
| Days on Market | 44 | 32 | 32 | 34 |
| HOA / Month | $0 (most) | $130-$220 | $100-$200 | $0 |
| Guard-Gated | No | Sub-enclaves only | No | No |
| Truckee River Access | Yes (on-site) | No | No | No |
| Typical Lot Size | 0.5-3 acres | Standard-Large | Standard-Large | Standard |
| Best For | Semi-rural · Lots · River | Golf · All tiers · Move-up | Trails · Top elementary | Value · No HOA · Close-in |
Sources: Reno/Sparks Association of REALTORS, 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
$4,340
Illustrative Monthly Payment
- Principal & Interest$3,473
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$218
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 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
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a 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 $766K 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 $766K 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 — 18 Answers
What Do Mogul Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Mogul?
The median asking price for a Mogul-area home runs about $690,000 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 40 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 assessed value. Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471 -- a meaningful protection in an appreciating market. On a $690K home, the annual tax bill typically runs $2,900-$4,060. Paired with Nevada's zero state income tax, total carrying costs run well below comparable California riverfront properties.
Is Mogul a good community for families?
Mogul suits families who prioritize outdoor space and a quieter setting over amenity-rich master-plan living. The Truckee River, Peavine Peak trails, and large lots give children room that most Reno subdivisions can't match. Washoe County School District serves the area. Families who want a top-rated elementary inside the neighborhood or a resort-style clubhouse may prefer Somersett or Caughlin Ranch -- but Mogul delivers space and semi-rural character at a lower price point.
How does Mogul compare to Somersett or Caughlin Ranch?
Mogul is older, less master-planned, and generally more affordable than both. Somersett (median $690K, 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 are crime rates like in Mogul?
Mogul's semi-rural, lower-traffic corridor keeps crime rates modest relative to central Reno. According to City of Reno Police and FBI Uniform Crime Reporting data, west Reno community areas beyond the I-80 interchange generally see below-average property crime. The area's lower density and established long-term residents contribute to community stability. Standard precautions -- secured outbuildings, motion lighting -- cover most risk for estate-sized properties.
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 $690K median, 10% down is $58,000 and 20% is $116,000. Riverfront and estate properties above $766K 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 September 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 Reno/Sparks Association of REALTORS, 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 $690K 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 $690,000 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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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.
More Reno communities
- Verdi
- Somersett
- The Vue at Somersett
- Sunset Bluffs
- Northwest Reno
- Caughlin Ranch
- Reno Foothills
- The Villas at Lakeridge
- The Village at Idlewild Park
- Lakeridge
- Old Northwest Reno
- Old Southwest Reno
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.
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 Reno/Sparks Association of REALTORS -- supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89523. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and corridor-level data for the Mogul area. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89523. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, HOA status, and parcel data for the Mogul corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for west Reno (ZIP 89523). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Mogul. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- FBI Uniform Crime Reporting (UCR) — Violent and property crime rates for the Reno metro, used in the safety section. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- 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 data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: October 15