California Retirees
- Zero Nevada state income tax
- No tax on Social Security or pension income
- $450K–$750K vs. $1.2M+ Bay Area comps
- Single-story home with two-car garage
Active-Adult Neighborhood · Damonte Ranch, South Reno
Regency 55+ Homes For Sale
Nevada's #1 team for Regency 55+ real estate. Search age-restricted homes for sale in South Reno's premier 55+ neighborhood — single-story floor plans from $450K to $750K inside the Damonte Ranch master plan.
MEDIAN LIST PRICE
$700K
LVR / GLVAR via Repliers, as of September 13, 2026
DAYS ON MARKET
68
LVR / GLVAR via Repliers, as of September 13, 2026
HOA (MASTER)
Request current dues
Damonte Ranch / Regency HOA
TO LAKE TAHOE
50 min
Mt. Rose Hwy (NV-431)
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 5, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Regency 55+ at a Glance?
Regency 55+ is South Reno's premier age-restricted neighborhood — single-story homes inside the Damonte Ranch master plan, per Reno/Sparks Association of REALTORS data — ZIP 89521 median $699,999 with homes under contract in roughly 40 days per Northern Nevada Regional MLS. The five takeaways below show what those numbers mean for 55+ buyers.
- Community type: Regency at Damonte Ranch is identified as a 55+ active-adult community in historical Toll Brothers material; exact property construction dates require parcel verification.
- Median list price: $699,999 (September 2026, ZIP 89521) — from $450K entry single-story resales to $750K updated premium-lot homes.
- Best for: California retirees seeking Nevada tax savings, downsizers, fixed-income buyers, and active adults wanting low-maintenance single-story living.
- HOA fees: Request the current association resale package and an itemized statement of regular dues, special assessments, transfer charges and any separate amenity or sub-association fees. Confirm maintenance responsibilities and reserve funding for the exact property. We have not verified a community-wide fee schedule.
- Key advantage: Nevada has no individual state income tax. California also excludes Social Security benefits; retirement savings depend on the household and residency facts.
Last updated September 2026 · Sources: RSAR, U.S. Census, NNRMLS
Where Can You Find Regency 55+ Homes for Sale?
Regency 55+ carries active listings in ZIP 89521 as of September 2026 per Reno/Sparks Association of REALTORS and NNRMLS data — single-story detached homes ranging from $450K entry resales to $750K premium-lot homes. The newest listings appear below, refreshed daily, with every active ZIP 89521 property searchable in our live portal.
PRICE DISTRIBUTION
How Many Regency 55+ Area Homes Sell in Each Price Range?
The ZIP 89521 median list price sits at $700K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data, with Regency 55+ inventory clustering in the $450K–$700K active-adult band. Each card below shows current active-listing counts by price range for the broader ZIP, so you can gauge competition in your budget before touring.
Browse Regency 55+ Listings
How Can You Find a Regency 55+ Home by Type, Price & Lifestyle?
Regency 55+ active listings span the $450K–$750K price band and the lifestyle filters below — 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. Single-story homes, gated options, and 55+ age-restricted results are each a click away — no manual filtering needed.
Which South Reno 55+ and Active-Adult Areas Should You Explore?
Tap a community card to see current listings, price ranges, HOA details, and what active-adult daily life looks like in each South Reno neighborhood.
By Price Range
Updated daily · 298 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Regency 55+ Listings First?
Custom alerts by price, beds, baths, and active-adult features — no spam, unsubscribe anytime. With Regency 55+ homes going under contract in a median 40 days per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers checking portals 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
Create your alert
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 Regency 55+, South Reno?
The Answer
Regency 55+ delivers single-story, low-maintenance living inside Damonte Ranch — airport at 20 minutes, wetlands and Town Center within 5 minutes. The City of Reno corridor puts healthcare, retail, and I-580 on the doorstep while Nevada's zero state income tax keeps retirement income working harder than California.
What is Regency 55+ known for?
Regency at Damonte Ranch is an active-adult community in South Reno. Compare current homes and the association's documented services and maintenance responsibilities; do not assume a uniform monthly fee or maintenance package.
Who should live in Regency 55+?
Regency 55+ is ideal for retirees and active adults relocating from California for Nevada's zero income-tax advantage, downsizers from larger Reno or Sparks homes, and buyers on Social Security or pension income who want a predictable low-maintenance lifestyle at a price point below $750K in a south Reno location with airport proximity.
What is daily life like in Regency 55+?
Daily life centers on the Damonte Ranch Town Center corridor — coffee shops, Costco, medical offices, and dining along Steamboat Parkway — with the community wetlands and parks providing a quiet walking environment. Lake Tahoe is 50 minutes via the Mount Rose Highway; weekend drives to Incline Village or Kings Beach are a regular feature of South Reno retiree life.
Location
Where Is Regency 55+
Regency 55+ sits in South Reno (ZIP 89521) within the Damonte Ranch master plan, along the Steamboat Parkway / I-580 corridor. Elevation approximately 4,500 ft. About 15 minutes from downtown Reno and 20 minutes from the airport. Lake Tahoe is roughly 50 minutes via the Mount Rose Highway (NV-431).
Damonte Ranch Town Center
5
Min
Downtown Reno
15
Min
Airport
20
Min
South Meadows Shopping
10
Min
Lake Tahoe
50
Min
Regency 55+
At a Glance$699,999
Median List Price (ZIP 89521)
298
Active Listings
~$290
Price / Sq Ft
68
Days on Market
- Community Type
- 55+ Active-Adult
- Parent Community
- Damonte Ranch
- Established
- Verify parcel record
- ZIP Code
- 89521
- Price Range
- $450K–$750K
- HOA
- Request current dues
- Guard-Gated
- Confirm access controls
- Home Style
- Single-story detached
- School District
- Washoe County School District
- To Downtown Reno
- 15 min
- To Lake Tahoe
- ~50 min
- Airport
- Reno-Tahoe Intl (20 min)
Quick Answer
Is Regency 55+ a good place to retire in Reno?
Nevada has no individual state income tax. California also excludes Social Security benefits from its state taxable income. The effect of a move depends on pensions, other distributions, deductions, residency and any California-source income; no annual savings amount applies to every retiree. Ask a tax adviser to compare the same household facts in both states.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Regency 55+?
According to the U.S. Census Bureau, ZIP 89521 holds a predominantly owner-occupied population with a median household income near $82,000 — above the Reno city average — with strong California in-migration and a median age above 45 reflecting the active-adult and family buyer mix throughout Damonte Ranch. Regency 55+ itself skews older given the age restriction.
Home values in ZIP 89521 have climbed steadily as Bay Area and Sacramento households relocated, drawn by South Reno's value pricing and Nevada's tax advantage. Regency 55+ captures a subset of that wave specifically — retirees downsizing from California equity positions who want a low-maintenance, single-story home at $450K–$750K rather than spending $1.2M+ for a smaller condo in the Bay Area.
~48,000
vs Washoe Co ~510,000
~$82,000
vs Washoe Co $76,000
~45
vs Washoe Co 39
~$580K
vs Washoe Co $530K
~72%
vs Washoe Co 58%
~42%
vs Washoe Co 33%
~27%
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 Regency 55+ Area Growing?
ZIP 89521 is one of South Reno's fastest-growing corridors, driven by Damonte Ranch master-plan build-out and ongoing California in-migration. The 55+ active-adult segment within the ZIP is projected to grow as the Baby Boomer cohort continues to retire into Nevada's tax-advantaged environment.
~48,000ZIP 89521 residents (2024)
$580KMedian list price (June 2026)
~54,000ZIP 89521 projected 2030
ZIP 89521 population trajectory, 2010–2030 (projected)
Growth in Damonte Ranch and ZIP 89521 tracks two drivers: the broader South Reno master-plan build-out and California retirement in-migration. The age-restricted Regency 55+ section benefits from both — downsizing equity buyers bring Bay Area cash positions that keep demand stable even as the broader market fluctuates.
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 Regency 55+ Real Estate Market Trending?
Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89521 data, updated monthly. ZIP 89521 (Damonte Ranch / South Reno) has held steady year-over-year near $580K with roughly 256 active listings — the three charts below show the past twelve months.
Median List Price (ZIP 89521)
+2.2% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
32 → 40 days YoY (seasonal softening winter)
vs September 2025
Source: Las Vegas REALTORS
Active Listings
~256 monthly average, seasonal winter dip
vs September 2025
Source: Las Vegas REALTORS
The long view: Regency 55+'s median sold price rose 49% between 2015 ($326,575) and 2020 ($485,635), across 9,172 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
68
MEDIAN DAYS ON MARKET
$700K
MEDIAN LIST PRICE
Request current dues
HOA / MONTH
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
Regency 55+ specialist.
Market Competitiveness
How Competitive Is the Regency 55+ Market Right Now?
Regency 55+ is moderately competitive — the age-restricted buyer pool is more deliberate than the general market, with fewer impulsive offers and more due-diligence-focused buyers. Well-priced, move-in-ready single-story homes in the $480K–$620K band go under contract in roughly four to five weeks per NNRMLS ZIP 89521 data. Homes above $680K take six to ten weeks.
55Moderately Competitive
- 40 daysMedian days on market (ZIP 89521)
- $290Median price per sq ft
- 32–60DOM range by tier
- 256Active listings (June 2026)
Is Regency 55+ Right for You?
Who Should Buy a Home in Regency 55+?
Regency 55+ spans $450K–$750K in single-story detached homes — South Reno's primary age-restricted active-adult neighborhood. Five buyer profiles below match lifestyles to specific Regency 55+ advantages, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Buyer Type Fits Regency 55+?
Downsizers
- Smaller single-story floor plans from 1,200 sq ft
- Request the current HOA dues and maintenance schedule
- Minimal exterior maintenance in active-adult design
- Lock-and-leave lifestyle for traveling retirees
Fixed-Income Buyers
- Check parcel abatement status and exclusions
- No Nevada state income or Social Security tax
- Compare actual HOA charges and services
- Budget for maintenance, insurance and assessment changes
Active Adults (55–70)
- Damonte Ranch wetlands and parks walkable
- Lake Tahoe 50 min; Mt. Rose Ski 45 min
- 20-minute airport for regular travel
- South Reno retail and dining corridor
Veterans
- VA Sierra Nevada Health Care System 20 min
- Nevada no state income tax on military retirement pay
- VA home loan eligible for qualified buyers
- Renown Health / specialty care corridor 20 min
Best Fit For
- California retirees — Nevada has no individual state income tax. California also excludes Social Security benefits from its state taxable income. The effect of a move depends on pensions, other distributions, deductions, residency and any California-source income; no annual savings amount applies to every retiree. Ask a tax adviser to compare the same household facts in both states.
- Downsizers — single-story floor plans from 1,200 sq ft with two-car garages designed for the no-stairs, low-maintenance retirement lifestyle.
- Fixed-income buyers — should verify parcel tax-abatement eligibility and budget for insurance, maintenance and association changes; no cap fixes all ownership costs.
- Active adults (55–70) — Lake Tahoe 50 minutes, Mt. Rose Ski 45 minutes, Damonte Ranch wetlands walking trails on the doorstep, and a 20-minute airport for regular travel.
- Veterans — VA Sierra Nevada Health Care System 20 minutes north, plus Nevada's zero tax on military retirement pay and full VA home-loan eligibility.
Ready to explore homes in Regency 55+? Our team handles HOA document review, HOPA occupancy verification, and virtual tours for out-of-state retirees.
Start Your Regency 55+ SearchPros
- No Nevada individual state income tax; household savings vary
- No Nevada tax on Social Security income, pension distributions, or IRA/401(k) withdrawals
- Single-story floor plans with level entries and two-car garages from $450K
- Compare itemized association charges for each property
- Qualifying property-tax abatement has filing requirements and exceptions
- Damonte Ranch wetlands, parks, and Town Center within 5 minutes
- 20-minute airport access for traveling retirees and visiting family
- Lake Tahoe and Mt. Rose Ski Tahoe 45–50 minutes away
Honest Considerations
- Verify entry controls and any staffing arrangement with the association
- No on-site clubhouse or golf course specifically for Regency 55+ (versus Del Webb at Somersett)
- Primary resale market means limited new construction availability in the age-restricted section
- South Reno winters bring occasional snow and icy roads — single-story homes are practical, but driveways need attention in winter months
- Active-adult buyer pool is deliberate and smaller than the general market — pricing above $700K may take 8–12 weeks to find a qualified buyer
Neighborhood Comparison
How Does Regency 55+ Compare to Other South Reno Active-Adult Options?
A like-for-like comparison of Regency 55+ against other South Reno and Reno active-adult or value communities — median price, HOA, home style, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $450K in Regency 55+ to $550K+ at Del Webb at Somersett.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Regency 55+ | $580,000 | ~$290 | 40 | 35 | 55+ · Verify property features |
| Del Webb at Somersett | $650,000 | ~$330 | 35 | 22 | 55+ · Golf · Club Amenities |
| Damonte Ranch (general) | $565,000 | ~$290 | 28 | 85 | Families & Mixed-Age |
| Double Diamond | $520,000 | ~$280 | 32 | 55 | Value · Mixed-Age |
| Caramella Ranch | $490,000 | ~$270 | 34 | 40 | Gated · Value · South Reno |
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 South Reno Active-Adult Option?
Submarket 1
Regency 55+
Active-adult community within Damonte Ranch; verify the actual home's features, price and current association terms.
Browse Regency 55+ homes →$580KMedian Price
40Days on Market
35Active Listings
~$290Price / Sq Ft
Submarket 2
Del Webb at Somersett
Northwest Reno's flagship 55+ active-adult section by Pulte/Del Webb — on-site golf, resort clubhouse, and social programming at a higher price point and higher HOA than Regency 55+.
Browse Del Webb at Somersett homes →$650KMedian Price
35Days on Market
22Active Listings
~$330Price / Sq Ft
Submarket 3
Damonte Ranch (general)
The parent master plan — a mix of family and active-adult homes, faster market velocity, and the same wetlands/parks infrastructure surrounding Regency 55+.
Browse Damonte Ranch (general) homes →$565KMedian Price
28Days on Market
85Active Listings
~$290Price / Sq Ft
Submarket 4
Double Diamond
High-volume South Reno master plan adjacent to Damonte Ranch — lower price point, more family-oriented, and not age-restricted, but comparable commute and south Reno access.
Browse Double Diamond homes →$520KMedian Price
32Days on Market
55Active Listings
~$280Price / Sq Ft
Submarket 5
Caramella Ranch
A gated South Reno master plan with a lower price floor than Regency 55+ — not age-restricted, but quieter than Double Diamond with the gated-entry security some buyers prefer.
Browse Caramella Ranch homes →$490KMedian Price
34Days on Market
40Active Listings
~$270Price / Sq Ft
Submarket 6
Regency 55+ (Age-Restricted 55+ Active Adult)
The primary dedicated 55+ community in South Reno — single-story detached homes within the Damonte Ranch master plan. One of the few age-restricted neighborhoods in Northern Nevada with a sub-$600K entry point and HOA under $200/month. Nevada's zero income tax is the #1 financial reason California retirees choose this corridor.
Browse Regency 55+ (Age-Restricted 55+ Active Adult) homes →$450K+55+ From
Single-storyFloor Plans
Request current duesHOA / Month
No state taxNevada Advantage
Where Is Regency 55+ on the Map?
Regency 55+ sits in South Reno (ZIP 89521) within the Damonte Ranch master plan, along the Steamboat Parkway / I-580 corridor at roughly 4,500 ft elevation. Damonte Ranch Town Center is 5 minutes away; the airport is 20 minutes north via I-580. Lake Tahoe at Incline Village is approximately 50 minutes via Mount Rose Highway.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which South Reno
55+ option fits you best?
BY ZIP CODE
What Does the Market Look Like in ZIP 89521?
ZIP 89521 covers Damonte Ranch, Regency 55+, and the broader South Reno corridor. 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 |
|---|---|---|---|---|---|---|
| 89521 | Damonte Ranch · Regency 55+ · South Reno | $580K | ~$290 | 40 | 256 | +2.2% |
| 89511 | South Reno · Galena · ArrowCreek | $745K | ~$355 | 40 | 268 | +2.8% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 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.
Construction History
Who Built Homes in Regency 55+?
Toll Brothers' historical 2017 Reno community brochure identifies Regency at Damonte Ranch as an active-adult community. That brochure does not establish today's inventory, HOA terms or a particular home's year built. Verify the parcel record and current listing for the property you are considering.
55+ Single-Story
Toll Brothers
Historical 2017 builder material; check current availability
55+ Active Adult
Del Webb / Pulte (Somersett)
New phases available — compare
Family & Active-Adult
Ryder Homes
Northern Nevada regional builder
Entry-Level New Construction
DR Horton / LGI
New construction options nearby
Outdoor Recreation
What Outdoor Amenities Does Regency 55+ Offer?
Regency 55+ sits within the Damonte Ranch master plan's park and wetlands network, with Lake Tahoe and Mt. Rose Ski Tahoe roughly 50 minutes away. The City of Reno maintains Steamboat Ditch Trail and several South Reno parks accessible within minutes, and Bartley Ranch Regional Park is about 20 minutes away for equestrian and trail use.
ON-SITE / 5 MIN
Damonte Ranch Community Lake & Wetlands
Community open spaceWalking · Nature · BirdingResidents / Public
A natural wetlands and lake area within the Damonte Ranch master plan — a quiet morning walk destination popular with active-adult residents.
ON-SITE / 5 MIN
Damonte Ranch Community Parks
Multiple parksWalking · SocializingFree
Landscaped parks and green space throughout Damonte Ranch, accessible from Regency 55+ within a short walk or drive.
10 MIN
Steamboat Ditch Trail
Multi-mile corridorWalking · CyclingFree
A flat walking and cycling trail along the Steamboat Ditch corridor through South Reno — ideal for daily exercise walks.
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 consistent Sierra snow season.
50 MIN
Lake Tahoe (Incline Village)
191 sq miBoating · Beaches · WalksFree shoreline
Public beaches at Sand Harbor and Kings Beach — a 50-minute drive from South Reno for day trips or longer lake visits.
20 MIN
Bartley Ranch Regional Park
56 acresTrails · Equestrian · EventsFree
Trails, an amphitheater, and equestrian facilities on the edge of South Reno — a popular outing for active-adult residents.
25 MIN
Rancho San Rafael Park
595 acresTrails · Arboretum · EventsFree
Reno's flagship regional park, home to the Great Reno Balloon Race and a botanic garden.
30 MIN
Galena Creek Recreation Area
230+ acresHiking · PicnicsFree
Forested Sierra trails on the Mt. Rose Highway — the closest wilderness trailhead to South Reno for moderate-level hikers.
The Regency 55+ Lifestyle
What Does a Week in Regency 55+ Look Like?
Morning walks along the Damonte Ranch wetlands, a Costco run five minutes away, a weekend drive to Lake Tahoe per the City of Reno — and none of the California state income tax bill that made retirement there feel like a second job. South Reno's active-adult corridor is built for the way most retirees actually live.
300+Days of Sun
50 minTo Lake Tahoe
20 minTo Airport
4,500 ftElevation (South Reno)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Regency 55+ Homes This Weekend?
Most Regency 55+ sellers schedule open houses Saturday and Sunday; the freshest list lands mid-week. Set up instant alerts for your price range — or browse every active listing in ZIP 89521 now. Our team offers virtual tours for out-of-state retirees unable to fly in for an initial showing.
Planning a move
What Should I Verify Before Moving to Regency 55+?
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 Retire to Regency 55+ 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 Regency 55+?
Regency 55+ retirees prioritize healthcare, retail, and airport access over employer commutes. According to the U.S. Bureau of Labor Statistics, Reno-Sparks MSA unemployment runs near historic lows, and healthcare — anchored by Renown Health 20 minutes north — is the region's largest sector and most critical service for retiree planning.
~$82,000Median household income, ZIP 89521U.S. Census ACS estimate
Renown HealthNorthern Nevada's largest healthcare system20 min north via I-580
20 minTo downtown Reno employersVia I-580
20 minTo Reno-Tahoe International AirportVia I-580 north
Top Reno-Area Employers & Services (Relevant to Regency 55+ Retirees)
- Renown HealthNorthern Nevada's largest healthcare system — flagship medical campus, specialty clinics, Level II trauma center (~20 min)
- VA Sierra Nevada Health Care SystemVA medical center serving Reno-area veterans, located in north Reno (~25 min)
- University of Nevada, Reno Medical SchoolAcademic medical center and physician training program expanding healthcare capacity in the Reno MSA
- South Reno Medical CorridorUrgent care, specialty clinics, pharmacy, and imaging throughout the Double Diamond / South Meadows corridor
- Reno-Tahoe International AirportDirect flights to major West Coast and hub cities — 20 minutes from Regency 55+ via I-580 for traveling retirees
- Damonte Ranch Town CenterRetail, dining, medical offices, and services within 5 minutes — the daily anchor for South Reno active-adult residents
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Regency 55+ Compare to Damonte Ranch, Double Diamond & Del Webb at Somersett?
Choosing the right South Reno retirement community? This table compares Regency 55+ ($580K median, 55+ age-restricted), Damonte Ranch general ($565K, family and mixed-age), Double Diamond ($520K, high volume), and Del Webb at Somersett ($650K, golf + clubhouse). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Regency 55+ | Damonte Ranch | Double Diamond | Del Webb at Somersett |
|---|---|---|---|---|
| Median List Price | $580K | $565K | $520K | $650K |
| Price / Sq Ft | ~$290 | ~$290 | ~$280 | ~$330 |
| Days on Market | 40 | 28 | 32 | 35 |
| HOA / Month | Request current dues | $50–$150 | $30–$100 | $200–$350+ |
| Age-Restricted | Yes (55+) | No | No | Yes (55+) |
| On-Site Golf | No | No | No | Yes (Somersett Golf) |
| On-Site Clubhouse | No (Damonte Ranch parks) | No (community parks) | No | Yes (Del Webb Club) |
| Home Style | Single-story detached | Mixed styles | Mixed styles | Single-story detached |
| Best For | 55+ · Compare actual costs | Families · Value | Volume · Entry-level | 55+ Golf · Full amenity |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Regency 55+ 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 Regency 55+ 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 Regency 55+?
From Regency 55+ in South Reno, I-580 is minutes away, putting the airport at 20 minutes and downtown Reno at 15. Most retirees drive — mean commutes in ZIP 89521 run near 22 minutes per U.S. Census ACS data — well below the Bay Area averages most relocators leave behind, and with far less congestion.
Drive Times from Regency 55+
- 5 minDamonte Ranch Town CenterVia Steamboat Pkwy
- 15 minDowntown RenoVia I-580 north
- 20 minReno-Tahoe Intl AirportVia I-580 north
- 10 minSouth Meadows ShoppingVia South Meadows Pkwy
- 45 minMt. Rose Ski TahoeVia NV-431 (Mt. Rose Hwy)
- 50 minLake Tahoe (Incline Village)Via NV-431 over Mt. Rose Summit
- 20 minRenown Health CampusVia I-580 north
- 35 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 Regency 55+?
Most Regency 55+ purchases close in 30–45 days; cash offers from California equity buyers can close in 7–14 days. Financed purchases run 30–45 days from accepted offer. The main delay risk in age-restricted resales is HOPA occupancy documentation — confirm the community's current registration status early to avoid a last-minute escrow hold.
Quick Answer
What credit score do you need to buy in Regency 55+?
Conventional loans generally want 620+; FHA allows 580+ with 3.5% down. VA loans have no minimum credit score set by VA, though most lenders want 620+. Many Regency 55+ buyers put 20–50% down using California home-sale equity, which eliminates PMI entirely. The spread between a 680 and a 760 score can exceed $300/month on a $580K purchase — improving credit before applying pays off even for buyers with substantial cash positions.
Regency 55+ FAQ — 18 Answers
What Do Regency 55+ Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Regency 55+?
The median asking price for a Regency 55+ home is approximately $699,999 per Northern Nevada Regional MLS data for ZIP 89521, with the range spanning $450K for smaller single-story resales to $750K for larger updated homes on premium lots. Entry-level one-story plans start near $450K; upgraded and newer homes with two-car garages and open-concept layouts cluster in the $550K–$700K band.
Who qualifies to live in Regency 55+?
The federal 55+ housing exemption generally requires at least 80% of occupied units to include a resident age 55 or older, published and followed policies showing that intent, and age verification. That minimum does not reserve 20% of homes for younger residents. Association rules can be stricter; obtain written confirmation of the rules for occupants, spouses, caregivers, guests and rentals before relying on eligibility.
What HOA fees does Regency 55+ charge?
Request the current association resale package and an itemized statement of regular dues, special assessments, transfer charges and any separate amenity or sub-association fees. Confirm maintenance responsibilities and reserve funding for the exact property. We have not verified a community-wide fee schedule.
Is Regency 55+ part of Damonte Ranch?
Yes — Regency 55+ is a distinct age-restricted neighborhood within the larger Damonte Ranch master-planned community in South Reno. Residents share Damonte Ranch parks, the community lake and wetlands area, and easy access to the Town Center's shopping and dining along Steamboat Parkway, while living in a section reserved for the 55+ active-adult lifestyle.
Is Regency 55+ a gated community?
Confirm the exact property entrance, access controls, staffing hours and charges with the current association. The broader Damonte Ranch master plan does not establish whether this neighborhood is gated or guard-staffed. No gate or security-service arrangement is verified here.
What schools serve Regency 55+?
Use Washoe County School District's address-specific school zoning lookup for the enrollment year and confirm eligibility directly with the district. A nearby school name or ZIP code does not establish assignment. Charter, private and other choice programs can require separate applications. We have not verified the school ratings previously listed for this neighborhood.
How long does it take to get from Regency 55+ to downtown Reno?
From Regency 55+ in South Reno, downtown Reno is about 15 minutes north via I-580. Reno-Tahoe International Airport is roughly 20 minutes away via I-580 north — a key factor for retirees who travel regularly or have family flying in to visit. Lake Tahoe at Incline Village is about 50 minutes via the Mount Rose Highway (NV-431).
What are the property taxes like in Regency 55+?
Use the parcel assessment and current tax bill. In Washoe County, assessed value is 35% of taxable value; the district rate is applied to assessed value, with applicable abatements and charges affecting the bill. Qualifying primary residences can receive the 3% partial abatement, subject to filing and exceptions for new construction, new parcels and changes in use. A purchase price alone does not determine the bill.
How does Nevada's tax advantage compare to California for retirees?
Nevada has no individual state income tax. California also excludes Social Security benefits from its state taxable income. The effect of a move depends on pensions, other distributions, deductions, residency and any California-source income; no annual savings amount applies to every retiree. Ask a tax adviser to compare the same household facts in both states.
What is the average days on market in Regency 55+?
Homes in Regency 55+ typically sell in about 68 days from list to accepted offer per NNRMLS data for ZIP 89521, consistent with the broader south Reno market. Well-priced, move-in-ready single-story homes in the $480K–$620K band tend to go pending in three to four weeks; larger or premium-lot homes above $650K may take six to eight weeks as the active-adult buyer pool is more deliberate.
What amenities does Regency 55+ offer?
Regency 55+ residents have access to the Damonte Ranch community's parks and the wetlands and lake area along the Steamboat Corridor, plus the nearby Town Center's shopping and dining. The active-adult community design prioritizes single-story, low-maintenance homes with attached garages — making the lifestyle as much about what you don't have to do (exterior maintenance, yard work) as about formal clubhouse amenities.
Are there new construction homes available in Regency 55+?
Toll Brothers' historical 2017 Reno community brochure identifies Regency at Damonte Ranch as an active-adult community. That brochure does not establish today's inventory, HOA terms or a particular home's year built. Verify the parcel record and current listing for the property you are considering.
How does Regency 55+ compare to Del Webb at Somersett for retirees?
Regency 55+ in Damonte Ranch (ZIP 89521) offers a lower price floor — from $450K versus Del Webb at Somersett's $550K+ — and a south Reno location with easier I-580 airport access. Del Webb at Somersett carries a more prominent active-adult clubhouse and on-site golf access at the Somersett Golf & Country Club, but at a higher price point and northwest Reno commute. Both are legitimate choices depending on whether amenity programming or price flexibility is the priority.
What types of homes are available in Regency 55+?
Compare the actual listing floor plan, living area and parcel construction record. Verify whether entries, bedrooms, bathrooms and outdoor areas meet your requirements; no uniform size or construction year is established by the community name.
What should I know before buying in Regency 55+?
Obtain the current occupancy and guest policies, itemized dues, reserve study and assessments. Confirm eligibility for every intended occupant in writing. Negotiate financing and inspection terms for the actual property rather than assuming a standard timetable.
What is the minimum down payment to buy in Regency 55+?
Most Regency 55+ buyers put down 10%–20%. Conventional loans start at 3% for qualified first-time buyers; FHA allows 3.5% with 580+ credit. At the $700K corridor median, 10% down is $58,000 and 20% is $116,000. Many active-adult buyers put 30–50% down using equity from a California home sale, which meaningfully reduces the monthly payment and eliminates PMI from day one.
Is Regency 55+ a good retirement choice versus renting in Reno?
For retirees planning a 5+ year stay, buying in Regency 55+ typically beats renting in the corridor. Single-family rentals in ZIP 89521 run $2,000–$2,800/month per Reno/Sparks Association of REALTORS rental data. Ownership builds equity, locks in the payment at a fixed rate, and eliminates landlord-driven rent increases — a meaningful hedge for buyers on Social Security and fixed pension income.
Can Nevada Real Estate Group help me buy in Regency 55+?
Yes — Nevada Real Estate Group's Reno team represents buyers and sellers throughout Damonte Ranch, Regency 55+, and the broader south Reno corridor. We handle virtual tours, HOA document review, HOPA occupancy verification, and closing coordination for out-of-state relocating retirees who can't always fly in repeatedly. Call (775) 277-2120 or submit the form below.
Updated September 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
What Else Do People Ask About Regency 55+?
Beyond the FAQ above, these are the queries Regency 55+ buyers actually type into Google and AI assistants — answered with specifics you can verify: prices from the Reno/Sparks Association of REALTORS, plus the property's current HOA documents and applicable tax and occupancy rules. A general source link does not verify a specific fee, rating or price.
Is Regency 55+ a nice place to retire?
Yes — Regency 55+ is consistently described by residents as a quiet, well-maintained active-adult neighborhood with the practical advantages of South Reno: I-580 airport access, the Damonte Ranch Town Center, healthcare at Renown Health, and Nevada's zero income tax on retirement distributions. It's less amenity-rich than Del Webb at Somersett but more affordable and easier on fixed income.
Can I rent my home in Regency 55+ if I travel?
Check the property's association rental and occupancy rules alongside the applicable city or county rules. Neither HOPA status nor an active listing establishes permission for short-term or seasonal rentals. Obtain written confirmation before budgeting rental income.
Does Nevada tax retirement income?
Nevada has no individual state income tax. California also excludes Social Security benefits from its state taxable income. The effect of a move depends on pensions, other distributions, deductions, residency and any California-source income; no annual savings amount applies to every retiree. Ask a tax adviser to compare the same household facts in both states.
What is the Damonte Ranch area like?
Damonte Ranch is a large South Reno master-planned community along the Steamboat Parkway / I-580 corridor. It includes parks, a community lake and wetlands area, the Town Center shopping and dining strip, and multiple residential neighborhoods including Regency 55+. The area is family and retiree-friendly, well-maintained, and considered one of South Reno's premier master-plan communities.
How far is Regency 55+ from Renown Health?
Renown Health's main campus is approximately 20 minutes north of Regency 55+ via I-580. Renown is Northern Nevada's largest healthcare system, offering comprehensive inpatient care, specialty clinics, emergency services, and cancer care — a critical amenity for retirees evaluating long-term healthcare proximity in a relocation decision.
What is the HOA like in Regency 55+?
Request the current association resale package and an itemized statement of regular dues, special assessments, transfer charges and any separate amenity or sub-association fees. Confirm maintenance responsibilities and reserve funding for the exact property. We have not verified a community-wide fee schedule.
Can a spouse under 55 live in Regency 55+?
The federal 55+ housing exemption generally requires at least 80% of occupied units to include a resident age 55 or older, published and followed policies showing that intent, and age verification. That minimum does not reserve 20% of homes for younger residents. Association rules can be stricter; obtain written confirmation of the rules for occupants, spouses, caregivers, guests and rentals before relying on eligibility.
Is Regency 55+ the same as Damonte Ranch?
No — Regency 55+ is a distinct age-restricted neighborhood within the larger Damonte Ranch master-planned community. Damonte Ranch overall is open to all ages; Regency 55+ is the specific 55+ section with age-restricted covenants. Both share Damonte Ranch's parks, wetlands, and Town Center corridor, but Regency 55+ homes carry the HOPA age restriction that Damonte Ranch in general does not.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep South Reno and Damonte Ranch active-adult expertise, 150+ licensed agents statewide, and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada — our specialists handle HOPA documentation, HOA reserve reviews, and virtual tours for out-of-state retirees.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you retire here.
Ready to make a move?
Want to Talk to a Regency 55+ Real Estate Expert?
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Which Communities Are Near Regency 55+?
Compare Regency 55+ with neighboring South Reno communities and nearby active-adult options. Each card pairs the commute time to Regency 55+ 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
- Reno Foothills
- Riverside Artist Lofts
- Riverwalk Towers
- Saddlehorn
- Sky Vista
- Somersett
- South Meadows
- St. James's Village
- Stead
- Steamboat
- Sunset Bluffs
- Talus Valley
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 in and around Reno — from ArrowCreek and Caughlin Ranch in the west foothills to Damonte Ranch and Regency 55+ in the south corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and community details.
KEEP LEARNING
What Else Should You Read About Regency 55+ and South Reno?
These guides extend the research most Regency 55+ buyers do next — comparing South Reno active-adult communities, understanding Nevada's retirement tax advantage, and exploring the full Reno market — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Damonte Ranch Community Guide
South Reno's primary master-planned community — parks, wetlands, Town Center, and the full spectrum of family and active-adult living in ZIP 89521.
Read →GUIDE
Del Webb at Somersett 55+ Guide
Northwest Reno's flagship active-adult community — on-site golf, resort clubhouse, and the full Del Webb social programming at a higher price point than Regency 55+.
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
Which Sources Should You Check for Regency 55+?
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.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89521. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89521. 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
- California Franchise Tax Board — California excludes Social Security benefits from state taxable income; individual relocation savings need a household-specific analysis. FTB Social Security guidance
- Washoe County Assessor — Assessed value is 35% of taxable value; verify the parcel tax district and abatement status. Understanding your value notice
- Toll Brothers historical material — The 2017 brochure identifies Regency at Damonte Ranch; it does not establish current availability, dues or gate staffing. Historical Reno community brochure
- Federal housing regulations — 55+ housing qualification includes occupied-unit thresholds, policies and age verification; this does not verify a particular association policy. 24 CFR Part 100, Subpart E
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for the South Reno / Damonte Ranch corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for ZIP 89521. washoeschools.net
- Washoe County School District — Verify address zoning and enrollment requirements; no neighborhood school-score list is asserted here. washoeschools.net
- 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), HOPA (Housing for Older Persons Act) Nevada context, and Nevada DMV residency deadlines. leg.state.nv.us/nrs
- California Franchise Tax Board — California state income tax rates cited in the relocation section for CA-to-NV tax savings 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: September 15