Top Rated
8/10
8/10Mount Rose ES
Old Southwest Reno
K-6380 Students17:1
Riverfront Luxury Condos · Truckee River · Downtown Reno NV
The Palladio Condos For Sale
Nevada Real Estate Group — your Palladio specialists. Search luxury condos for sale in downtown Reno's premier riverfront high-rise: $420K-$750K+, floor-to-ceiling Truckee River views, an infinity pool and spa, secured parking, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89501)
$525K
RSAR / NNRMLS, ZIP 89501, June 2026
DAYS ON MARKET
40
RSAR / NNRMLS, June 2026
BUILDING TYPE
Riverfront Luxury Condos
community-data-north.json
TO TRUCKEE RIVER
At the doorstep
Riverwalk District
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Palladio at a Glance?
The Palladio is downtown Reno's luxury riverfront condominium tower in ZIP 89501, with units priced from $420K to $750K+ and a median list price near $525,000 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked Washoe County corridor.
- Building type: Steel-and-glass luxury condominium tower built in 2006-2007 on the Truckee River Riverwalk in downtown Reno — floor-to-ceiling river views, 9-foot ceilings, infinity pool, and secured parking.
- Median list price (ZIP 89501): $525,000 (June 2026) — ranging from roughly $420K for entry one-bedroom units to $750K+ for larger three-bedroom and upper-floor river-view residences.
- Best for: Downtown professionals, lock-and-leave second-home buyers, California tax relocators, high-income remote workers, and investors seeking riverfront luxury at a downtown Reno condo price point.
- HOA and amenities: HOA dues run $350-$650/month covering water, sewer, trash, gas, building exterior, the infinity pool and spa, and secured parking; verify the rental-cap policy and reserve fund before buying.
- Why people choose The Palladio: direct Truckee River frontage, an infinity pool, walk-everywhere Riverwalk District access, Nevada's zero state income tax, and a luxury condo tier the rest of downtown Reno cannot match.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find The Palladio Condos for Sale?
The Palladio carries a limited number of active listings in ZIP 89501 — luxury riverfront condos priced $420K to $750K+ per NNRMLS data. According to Reno/Sparks Association of REALTORS, downtown Reno luxury condo inventory is tight in a single-building tower; riverfront units change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Palladio Homes Are Listed in Each Price Range?
The ZIP 89501 median list price for The Palladio condos sits near $525K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $420K-$650K range, with a smaller upper tier above $650K for larger three-bedroom and upper-floor river-view units. Each card shows current listing counts for The Palladio and the surrounding downtown Reno ZIP 89501.
Browse The Palladio & Downtown Reno Listings
How Can You Find a Palladio Home by Floor, Lifestyle & Price?
The Palladio listings are filtered within ZIP 89501 — typically a handful of active condos in the building at any time, alongside the broader downtown Reno luxury condo market. Each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Downtown Reno Buildings and Districts Should You Explore?
Tap a building or district to see its dedicated page — current listings, price ranges, school district details, and what daily life looks like inside each downtown Reno neighborhood.
By Price Range
Updated daily · 10 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Palladio Listings First?
Custom alerts by price, beds, baths, and floor — no spam, unsubscribe anytime. With Palladio condos turning over at a measured 40-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check portals weekly — especially in the $420K-$525K entry band where competition is broadest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
How Are the Schools Near The Palladio?
The Palladio falls within the Washoe County School District. Downtown and central Reno campuses serve the area, with Reno High School among the assigned high schools. Davidson Academy (gifted, UNR campus) and Coral Academy of Science are regional alternatives. Cards below rank standouts by level using GreatSchools and Nevada Report Card data from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch, Reno
K-5640 Students18:1
8/10Hunsberger ES
Somersett, Reno
K-6720 Students19:1
8/10Jessie Beck ES
South Reno
K-5580 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near The Palladio Are the Best?
According to GreatSchools.org, top-rated schools near The Palladio include Davidson Academy (10/10, gifted, UNR campus), Galena High School (9/10), and Reno High School (8/10) — Reno High is among the area high schools serving downtown. All are in the Washoe County School District, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus, Reno | $420,000+ |
| 2 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 3 | Caughlin Ranch ES | Public | K-5 | 9/10 | Caughlin Ranch, Reno | $500,000+ |
| 4 | Reno HS | Public | 9-12 | 8/10 | Midtown Reno | $420,000+ |
| 5 | Mount Rose ES | Public | K-6 | 8/10 | Old Southwest Reno | $500,000+ |
SAFETY & CRIME
Is The Palladio Safe?
Direct Answer
The Palladio is a secured high-rise building in downtown Reno with controlled entry and a secured parking garage. According to Washoe County Sheriff and Reno Police data, downtown urban-core crime runs higher than suburban Reno, but the building's key-fob access, on-site management, and active downtown foot traffic add a layer of property security that ground-level homes cannot match.
- Building accessKey-fob entry + secured garage
- Management presenceHOA / building management
- Downtown foot trafficRiverwalk District daytime activity
- Crime trendDowntown revitalization ongoing
What Buyers Should Know
Downtown Reno, like most urban cores, reports higher property and incidental crime rates than the suburban master plans of South Reno or Somersett, per Reno Police Department and Washoe County Sheriff data. The Palladio mitigates this with secured building entry, a controlled parking garage, and on-site building management — a meaningful contrast to street-level single-family homes.
The Palladio's position in the Riverwalk District means heavy daytime and evening foot traffic from restaurants, galleries, Wingfield Park, and downtown events, creating a naturally watchful environment during active hours. The single-building HOA structure means common areas, the parking garage, and building access points are maintained and monitored by the association, adding property security beyond individual unit ownership.
Buyers comparing The Palladio to suburban Reno should weigh the trade-off honestly: downtown walkability and riverfront amenities come with an urban-core security profile. The building's secured access addresses the most common downtown concerns — vehicle and package security — effectively. For lock-and-leave second-home owners, the controlled-access building is a clear advantage over leaving a suburban home unattended.
Sources: Washoe County Sheriff (annual crime statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.
Living In
What's It Like Living in The Palladio, Downtown Reno NV?
The Answer
The Palladio delivers riverfront luxury condo living on the Truckee River: units from $420K to $750K+, floor-to-ceiling river views, an infinity pool, and Nevada's zero state income tax. Schools are served by the Washoe County School District — downtown and central Reno campuses including Reno High School.
What is The Palladio known for?
The Palladio is known as downtown Reno's premier riverfront luxury condominium tower — a steel-and-glass building on the Truckee River Riverwalk with floor-to-ceiling windows, 9-foot ceilings, an infinity pool and spa, and secured parking. It is the luxury tier of the downtown Reno condo market, offering walk-everywhere access to the Riverwalk District restaurants, galleries, Wingfield Park, and downtown events at a price range above value high-rises but below single-family in-town estates.
Who should live in The Palladio?
The Palladio fits downtown professionals who want walk-everywhere urban living, lock-and-leave second-home buyers who want a low-maintenance Nevada base near Tahoe, California tax relocators seeking a downtown address for zero state income tax savings, remote workers who want Riverwalk lifestyle with airport access, and investors who can verify the building's rental-cap policy and City of Reno permit availability. The $420K-$750K+ range spans entry one-bedroom buyers to upper-floor river-view purchasers.
What is daily life like in The Palladio?
Daily life at The Palladio centers on the Truckee River and the downtown Reno core: morning coffee along the Riverwalk, an afternoon swim in the infinity pool, evenings at Riverwalk District restaurants and galleries, and weekend festivals at Wingfield Park steps away. The National Automobile Museum, the Wine Walk, and downtown events are all within a few blocks, and the University of Nevada, Reno and the airport are minutes away by car.
Location
Where Is The Palladio
The Palladio sits directly on the Truckee River in the Riverwalk District of downtown Reno, Nevada (ZIP 89501). Approximately 5 minutes from Midtown Reno, 5 minutes from the University of Nevada, Reno, 10 minutes from Reno-Tahoe International Airport via I-580, and 50 minutes from Lake Tahoe (Incline Village) via NV-431.
Truckee Riverwalk / Wingfield Park
1
Min
Midtown Reno
5
Min
University of Nevada, Reno
5
Min
Reno-Tahoe Airport
10
Min
Lake Tahoe (Incline Village)
50
Min
The Palladio
At a Glance$525,000
Median List Price (ZIP 89501)
~$340+
Price / Sq Ft (condo tier)
40
Days on Market
$420K-$750K+
Price Range (The Palladio)
- Building Type
- Riverfront Luxury Condo Tower
- Price Range
- $420K-$750K+
- Year Built
- 2006-2007
- Guard-Gated
- No (secured building access)
- HOA / Month
- $350-$650 (varies by unit/floor)
- Amenities
- Infinity pool, spa, secured parking
- ZIP Code
- 89501
- School District
- Washoe County School District
- To Truckee River
- At the doorstep
- To Midtown Reno
- ~5 min
- To UNR
- ~5 min via Virginia St
- To Reno-Tahoe Airport
- ~10 min via I-580
LIVABILITY REPORT CARD
How Does The Palladio Score?
The Palladio scores among the top downtown Reno addresses for walkability, urban amenities, and Nevada tax advantage. The six grades below cover safety, schools, cost of living, amenities, outdoor access, and commute — each sourced from ZIP 89501 data via Washoe County Sheriff, Washoe County School District, GreatSchools, and Reno/Sparks Association of REALTORS.
Grade B+: Safety
Secured high-rise building access and active downtown foot traffic; urban-core crime is higher than suburbs but the building structure adds property security per Washoe County data.
Grade B+: Schools
Washoe County School District downtown and central campuses including Reno High; regional options Davidson Academy and Coral Academy nearby. Confirm assignments for any address.
Grade B+: Cost of Living
$420K-$750K for luxury riverfront condos — a premium tier, but Nevada's zero income tax and lower property-tax rate offer meaningful savings versus California urban condos.
Grade A+: Walkability
Riverwalk District restaurants, galleries, Wingfield Park, and downtown events at the door — the most walkable address in the region.
Grade A: Amenities
Infinity pool and spa, secured parking, Truckee River frontage, plus the full downtown Reno dining, arts, and event calendar within a few blocks.
Grade A-: Commute
10 minutes to Reno-Tahoe Airport via I-580, 5 minutes to UNR and Midtown — immediate I-80 and I-580 access makes downtown one of the easiest commute bases in the region.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is The Palladio a good place to own a downtown condo?
The Palladio is one of the strongest luxury-condo propositions in downtown Reno. Direct Truckee River frontage, an infinity pool, floor-to-ceiling river views, and walk-everywhere Riverwalk District access make it a scarce, hard-to-replicate asset. Nevada's zero state income tax adds an estimated $30,000-$80,000+ per year in savings for most high-income California relocators. The critical verification: confirm the building's HOA rental-cap policy and warrantability if rental income or financing is part of your plan.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in The Palladio?
According to the U.S. Census Bureau, downtown Reno draws a high-income, well-educated mix of professionals, remote workers, empty-nesters, and California relocators who prioritize walkable urban living. The Palladio attracts buyers who want riverfront luxury, low-maintenance condo ownership, and a downtown address near UNR and the airport.
Home values at The Palladio have held firm as high-income California buyers discovered that a downtown Reno riverfront condo at the $420K-$750K tier compares favorably on a tax-adjusted basis to comparable California urban condos. The building skews toward owner-occupant professionals and lock-and-leave second-home owners — a profile consistent with downtown Reno's ongoing revitalization.
89501
Downtown Reno, NV
$72,000+
vs Washoe County $72,000
$525K+
vs Washoe County $520K
~45%
vs Washoe County 57%
~45%
vs Washoe County 36%
Very High
Downtown core
At the doorstep
Truckee Riverwalk
1.8
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is The Palladio Market Growing?
The Palladio and the broader downtown Reno condo market have appreciated steadily over the past decade, driven by California high-income tax migration, downtown revitalization, and sustained demand for walkable riverfront living at Nevada prices. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for downtown Reno condo addresses.
+4%Estimated YoY median price growth (ZIP 89501, 2026)
1 minTo the Truckee Riverwalk
10 minTo Reno-Tahoe Airport via I-580
ZIP 89501 (downtown Reno) median condo list price trajectory, 2010-2026
The Palladio condos have appreciated with the broader downtown Reno market — driven by irreplaceable riverfront positioning, downtown revitalization, and sustained high-income California buyer demand for Nevada tax addresses. The luxury tier's $420K-$750K range remains accessible relative to comparable California urban condos, keeping buyer demand broad while single-building supply stays inherently constrained.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
LIVABILITY SCORES
How Does The Palladio Score for Livability?
The Palladio posts strong scores across the six livability dimensions that matter most to downtown professionals and lock-and-leave condo buyers — walkability, on-site amenities, and Nevada tax advantage lead the composite, while suburban-style schools and yard space score lower. The rings below break each category down, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 88A-
Overall Livability
- 80B+
Schools
- 82B+
Safety
- 85A-
Cost of Living
- 97A+
Walkability
- 93A
Amenities
MARKET TRENDS · LAST 12 MONTHS
How Is The Palladio Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89501 — the downtown Reno ZIP covering The Palladio and the Riverwalk District — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for The Palladio condo tier sits near $525,000, up approximately 4% year-over-year, with a median 40 days on market. Updated monthly.
Median List Price (ZIP 89501 Palladio tier)
+4% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
35 → 40 days YoY — luxury condo tier moves at measured pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (The Palladio / ZIP 89501)
~10 at any time — supply constrained by single-building inventory
vs May 2025
Source: Las Vegas REALTORS
40
MEDIAN DAYS ON MARKET
$525K
MEDIAN LIST PRICE
$420K-$750K
PALLADIO PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
Palladio specialist.
Market Competitiveness
How Competitive Is The Palladio Market Right Now?
The Palladio is a low-inventory, measured-pace luxury condo market. Typically a handful of active listings appear in the building at any time within ZIP 89501, and homes take a median 40 days on market per NNRMLS data. Well-priced units in the $420K-$525K entry range move faster as the buyer pool at that tier is broader.
52Measured-Pace Luxury
- 40 daysMedian days on market (The Palladio / ZIP 89501)
- $420K-$750KThe Palladio price range
- ~$340+Median price per sq ft (condo tier)
- Riverfront LuxuryBuilding character
Is The Palladio Right for You?
Who Should Buy a Condo at The Palladio?
The Palladio spans $420K entry one-bedrooms to $750K+ river-view three-bedrooms — the luxury tier of downtown Reno condos. Six buyer profiles below match lifestyles to specific Palladio options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Palladio Profile Fits Your Buyer Type?
Downtown Professionals
- Walk-everywhere Riverwalk District at the door
- Infinity pool and secured parking on-site
- Entry one-bedrooms from $420K
- Nevada zero income tax on earnings
California Tax Relocators
- $30K-$130K+ saved annually on state income tax
- Downtown Reno address vs California urban condos
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.471
Lock-and-Leave Second-Home Buyers
- No yard or exterior maintenance — HOA handles it
- Secured building for travel peace of mind
- Lake Tahoe 50 minutes for weekends
- Infinity pool and river views at home
Remote Workers
- Riverwalk lifestyle with downtown amenities
- 10 minutes to Reno-Tahoe Airport for travel
- Zero Nevada income tax on remote earnings
- Strong downtown internet for WFH
Empty-Nesters / Downsizers
- Single-level low-maintenance condo living
- Walk to dining, arts, and the river
- Zero Nevada state income tax on retirement income
- 3% property-tax cap keeps costs predictable
Investors
- Strong downtown Reno rental demand
- Verify HOA rental-cap policy before buying
- City of Reno STR permit required for nightly rentals
- Riverfront luxury commands premium rents
Best Fit For
- Downtown professionals — Walk-everywhere Riverwalk District access, an infinity pool on-site, and the luxury condo tier of downtown Reno — entry one-bedrooms from $420K with floor-to-ceiling river views.
- California tax relocators — Nevada zero state income tax saves $30,000-$130,000+ per year at high income levels — on top of a downtown riverfront address California urban condos cannot replicate at this price.
- Lock-and-leave second-home buyers — No yard, secured building access, and Lake Tahoe 50 minutes away — an ideal low-maintenance Nevada base with an infinity pool and river views.
- Remote workers — Riverwalk lifestyle, downtown amenities, and 10 minutes to the airport for quarterly travel — zero Nevada income tax on remote earnings and strong downtown connectivity.
- Empty-nesters and downsizers — Single-level condo living with HOA-covered maintenance, walkable dining and arts, and zero Nevada income tax on retirement distributions — without the upkeep of a single-family home.
- Investors — Strong downtown Reno rental demand and riverfront luxury appeal — conditional on verifying the HOA rental-cap policy and City of Reno STR permit availability before buying.
Ready to explore condos at The Palladio? Our team knows the building's HOA documents, reserve health, warrantability, and rental-cap rules — plus every comparable downtown Reno building.
Start Your Palladio SearchPros
- Direct Truckee River frontage — river-view units overlook the water and Wingfield Park
- Infinity pool, spa, and secured parking — a rare amenity package downtown
- Walk-everywhere Riverwalk District — restaurants, galleries, and events at the door
- Zero Nevada state income tax — five-figure to six-figure annual savings for high-income buyers
- Lock-and-leave low maintenance — HOA covers building, water, sewer, trash, and gas
- 10 minutes to the airport, 5 minutes to UNR, 50 minutes to Lake Tahoe
- 3% annual property-tax cap under NRS 361.471
Honest Considerations
- HOA dues of $350-$650/month add to monthly carrying costs — verify reserve health and rental-cap policy
- Downtown urban-core crime runs higher than suburban Reno; secured building access mitigates but does not eliminate it
- Single-building inventory — only a handful of units list at a time, making the search more competitive
- Condo warrantability matters for financing — confirm owner-occupancy ratio and reserves with your lender
- No private yard or garage workshop — downtown condo living is a lifestyle trade-off versus suburban homes
Building Comparison
How Does The Palladio Compare to Riverwalk Towers, The Montage & Other Downtown Reno Buildings?
A like-for-like comparison of the most-searched downtown Reno condo buildings — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $300K for entry units at value buildings to $800K+ for luxury riverfront residences.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Palladio | $525,000 | ~$340+ | 40 | 10 | Riverfront Luxury · Infinity Pool · River Views |
| Riverwalk Towers | $550,000 | ~$360+ | 38 | 8 | River Views · Concierge · Secured Parking |
| The Montage | $420,000 | ~$310+ | 42 | 12 | Mid-Range · Walkable · Condos |
| Arlington Towers | $330,000 | ~$280+ | 45 | 10 | Value Entry · Established High-Rise |
| Downtown Reno (all) | $420,000 | ~$310+ | 40 | 40 | Full Downtown Inventory |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Building Deep Dive
What's Inside Each Downtown Reno Building?
Submarket 1
The Palladio
Downtown Reno's luxury riverfront condominium tower on the Truckee River — floor-to-ceiling river views, an infinity pool and spa, secured parking, and walk-everywhere Riverwalk District access, with Nevada's zero state income tax.
Browse The Palladio homes →$525KMedian Price
40Days on Market
10Active Listings
~$340+Price / Sq Ft
Submarket 2
Riverwalk Towers
A downtown Reno high-rise on the Truckee River offering some of the best river views in the market, building concierge, and instant Wingfield Park access — the closest competitor to The Palladio.
Browse Riverwalk Towers homes →$550KMedian Price
38Days on Market
8Active Listings
~$360+Price / Sq Ft
Submarket 3
The Montage
A large downtown Reno condo high-rise strong for mid-range buyers — a converted historic property with a wide range of unit sizes and a more accessible price point than The Palladio.
Browse The Montage homes →$420KMedian Price
42Days on Market
12Active Listings
~$310+Price / Sq Ft
Submarket 4
Arlington Towers
An established downtown Reno high-rise that serves as the value entry point among the major buildings — older construction with HOA fees and parking that vary by floor and unit size.
Browse Arlington Towers homes →$330KMedian Price
45Days on Market
10Active Listings
~$280+Price / Sq Ft
Submarket 5
Downtown Reno (all)
The full downtown Reno condo and loft market across all buildings and the Riverwalk District — from $300K entry units to $800K+ luxury riverfront residences.
Browse Downtown Reno (all) homes →$420KMedian Price
40Days on Market
40Active Listings
~$310+Price / Sq Ft
Submarket 6
The Palladio — The Downtown Reno Luxury Tier
The luxury riverfront address in downtown Reno — direct Truckee River frontage on the Riverwalk, an infinity pool and spa, floor-to-ceiling river views, and secured parking, with units from $420K to $750K+. Upper-floor units capture panoramic river and downtown skyline views. The only downtown Reno building pairing a resort-style infinity pool with direct riverfront positioning and a luxury condo product.
Browse The Palladio — The Downtown Reno Luxury Tier homes →From $420KLuxury Entry
RiverfrontTruckee River
Infinity PoolOn-Site Amenity
10 minTo Reno Airport
Where Is The Palladio on the Map?
The Palladio sits on the Truckee River in the Riverwalk District of downtown Reno, Nevada (ZIP 89501), approximately 1 minute from Wingfield Park, 5 minutes from Midtown Reno, 5 minutes from the University of Nevada, Reno, 10 minutes from Reno-Tahoe International Airport via I-580, and 50 minutes from Lake Tahoe via NV-431.
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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building fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89501?
ZIP 89501 covers downtown Reno and the Riverwalk District, including The Palladio. The table below puts this ZIP in context against neighboring Reno and Lake Tahoe ZIPs — median price, price per square foot, days on market, active inventory, and year-over-year price growth — all sourced from Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89501 | Downtown Reno · Riverwalk · The Palladio | $525K | ~$340 | 40 | 40 | +4.0% |
| 89509 | Old Southwest Reno · Midtown | $620K | ~$340 | 34 | 120 | +3.0% |
| 89503 | Northwest Reno · West University | $520K | ~$315 | 33 | 150 | +2.6% |
| 89521 | South Reno · Damonte Ranch | $680K | ~$320 | 32 | 220 | +2.4% |
| 89451 | Incline Village · Lake Tahoe | $1.25M | ~$700 | 80 | 40 | +5.0% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define The Palladio Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, and Washoe County Assessor records — pin down this building's fundamentals. The Palladio median list price is $525K, days on market run 40, and HOA dues run $350-$650 per month.
$525K
Median list price for The Palladio condos in ZIP 89501 in June 2026.
Reno/Sparks Association of REALTORS
+4%
Year-over-year price growth in downtown Reno ZIP 89501, May 2025 to May 2026.
Northern Nevada Regional MLS
40
Median days from list to accepted offer at The Palladio / ZIP 89501.
RSAR / NNRMLS, June 2026
$420K-$750K
Full price range for The Palladio condo units.
Northern Nevada Regional MLS
2006-07
Year The Palladio steel-and-glass tower was built on the Truckee River.
Washoe County Assessor
At the door
Distance from The Palladio to the Truckee River Riverwalk — the building sits directly on the water.
Riverwalk District
0%
Nevada state income tax rate — saving high-income Palladio buyers $30,000-$130,000+ annually versus California.
Nevada Department of Taxation
10 min
Drive time from The Palladio to Reno-Tahoe International Airport via I-580.
City of Reno
WHY THE PALLADIO
Why Does The Palladio Stand Out Among Downtown Reno Buildings?
From direct Truckee River frontage to an infinity pool to floor-to-ceiling river views, The Palladio delivers the most amenity-rich luxury condo address in downtown Reno. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- Riverwalk District
Direct Truckee River frontage
The Palladio sits on the Truckee River Riverwalk — river-facing units overlook the water and Wingfield Park. No other downtown Reno building offers this riverfront position with a luxury condo product.
- The Palladio HOA
Infinity pool and spa
A resort-style infinity pool and spa are rare among downtown Reno condo buildings — a defining amenity that sets The Palladio apart from competing high-rises.
- Northern Nevada Regional MLS
Floor-to-ceiling river views
Steel-and-glass construction with floor-to-ceiling windows and 9-foot ceilings frames Truckee River and downtown skyline views from upper-floor units.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax — five-figure to six-figure annual savings versus California for high-income professionals and relocators, on top of the luxury-condo value advantage.
- NRS 361.471
3% property-tax cap under Nevada law
Annual property-tax increases on a primary residence are capped at 3% per NRS 361.471 — predictable carrying costs as values rise.
WHY BUY AT THE PALLADIO
What Are the Top Reasons to Buy a Condo at The Palladio?
The Palladio's case rests on riverfront luxury, walkability, amenities, and Nevada tax savings: direct Truckee River frontage, an infinity pool, walk-everywhere Riverwalk access, zero Nevada state income tax, and a median list price near $525K per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Direct Truckee River frontage
The Palladio sits on the Riverwalk — river-facing units overlook the Truckee River and Wingfield Park, the most coveted position in the downtown condo market.
Riverwalk District
Infinity pool, spa, and secured parking
A resort-style infinity pool and spa, secured garage parking, and controlled building access — an amenity package rare among downtown Reno buildings.
The Palladio HOA
Walk-everywhere Riverwalk District
Restaurants, galleries, Wingfield Park, the National Automobile Museum, and downtown events all within a few blocks — the most walkable address in the region.
City of Reno
Zero Nevada state income tax
No personal income tax — saves $30,000-$130,000+ per year for most high-income California relocators and professionals.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs as values appreciate.
NRS 361.471
Lock-and-leave low maintenance
No yard, no exterior upkeep — the HOA covers building maintenance, water, sewer, trash, and gas, ideal for second-home owners and frequent travelers.
The Palladio HOA
Minutes to UNR and the airport
The University of Nevada, Reno is 5 minutes and Reno-Tahoe International Airport is 10 minutes via I-580 — the easiest commute base in the region.
City of Reno
Floor-to-ceiling river views on upper floors
Upper-floor units capture panoramic Truckee River and downtown skyline views — a view premium that historically holds value.
Northern Nevada Regional MLS
Downtown Reno revitalization
Ongoing investment in the downtown core and Riverwalk District supports long-run demand for walkable riverfront condo addresses.
City of Reno
50 minutes to Lake Tahoe
Lake Tahoe at Incline Village is 50 minutes via NV-431 — a downtown condo base with weekend access to the lake and ski country.
City of Reno
Floor Plan & Unit Guide
What Are the Key Unit Types at The Palladio?
The Palladio is a single luxury condominium tower offering one-, two-, and three-bedroom floor plans from roughly 781 to 2,087 square feet, all with floor-to-ceiling windows, 9-foot ceilings, and private balconies. Each unit type carries different pricing by floor, view, and size — but all share one HOA covering the building, the infinity pool, and secured parking. Verify the HOA reserve, rental-cap policy, and warrantability before writing an offer.
Entry · ~781 sq ft
One-Bedroom Units
Most attainable Palladio entry; floor-to-ceiling glass
Mid · Balcony
Two-Bedroom Units
Most common floor plan; private balcony
Spacious · ~2,087 sq ft
Three-Bedroom Units
Largest plans; premium river-view positioning
Premium · Truckee River
River-View Units
Floor-to-ceiling views of river + Wingfield Park
Comparison · High-Rise
Downtown Reno (other buildings)
Alternative downtown condo buildings
Amenities & Recreation
What Amenities Does The Palladio Offer?
The Palladio residents live at the intersection of riverfront recreation and downtown Reno lifestyle — the Truckee River Riverwalk at the door, Wingfield Park steps away, and the infinity pool on-site. The City of Reno maintains the downtown parks and Riverwalk system that make this one of the most amenity-rich urban addresses in Northern Nevada.
ON-SITE
Infinity Pool & Spa
Building amenitySwimming · RelaxationResidents only
A resort-style infinity pool and spa exclusive to Palladio residents — a rare amenity among downtown Reno condo buildings and a defining feature of the building.
AT THE DOOR
Truckee Riverwalk
Riverside trailWalking · Running · KayakingFree / Public
The Truckee River Riverwalk runs at the building's doorstep, connecting parks, sculpture, dining, and seasonal events along the water — the centerpiece of downtown Reno outdoor life.
1 MIN
Wingfield Park
River island parkConcerts · Festivals · Kayak ParkFree
A river-island park hosting summer concerts, the Artown festival, and the Truckee River Whitewater Park for kayakers and tubers — all within a one-minute walk.
1-3 MIN
Riverwalk District Dining & Galleries
Downtown coreDining · Arts · Wine WalkVaries
Dozens of restaurants, galleries, and the monthly Wine Walk are within a few blocks — the Riverwalk District is downtown Reno's dining and arts hub.
3 MIN
National Automobile Museum
Major museumMuseum · EventsAdmission fee
The Harrah Collection of automobiles, one of the finest car museums in the country, is a short walk from The Palladio along the river.
5 MIN
University of Nevada, Reno
R1 university campusEvents · Athletics · Lifelong LearningVaries
The R1 research university and its athletics, lectures, and cultural events are 5 minutes north via Virginia Street.
8 MIN
Rancho San Rafael Regional Park
600+ acresHiking · Balloon Races · TrailsFree
A 600-plus-acre regional park near UNR, home to the Great Reno Balloon Race and the Wilbur D. May Center, with extensive trails and open space.
50 MIN
Lake Tahoe (weekend access)
191 sq miBoating · Beaches · SkiingVaries
North America's largest alpine lake is 50 minutes via NV-431 (Mount Rose Highway) — weekend lake and ski access from a downtown Reno condo base.
The Palladio Lifestyle
What Does a Weekend at The Palladio Look Like?
A Saturday at The Palladio: morning coffee along the Truckee Riverwalk, a swim in the infinity pool, an afternoon at Wingfield Park events per the City of Reno, dinner at a Riverwalk District restaurant, and Lake Tahoe 50 minutes away for Sunday. Riverfront living, infinity pool, and zero Nevada income tax.
300+Days of Sun
1 minTo the Riverwalk
5 minTo UNR
10 minTo the Airport
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Palladio Condos This Weekend?
The Palladio condos typically show by appointment through the listing agent or building access — weekend open houses are less common in secured high-rise buildings than in suburban neighborhoods. Contact Nevada Real Estate Group at (775) 204-6150 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a unit in your price range becomes available.
Quick Answer
What does an HOA cost at The Palladio?
HOA dues at The Palladio typically run $350-$650 per month depending on unit size and floor. The dues generally cover water, sewer, trash, gas, building exterior and common-area maintenance, building-envelope insurance, the infinity pool and spa, and secured parking. Always request the full HOA document package, reserve fund study, rental-cap policy, and any pending special-assessment disclosures during escrow — and confirm the building is warrantable for your loan program before writing an offer.
Moving to The Palladio
Should I Move to The Palladio?
High-income California buyers choose The Palladio for walk-everywhere riverfront condo living and Nevada's zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — on a $500,000 income that gap saves $66,500 annually, offsetting the premium for a downtown Reno luxury condo over a comparable California urban address.
Why California Buyers Are Choosing The Palladio
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $50,000 per year in state income taxes alone. The Palladio adds a second layer: a luxury riverfront condo from $420K on the Truckee River Riverwalk, an infinity pool, floor-to-ceiling river views, and a downtown Reno address that costs a fraction of comparable luxury condos in San Francisco, Sacramento, or San Jose.
At a $525,000 budget, buyers in coastal California typically compete for a modest older condo with no river view. That same budget at The Palladio secures a spacious riverfront condo with floor-to-ceiling Truckee River views, an infinity pool, secured parking, and walk-everywhere Riverwalk access — on a Nevada tax address with zero state income tax and a 3% annual property-tax growth cap.
According to Reno/Sparks Association of REALTORS, the downtown Reno ZIP 89501 median list price runs near $525,000 for luxury condos in The Palladio tier — on a tax-adjusted basis, that sits well below comparable California urban condo pricing once income-tax savings are factored in. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5-0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA running near historic-low unemployment, anchored by healthcare, technology, and logistics employers within minutes of downtown.
Palladio residents are minutes from the University of Nevada, Reno and downtown employers, 10 minutes from Reno-Tahoe International Airport via I-580, and 50 minutes from Lake Tahoe via NV-431. Remote workers who want walkable urban living with airport and Tahoe access find The Palladio an optimal Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), technology (Switch, Tesla Gigafactory), and a growing remote-worker base — all reachable without leaving the Truckee Meadows.
Cost of Living Snapshot — The Palladio (Downtown Reno, NV) vs. Sacramento, CA
Day-to-day costs run significantly lower on the Nevada side of the Sierra than in comparable California cities for high-income earners. Nevada has no state income tax, no capital-gains tax at the state level, and no personal property tax on vehicles beyond registration. Condo property at The Palladio carries an effective property-tax rate roughly half of comparable California urban addresses.
| Metric | The Palladio, NV | Sacramento, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (luxury condo tier) | ~$525K | ~$500K-$800K |
| Effective Property Tax Rate | ~0.5%-0.7% | ~0.8%-1.1% |
| HOA / Month | $350-$650 | Varies · $400-$900+ |
| Riverfront / Infinity Pool | Yes (Truckee River + pool) | Rare at this price |
| Walkable Downtown Core | Riverwalk District at door | Varies by district |
| Airport Access | ~10 min via I-580 | ~20-30 min (SMF) |
Figures are approximate, for illustration. Contact our team for current market data.
The Palladio Rental Market — Rent vs. Own
Long-term rentals for luxury downtown Reno condos in The Palladio tier typically run $2,200-$3,800/month per Reno/Sparks Association of REALTORS regional data, depending on unit size and floor. Short-term rentals are governed by City of Reno ordinance and the building HOA — verify current permit availability and the rental-cap policy for any specific unit before purchasing as an investment. For buyers planning a 5-plus year hold, purchasing builds equity while Nevada's zero state income tax applies to any appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to The Palladio? Our team specializes in downtown Reno luxury condo relocation — virtual tours, HOA document and reserve review, building warrantability analysis, City of Reno STR permit guidance, and closing coordination for buyers transitioning from California or relocating from out of state.
Start Your Palladio SearchRELOCATION TIMELINE
How to Relocate to The Palladio in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Palladio condo buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and penalties stack. Confirm the building's warrantability early so financing does not stall your timeline.
Research the building and floors
Compare Palladio floor plans — one-, two-, and three-bedroom units carry different pricing by floor, view, and size. Know whether you want a river-facing upper-floor unit or an entry one-bedroom before your first showing.
Get pre-approved and check warrantability
Condo financing requires the lender to approve the building (owner-occupancy ratio, reserves, litigation status). Line up a lender experienced with downtown Reno high-rises and confirm The Palladio is warrantable for your loan program.
Hire a downtown Reno specialist
HOA document review, reserve fund analysis, rental-cap policy verification, and parking-allocation confirmation all move real money. Work with an agent who has closed downtown Reno condo transactions.
Tour in person or virtually
Tour units at different times of day to evaluate river views, light, and noise. Confirm parking allocation, balcony exposure, and floor. Our team offers video walkthroughs for out-of-state buyers.
Write and negotiate the offer
Pair list-price strategy with a request for seller-paid HOA credits or closing costs; downtown condo sellers have some flexibility at the 40-day median DOM, particularly in the winter off-season.
HOA and reserve due diligence
Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, rental-cap policy, and any pending special assessments. Confirm parking and storage allocation.
Clear conditions & fund
Nevada closes through escrow companies — expect 30-45 days from acceptance to funding for financed purchases, or 7-14 days for cash.
Close, move, and register
Transfer utilities and building services, get building access credentials and parking fobs from management, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near The Palladio?
The Palladio residents are minutes from the downtown Reno job base and the University of Nevada, Reno, and 10 minutes from Reno-Tahoe International Airport. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch. Downtown government, legal, and hospitality employers anchor the immediate area.
$72,000+Median household income (Reno city)U.S. Census ACS estimate
Downtown coreGovernment, legal, hospitality employersImmediate downtown Reno
5 minTo University of Nevada, RenoVia Virginia St
10 minTo Reno-Tahoe International AirportVia I-580
Top Employers Accessible from The Palladio
- University of Nevada, RenoR1 research university 5 minutes north — the region's largest higher-education employer
- Renown HealthNorthern Nevada's largest healthcare system, central Reno (~5-10 min)
- Washoe County / City of Reno GovernmentCounty and city government offices and courts concentrated in the downtown core
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~30 min via I-80)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~30 min)
- Hospitality & Gaming SectorDowntown Reno casinos, hotels, and the year-round event and tourism economy
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
BUILDING COMPARISON
How Does The Palladio Compare to Riverwalk Towers, The Montage & Arlington Towers?
Choosing between downtown Reno condo buildings? This table compares The Palladio ($525K, riverfront luxury), Riverwalk Towers ($550K, river views), The Montage ($420K, mid-range), and Arlington Towers ($330K, value entry). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | The Palladio | Riverwalk Towers | The Montage | Arlington Towers |
|---|---|---|---|---|
| Median List Price | $525K | $550K | $420K | $330K |
| Price / Sq Ft | ~$340 | ~$360 | ~$310 | ~$280 |
| Days on Market | 40 | 38 | 42 | 45 |
| HOA / Month | $350-$650 | $400-$700 | $300-$550 | $250-$500 |
| Infinity Pool | Yes | Varies | No | No |
| Property Type | Riverfront Luxury Condo | River-View High-Rise | Mid-Range High-Rise | Value High-Rise |
| Guard-Gated | No (secured access) | No (secured access) | No (secured access) | No (secured access) |
| River Frontage | Direct | Direct | Near | Near |
| Best For | Riverfront Luxury · Pool | River Views · Concierge | Mid-Range · Walkable | Value · Entry |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will The Palladio Cost You Each Month?
A median $525,000 Palladio condo purchase runs about $3,600-$4,100 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, Washoe County taxes, insurance, and HOA dues included. The three tabs below let you model your own payment, compare renting, and budget HOA tiers by unit.
Payment Estimator
Estimate Your Palladio Payment
$3,411
Estimated Monthly Payment
- Principal & Interest$2,794
- Property Tax$267
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at The Palladio right now?
At current rates the monthly gap narrows once equity and tax effects are counted — and Nevada's zero state income tax significantly improves the ownership math for California relocators compared to staying in a high-tax California city.
OWN (20% DOWN, 7%)
$3,627 / mo
- Principal & Interest (20% down)
- $2,794
- Property Tax (~0.6%)
- $263
- Homeowners Insurance (interior)
- $70
- HOA (avg. unit)
- $500
- Parking / Storage (if separate)
- $0-$75
5-year net cost:~$120,000
Equity built:~$73,000
RENT (MEDIAN LONG-TERM)
$3,000 / mo
- Median Long-Term Rental (downtown Reno luxury condo)
- $3,000
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$195,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Palladio condo for five years produces approximately $73,000 in equity while the long-term renter builds none — and the Nevada income tax savings (zero vs California's up to 13.3%) can represent $150,000-$650,000 in additional savings over five years for high-income buyers. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $500/mo HOA.
HOA Fees by Community
HOA Fees by Palladio Unit Tier
Palladio HOA fees vary by unit size and floor — larger upper-floor units and those with more parking and storage tend toward the higher end. Dues cover water, sewer, trash, gas, building maintenance, the pool, and secured parking. Always request the full HOA financials and reserve study before committing.
One- and Two-Bedroom Units
$350-$500 / mo
Entry to mid-size units
$350-$500
Includes:
Water, sewer, trash, gas, building exterior, common-area maintenance, pool/spa, building insurance, secured parking
Larger and Upper-Floor Units
$500-$650 / mo
Three-bedroom and river-view units
$500-$650
Includes:
All standard services plus larger square footage allocation, additional parking/storage, and in some cases premium amenity access
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from The Palladio?
From The Palladio, the University of Nevada, Reno is 5 minutes, the airport 10 minutes via I-580, and Midtown 5 minutes. Downtown's walkability means many daily trips happen on foot, and immediate I-80 and I-580 access puts the region minutes away per U.S. Census ACS data — downtown is one of the easiest commute bases in Northern Nevada.
Drive Times from The Palladio
- 1 minTruckee Riverwalk / Wingfield ParkOn foot
- 5 minMidtown RenoVia Virginia St
- 5 minUniversity of Nevada, RenoVia Virginia St
- 10 minReno-Tahoe Intl AirportVia I-580
- 8 minOld Southwest RenoVia Arlington Ave
- 12 minSparksVia I-80 east
- 50 minLake Tahoe (Incline Village)Via NV-431 Mt Rose Hwy
- 35 minCarson CityVia 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 condo at The Palladio?
Most Palladio condo purchases close in 30-45 days; cash offers close in 7-14 days. Financed purchases require the lender to approve the building as warrantable — owner-occupancy ratio, reserve health, and litigation status all matter for a downtown high-rise — so confirm warrantability before writing an offer to avoid a late-stage financing delay.
Quick Answer
What credit score do you need to buy a Palladio condo?
Most Palladio purchases fall within conforming or high-balance loan limits, so conventional condo financing applies — typically a 620-plus credit score and 5-20% down, with the best rates at 740-plus. The critical wrinkle for any downtown high-rise is warrantability: the lender must approve the building's owner-occupancy ratio, reserve health, and litigation status before approving your loan. Cash buyers face no credit requirement but should still budget 1-2% of the purchase price for closing costs and confirm the HOA reserve study during escrow.
The Palladio FAQ — 18 Answers
What Do The Palladio Buyers Most Frequently Ask?
Most AskedWhat is the median home price at The Palladio?
The Palladio condos are priced from roughly $420,000 for smaller one-bedroom units to $750,000 or more for larger three-bedroom residences and upper-floor units with direct Truckee River views, per Northern Nevada Regional MLS data for ZIP 89501. The current median list price in this building runs near $525,000 according to Reno/Sparks Association of REALTORS, positioning The Palladio at the luxury end of the downtown Reno condo market — above entry buildings like Arlington Towers but accessible relative to single-family Old Southwest Reno estates.
What makes The Palladio different from other downtown Reno buildings?
The Palladio is a steel-and-glass luxury condominium tower built in 2006-2007 directly on the Truckee River Riverwalk in downtown Reno. It stands apart from neighboring buildings for its floor-to-ceiling windows, 9-foot ceilings, private balconies, an infinity pool and spa, secured garage parking, and an HOA that bundles water, sewer, trash, and gas service. Its riverfront position in the arts and cultural district puts Wingfield Park, restaurants, galleries, and downtown events at the front door.
What types of units are in The Palladio?
The Palladio offers one-, two-, and three-bedroom condominium residences ranging from roughly 781 square feet for a one-bedroom to about 2,087 square feet for a three-bedroom floor plan. Every unit features floor-to-ceiling windows, 9-foot ceilings, high-end finishes, and a private balcony; upper-floor and river-facing units command a premium for their Truckee River and downtown skyline views. All units fall under one HOA covering the building envelope, common areas, the pool and spa, and secured parking.
Is The Palladio a gated community?
The Palladio is not a guard-gated community in the suburban sense — it is a secured high-rise condominium building. Access is controlled through building entry security, a secured parking garage, and HOA governance rather than a staffed entry gate. The single-building, key-fob-access structure of a downtown tower provides a level of day-to-day security that most ground-level homes cannot, with neighbors and building management close at hand.
What are HOA fees like at The Palladio?
HOA dues at The Palladio typically run $350-$650 per month depending on unit size and floor, and generally cover water, sewer, trash, gas, building exterior and common-area maintenance, building insurance on the envelope, the infinity pool and spa, and secured parking. Contact Nevada Real Estate Group at (775) 204-6150 for current dues on any specific listing — confirm the exact figure, reserve fund health, rental-cap policy, and any pending special assessments during escrow.
Does The Palladio have a pool and other amenities?
Yes — The Palladio offers an infinity pool and spa, secured garage parking, controlled building access, and a riverfront position on the Truckee River Riverwalk. The building sits steps from Wingfield Park, the Riverwalk District restaurants and galleries, the National Automobile Museum, and downtown event venues. Many units include one or two assigned secured parking spaces; confirm parking allocation in the listing details, as it is a material factor in downtown condo value.
What schools serve The Palladio?
The Palladio is in Washoe County and served by the Washoe County School District, which covers downtown Reno. Assigned schools typically include downtown and central Reno campuses, with Reno High School among the area high schools and regional options such as Davidson Academy (gifted, on the UNR campus) and Coral Academy of Science nearby. Confirm current school-zone assignment for any specific unit address with WCSD or the Washoe County Assessor before purchasing.
How close is The Palladio to the Truckee River and Riverwalk?
The Palladio sits directly on the Truckee River in downtown Reno — the Riverwalk trail runs at the building's doorstep, and Wingfield Park is a short stroll away. River-facing and upper-floor units overlook the water and the kayak park, while the Riverwalk District restaurants, galleries, Wine Walk events, and seasonal festivals are all within a few blocks. This riverfront position is the building's defining advantage among downtown Reno condo addresses.
What are property taxes like at The Palladio?
Property taxes at The Palladio fall under Washoe County's jurisdiction. Nevada's effective property-tax rate runs roughly 0.5-0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $525,000 Palladio condo, the annual tax bill typically runs approximately $2,625-$3,675 per Washoe County Assessor data. Nevada also levies no state income tax, a meaningful advantage for high-income professionals and California relocators buying a downtown Reno residence.
Can I rent out a Palladio condo short-term?
Short-term vacation rental rules in downtown Reno are governed by City of Reno ordinance and the building's HOA CC&Rs — not all Palladio units permit nightly rentals, and the HOA may cap or prohibit short-term and even long-term rentals. Before purchasing a Palladio condo as a rental investment, verify the current City of Reno short-term rental permit availability for the address and review the HOA's rental-cap policy. Operating a non-permitted short-term rental carries fines and can affect resale value.
How competitive is The Palladio real estate market?
The Palladio holds a limited number of condo units, so true riverfront luxury inventory in one building changes hands at a measured pace. Per NNRMLS data for ZIP 89501, well-priced downtown Reno condos in the mid-range typically go under contract in roughly 40 days, while larger upper-floor river-view units can take longer as the qualified buyer pool narrows. When a Palladio unit is priced correctly for its floor and view, buyer competition from downtown professionals and California relocators can accelerate the timeline considerably.
What is the investment case for Palladio condos?
The Palladio offers a scarce asset — a luxury riverfront condominium in a single downtown Reno tower with floor-to-ceiling river views, an infinity pool, and walk-everywhere access to the Riverwalk District. Downtown Reno's revitalization, the University of Nevada, Reno nearby, and Tahoe-Reno tech employers anchor sustained demand. Nevada's zero state income tax and 3% property-tax cap under NRS 361.471 add favorable carrying math. Buyers planning a 5-plus year hold benefit from both appreciation potential and optional rental income — subject to HOA rental-cap and City of Reno permit verification.
How does The Palladio compare to other downtown Reno buildings?
The Palladio is downtown Reno's luxury riverfront tier — priced $420K-$750K+, versus value high-rises like Arlington Towers and mid-range options such as The Montage. Riverwalk Towers competes most directly for river-view luxury buyers. The Palladio differentiates on its infinity pool, 9-foot ceilings, floor-to-ceiling glass, and direct Riverwalk frontage. Each building carries its own HOA fees, financing eligibility, reserve fund health, and rental-cap rules — compare all of them before choosing.
What should I budget for monthly costs at The Palladio?
At a $525,000 Palladio purchase with 20% down at 7% interest, principal and interest runs approximately $2,800/month. Add Washoe County property tax of roughly $260-$305/month, HOA dues of $350-$650/month depending on unit and floor, and homeowners insurance for the interior. Total monthly carrying costs for a financed purchase typically run $3,600-$4,100 before accounting for Nevada's zero state income tax savings, which for high-income downtown professionals and California relocators can offset a meaningful portion of those costs.
What do Palladio buyers need to know about the HOA?
Before writing an offer on any Palladio condo, request the full HOA document package: CC&Rs, bylaws, meeting minutes from the past two years, the reserve fund study, the current operating budget, the rental-cap policy, and any pending or recently levied special assessments. Building-envelope repair, elevator and pool maintenance, and parking-garage upkeep are common reserve fund line items in luxury high-rises — a reserve fund below 70% funded is a yellow flag. Confirm the building is warrantable for financing and whether the HOA master policy covers the structure or each owner must carry interior coverage.
What is the minimum down payment to buy at The Palladio?
Most Palladio purchases fall within conforming or high-balance loan limits, since the 2026 conforming limit of $766,550 exceeds the building's typical $420K-$750K range. Conventional financing on a condo generally requires 5-20% down and a 620-plus credit score; on a $525,000 unit, 20% down means $105,000. The critical wrinkle for any downtown high-rise is warrantability — the lender must approve the building (owner-occupancy ratio, reserve health, and litigation status). Budget an additional 1-2% for closing costs. Call Nevada Real Estate Group at (775) 204-6150 to confirm current condo programs and Palladio warrantability.
Is The Palladio a good investment or second home?
The Palladio is one of the strongest luxury-condo propositions in downtown Reno — direct Truckee River frontage, an infinity pool, floor-to-ceiling river views, and walk-everywhere Riverwalk District access. As a lock-and-leave second home for a Tahoe-bound buyer or a downtown professional's primary residence, it is hard to replicate. The critical step before buying as a rental: verify the HOA's rental-cap policy and the City of Reno short-term rental permit availability for the unit — some downtown buildings restrict or prohibit nightly rentals.
Can Nevada Real Estate Group help me buy or sell a Palladio condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout downtown Reno, including The Palladio. Our agents prepare a custom CMA using NNRMLS closed data specific to ZIP 89501 and the building's floor and view tiers, and we know the warrantability, reserve, and rental-cap details that move downtown condo deals. We have the buyer network to reach qualified downtown professionals and California relocators who target the Reno Riverwalk. Call (775) 204-6150 or submit the form below for a no-obligation consultation.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Palladio?
Beyond the main FAQ, these are the questions Palladio buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from building records, amenity details from the HOA, and GreatSchools 2026 school ratings.
Is The Palladio a good investment?
The Palladio offers a scarce asset — a luxury riverfront condominium in a single downtown Reno tower with floor-to-ceiling river views and an infinity pool. Downtown revitalization, UNR, and Tahoe-Reno tech employers anchor demand. Nevada zero state income tax and the 3% property-tax cap under NRS 361.471 create favorable ownership math. Buyers planning 5-plus year holds have historically seen steady appreciation in ZIP 89501 — verify the HOA rental-cap policy first if income is part of the plan.
What is The Palladio in downtown Reno?
The Palladio is a luxury steel-and-glass condominium tower built in 2006-2007 on the Truckee River Riverwalk in downtown Reno, Nevada. It offers one-, two-, and three-bedroom units from roughly 781 to 2,087 square feet with floor-to-ceiling windows, 9-foot ceilings, private balconies, an infinity pool and spa, and secured parking — the luxury tier of the downtown Reno condo market at $420K-$750K+.
Can I do a short-term rental at The Palladio?
Short-term rentals at The Palladio are subject to two layers of rules: (1) City of Reno STR ordinance — you must hold an active permit for the specific unit, and availability varies; (2) the building HOA CC&Rs — the rental-cap policy may restrict or prohibit nightly and even long-term rentals. Both must be verified before purchasing as a rental investment. Operating a non-permitted short-term rental carries fines and can affect resale value.
Does The Palladio have a pool?
Yes — The Palladio features a resort-style infinity pool and spa, one of its defining amenities and rare among downtown Reno condo buildings. The building also offers secured garage parking, controlled building access, and a riverfront position on the Truckee River Riverwalk. Confirm amenity access details and any associated fees in the HOA documents during escrow.
How close is The Palladio to the Truckee River?
The Palladio sits directly on the Truckee River — the Riverwalk trail runs at the building's doorstep, and river-facing units overlook the water and Wingfield Park. The Riverwalk District restaurants, galleries, the Wine Walk, and seasonal festivals are all within a few blocks. This direct riverfront position is the building's signature advantage in the downtown Reno condo market.
What are the best units in The Palladio?
Upper-floor, river-facing units command premium pricing for their floor-to-ceiling Truckee River and downtown skyline views — these are the larger two- and three-bedroom plans in the $650K-$750K+ range. Entry one-bedroom units around 781 square feet in the $420K-$500K range offer the most attainable Palladio entry. South-facing and corner units with the most glass are the most sought-after within each tier.
Is downtown Reno worth the premium over the suburbs?
For buyers who want walk-everywhere riverfront living, downtown amenities, and a luxury condo product, The Palladio is uniquely positioned — no suburban Reno address offers the Riverwalk, an infinity pool, and river views in one building. For buyers who prioritize space, yards, and top suburban schools, South Reno master-planned communities offer strong value at $600K-$850K with single-family homes.
Is parking included with Palladio condos?
Most Palladio units include one or two assigned secured parking spaces in the building garage, a meaningful advantage in the downtown core where street parking is limited. Some units may sell additional parking or storage separately. Confirm the exact parking and storage allocation in the listing details and HOA documents — it is a material factor in downtown condo value and a common point buyers overlook.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of downtown Reno condo buildings — HOA structures, reserve fund health, warrantability, and rental-cap rules across The Palladio, Riverwalk Towers, The Montage, and Arlington Towers — plus 150+ licensed agents and 9,061+ verified five-star reviews. With 6,225+ closed transactions and $4.1B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada, covering every Palladio unit tier from entry one-bedrooms to river-view three-bedrooms.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
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Henderson, Summerlin, Las Vegas, North Las Vegas
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In total sales volume
Across 6,225+ closed transactions
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Verified 5-star reviews
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Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
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6,225+
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Want to Talk to a Palladio Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we know The Palladio's HOA documents, reserve health, warrantability, and rental-cap rules firsthand. Call (775) 204-6150 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near The Palladio?
Compare The Palladio with neighboring downtown Reno buildings and nearby districts. Each card pairs the drive time to The Palladio with the community's price positioning, so you can judge whether an adjacent area buys you a meaningfully different lifestyle.
A–Z INDEX
Which Reno and Lake Tahoe Nevada Communities Can You Explore?
Key Reno and Nevada-side Lake Tahoe communities — from The Palladio's downtown riverfront condos to Incline Village ski-access homes to suburban master plans. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and HOA details for that specific community.
R
KEEP LEARNING
What Else Should You Read About The Palladio and Downtown Reno?
These guides extend the research most Palladio buyers do next — exploring the broader downtown Reno condo market, comparing nearby walkable districts, and reviewing the full Reno market hub — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Downtown Reno Community Guide
The full downtown Reno condo and loft market — Riverwalk Towers, The Montage, Arlington Towers, and the Riverwalk District at a $300K-$800K+ price range.
Read →GUIDE
Midtown Reno Community Guide
Reno's walkable dining and arts district just south of downtown — a compelling alternative for buyers who want walkability with more single-family options.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page in one place.
Read →Sources & Methodology
Where Does This Palladio Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89501 (downtown Reno / The Palladio). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and building-level data for The Palladio and downtown Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for the City of Reno and ZIP 89501. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Washoe County and the Reno-Sparks MSA. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, year built, and parcel data for The Palladio and downtown Reno (ZIP 89501). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for downtown and central Reno schools. washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near The Palladio. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- City of Reno — Downtown parks, the Truckee Riverwalk system, Wingfield Park, short-term rental ordinance, and revitalization data. reno.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- Washoe County Sheriff — Annual crime statistics for downtown Reno and surrounding Washoe County areas used in the safety section. washoecounty.gov/sheriff
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026