Pleasant Valley Homes for Sale in South Reno
Live MLS listings · Updated July 13, 2026
Reno currently has active pleasant valley homes for sale in south reno. Pleasant Valley is a rural-residential corridor south of Reno in ZIP 89521, strung along Old US 395 between the Steamboat area and Washoe Valley. The Estates and Ranchos subdivisions mix 1960s ranch properties with newer custom builds — recent resales have run from the low-$300Ks for smaller originals to $1.35M for larger acreage homes up to about 4,200 square feet. Roughly 15 homes have sold since 2023, so inventory is thin; buyers wanting land near Reno should set an alert and act quickly.
No active listings match this search right now. Call (775) 277-2120 and we'll set up an instant alert the moment one hits the market.
Why Buy Pleasant Valley Homes for Sale in South Reno in Reno?
- Pleasant Valley is one of the last true acreage-flavored corridors this close to Reno — larger lots, room for animals and outbuildings in many sections, and open valley views along Old US 395.
- The price spectrum is unusually wide, from low-$300K original ranchos to $1M-plus custom homes, letting land-first buyers enter at multiple budgets.
- US-395 puts South Meadows and the Damonte Ranch employment corridor roughly 10–15 minutes north, and downtown Reno about 20–25 minutes — rural living without a rural commute.
- Nevada’s zero state income tax and Washoe County’s comparatively low property-tax structure make holding a larger Pleasant Valley parcel far cheaper than equivalent rural-residential land in California.
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Reno FAQ — 6 Answers
What Do Reno Buyers Most Frequently Ask?
Most AskedWhere exactly is Pleasant Valley?
Pleasant Valley lies south of Reno in ZIP 89521, along the Old US 395 corridor between the Steamboat area and Washoe Valley. It is unincorporated Washoe County with a Reno address — about 10–15 minutes from South Meadows and 20–25 minutes from downtown Reno.
What kinds of properties are in Pleasant Valley?
The Estates and Ranchos subdivisions mix eras and scales: original 1960s ranch homes, later custom builds, and larger properties up to roughly 4,200 square feet. Recent sales have ranged from the low-$300Ks to $1.35M, with lot size and outbuildings driving much of the spread.
How often do Pleasant Valley homes come up for sale?
Roughly 15 homes across the Pleasant Valley Estates and Ranchos subdivisions have sold since 2023 — a thin pipeline. Land-oriented properties near Reno draw persistent demand, so a saved-search alert is the practical way to catch new listings the day they post.
Are horses and animals allowed in Pleasant Valley?
Much of Pleasant Valley carries rural-residential zoning that accommodates horses and hobby livestock, but allowances vary parcel by parcel with lot size and county zoning designation. We verify the specific parcel’s zoning, water rights, and any CC&R limits before you offer — call (775) 277-2120 and we’ll pull it for any listing.
What should I know about financing and utilities here?
Many Pleasant Valley properties are on well and septic rather than municipal utilities, which is routine for lenders but adds inspection steps — well flow and water-quality tests plus a septic evaluation. Conventional and VA loans handle these properties regularly; larger acreage or mixed-use parcels occasionally call for specialized lending.
How does Pleasant Valley compare to Washoe Valley or Steamboat?
Washoe Valley, just south, is even more rural with larger parcels and a longer drive to Reno employment. The Steamboat area to the north edges closer to suburban south Reno. Pleasant Valley sits between the two — genuine elbow room while keeping the South Meadows corridor within a 15-minute drive.
Updated July 13, 2026
How Do You Get New Pleasant Valley Homes for Sale in South Reno Emailed Daily?
Set your alert in 30 seconds and we'll send matching Reno listings the moment they hit the MLS — or call (775) 277-2120 to talk with a local specialist.
Or call (775) 277-2120 to talk with a local Reno specialist.