Top Rated
8/10
8/10Pleasant Valley ES
South Reno
K-5560 Students18:1
Custom-home foothills enclave · South Reno
Saddlehorn Homes For Sale
Nevada Real Estate Group — your Saddlehorn specialists. Search custom homes for sale in South Reno's premier foothill enclave: ~430 estate-quality homes on half-acre-plus lots with Sierra Nevada and Washoe Valley views, $700K–$2M.
MEDIAN LIST PRICE (ZIP 89511)
$745K
RSAR / NNRMLS, June 2026
DAYS ON MARKET
42
RSAR / NNRMLS, June 2026
COMMUNITY SIZE
~430 homes
community-data-north.json
TO LAKE TAHOE
~50 min
via NV-431 Mt. Rose Hwy
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 Saddlehorn at a Glance?
Saddlehorn is roughly 430 custom homes on ~800 foothill acres in South Reno (ZIP 89511), with homes going under contract in about 42 days and a median list price near $745,000 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 South Reno foothill corridor.
- Community size: approximately 430 custom homes on roughly 800 acres of South Reno foothill terrain with Sierra Nevada and Washoe Valley views.
- Median list price (ZIP 89511): $745,000 (June 2026) — custom homes range from the high $700Ks to $2M for estate-scale builds.
- Best for: luxury custom-home buyers, California relocators, executives, and anyone seeking large foothill lots with privacy near Lake Tahoe.
- Schools: Washoe County School District — typically zoned to Galena High School and Marce Herz Middle School, both rated 9/10 on GreatSchools.
- Why people choose Saddlehorn: custom character, expansive lots, Sierra views, Nevada's zero state income tax, and 15-minute proximity to Reno-Tahoe International Airport.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find Saddlehorn Homes for Sale?
Saddlehorn typically carries 8–12 active listings at any time, priced $700K–$2M per NNRMLS data for ZIP 89511. According to Reno/Sparks Association of REALTORS, the South Reno foothill tier holds some of Reno's most tightly held custom inventory — half-acre-plus lots and Sierra views below ArrowCreek pricing. The newest listings appear below, refreshed daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many Saddlehorn-Area Homes Sell in Each Price Range?
The ZIP 89511 median list price sits near $745K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $700K–$1.5M custom-home band, with a small but active ultra-luxury tier above $1.5M. Each card shows current listing counts for ZIP 89511, so you can gauge real competition in your budget before touring.
Browse Saddlehorn & South Reno Listings
How Can You Find a Saddlehorn Home by Type, Lifestyle & Price?
Saddlehorn listings are filtered by ZIP 89511 — roughly 235 active homes across the South Reno foothill tier, with 8–12 specifically within Saddlehorn at any time. 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 South Reno Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, HOA details, and what daily life looks like inside each neighborhood.
By Price Range
Updated daily · 265 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Saddlehorn Listings First?
With only 8–12 active listings in Saddlehorn at any time and homes going under contract in a median 42 days per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a decisive edge. Set a custom alert by price, beds, baths, and lot size — no spam, unsubscribe anytime.
- 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
8/10
9/10
8/10
8/10
7/10
How Are the Schools near Saddlehorn?
Saddlehorn sits within the Washoe County School District catchment for some of Northern Nevada's strongest campuses — Galena High School and Marce Herz Middle School both earn 9/10 on GreatSchools, and the private market adds Sage Ridge School and Bishop Manogue Catholic High School within a short drive. Verify current zoning for any specific address before purchasing.
8/10Brown ES
Damonte Ranch
K-5700 Students20:1
9/10Caughlin Ranch ES
Caughlin Ranch
K-5640 Students18:1
8/10Double Diamond ES
Double Diamond
K-5680 Students19:1
8/10Hunsberger ES
Somersett
K-6720 Students19:1
7/10Hidden Valley ES
Hidden Valley
K-6520 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Serve Saddlehorn?
According to GreatSchools.org, Galena High School (9/10) and Marce Herz Middle School (9/10) serve most Saddlehorn addresses — among the strongest public campuses in the Washoe County School District (ZIP 89511). Ratings are cross-checked against the Nevada Report Card. Confirm zoning for a specific address with the district before purchasing.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Galena High School | Public | 9-12 | 9/10 | South Reno | $700,000+ |
| 2 | Marce Herz Middle School | Public | 6-8 | 9/10 | South Reno | $700,000+ |
| 3 | Sage Ridge School | Private | K-12 | 9/10 | South Reno | $700,000+ |
| 4 | Bishop Manogue Catholic HS | Private | 9-12 | 9/10 | South Reno | $700,000+ |
| 5 | Pleasant Valley Elementary | Public | K-5 | 8/10 | South Reno | $650,000+ |
SAFETY & CRIME
Is Saddlehorn Safe?
Direct Answer
Yes — Saddlehorn and the broader South Reno foothill tier post crime rates well below the Reno metro average. The community's quiet residential streets, active HOA, low through-traffic, and established character contribute to a strong safety profile. According to City of Reno Police and FBI Uniform Crime Reporting data, established foothill communities like Saddlehorn experience mainly low-level property crime.
- Safety grade, South RenoAreaVibes composite 2026
- Property crime ratevs Reno metro average
- HOA oversightCommon-area and community standards
- Residential characterLow through-traffic foothill streets
What Buyers Should Know
Saddlehorn's foothill setting naturally limits through-traffic — the rolling terrain and cul-de-sac street pattern keep non-resident vehicles out of the neighborhood. Combined with an active HOA and long-tenured residents, the community sees mainly low-level property incidents at rates below the South Reno average.
The broader ZIP 89511 foothill corridor — which includes ArrowCreek, Galena Forest, and Saddlehorn — runs significantly below the Reno city crime averages tracked by FBI Uniform Crime Reporting data. Buyers coming from guard-gated communities should note that Saddlehorn is open-access, so basic residential security practices still apply.
South Reno's established neighborhoods benefit from well-funded Washoe County and City of Reno law enforcement services. Response times to the foothill communities are consistent with citywide averages, and the neighborhood watch culture in Saddlehorn reinforces the overall safety profile.
Sources: FBI Uniform Crime Reporting (latest available data), City of Reno Police Department reporting. Last updated June 2026.
Living In
What's It Like Living in Saddlehorn?
The Answer
Saddlehorn delivers custom-home foothill living on ~800 acres in South Reno (ZIP 89511): rolling terrain, Sierra Nevada views, and daily convenience minutes away. Developed by Jasick & Nichols in the late 1980s, the community is zoned under Washoe County to Galena High School (9/10) and Marce Herz Middle School (9/10) — Northern Nevada's strongest public cluster.
What is Saddlehorn known for?
Saddlehorn is known for its custom-built homes on expansive lots — half an acre to more than an acre each — set across roughly 800 acres of South Reno foothill terrain. The community combines privacy, Sierra Nevada and Washoe Valley views, walking trails, and proximity to top Washoe County schools, all within 18 minutes of Downtown Reno.
Who should live in Saddlehorn?
Saddlehorn fits luxury custom-home buyers, California relocators seeking estate character without a guard-gate premium, executives who want privacy and quick airport access, and families drawn to the Galena and Marce Herz school zone. The $700K–$2M price range brings foothill living to buyers who find Montreux's $1.2M+ entry point too steep.
What is daily life like in Saddlehorn?
Daily life is quiet and suburban: morning walks through the foothill trail network, a 10-minute drive to Summit Reno shopping and South Reno dining, and a 15-minute commute to the airport via I-580. Weekends stretch to Galena Creek Recreation Area, Bartley Ranch, and Lake Tahoe about 50 minutes away on Mt. Rose Highway.
Location
Where Is Saddlehorn
Saddlehorn sits in the foothills of South Reno, Nevada (ZIP 89511), on roughly 800 acres of rolling terrain at the base of the Sierra Nevada, about 18 minutes from Downtown Reno via I-580.
Downtown Reno
18
Min
Airport
15
Min
Summit Reno
10
Min
Lake Tahoe
50
Min
ArrowCreek
8
Min
Saddlehorn
At a Glance$745,000
Median List Price (ZIP 89511)
~$355
Price / Sq Ft (ZIP 89511)
8–12
Active Listings
42
Days on Market
- Community Size
- ~430 custom homes
- Acreage
- ~800 acres
- Lot Sizes
- 0.5–1+ acres
- Price Range
- $700K–$2M
- HOA
- $50–$150/mo
- Developer
- Jasick & Nichols
- Established
- Late 1980s
- Guard-Gated
- No (open access)
- Schools
- Washoe County School District
- High School
- Galena HS (9/10 GreatSchools)
- ZIP Code
- 89511
- To Airport
- ~15 min via I-580
LIVABILITY REPORT CARD
How Does Saddlehorn Score?
Saddlehorn scores at the top of the South Reno foothill tier for outdoor access, school zoning, and custom-home character. Below is a category-by-category report card — the six factors our agents walk through with every buyer considering a move to this enclave.
Grade A-: Safety
South Reno foothill communities run well below the metro crime average; open access with active HOA and quiet streets.
Grade A: Schools
Galena HS (9/10) and Marce Herz MS (9/10) are among the strongest public schools in Northern Nevada.
Grade A-: Cost of Living
$700K–$2M custom homes — expensive for Reno, but a fraction of comparable Bay Area foothill estate pricing.
Grade A-: Amenities
Summit Reno, Galena Creek Recreation Area, Bartley Ranch, and South Reno dining within 10 minutes.
Grade A: Outdoor Access
Community trails, Saddlehorn Park, Whites Creek Park, and Lake Tahoe 50 minutes away.
Grade A-: Commute
18 minutes to Downtown, 15 to the airport — faster than most South Reno foothill addresses.
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
Why is Saddlehorn a good place to live?
Saddlehorn combines custom-home character, expansive half-acre-plus lots, Sierra Nevada and Washoe Valley views, and top Washoe County School District zoning — all 18 minutes from Downtown Reno and 15 from the airport. Nevada's zero state income tax and a 3% property-tax cap under NRS 361.471 make the long-run carrying cost predictable. For buyers who want a luxury foothill lifestyle without a guard-gate structure or golf club dues, Saddlehorn is the clearest value in South Reno's custom-home tier.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Saddlehorn?
According to the U.S. Census Bureau, ZIP 89511 (South Reno, which includes Saddlehorn, ArrowCreek, and Galena Forest) carries a median household income well above the citywide figure — consistent with a custom-home, large-lot community where most residents are established professionals, executives, and California relocators.
Home values have climbed sharply in ZIP 89511 over the past decade as Bay Area and Sacramento households relocated to the foothill communities. Owner-occupancy is high, turnover is low, and the educational attainment of adult residents significantly exceeds the Reno city average — a profile that reinforces school quality and long-term neighborhood stability.
89511
South Reno foothills
$110,000+
vs Reno city $72,000
$745K+
vs Reno city $525K
~75%
vs Reno city 53%
~52%
vs Reno city 34%
~35%
vs Reno city 27%
~85%
vs South Reno avg ~30%
2.8
vs Reno city 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is South Reno Growing?
ZIP 89511 has been one of Reno's fastest-appreciating ZIP codes over the past decade, driven by constrained custom-lot supply, strong California in-migration, and consistent demand from executive and TRI Center-adjacent buyers. The Nevada State Demographer projects the broader South Reno corridor growing through 2030.
+2.8%YoY median price growth (ZIP 89511, 2026)
~430Total Saddlehorn homes (tight supply)
50 minTo Lake Tahoe via NV-431
ZIP 89511 median list price trajectory, 2010–2026
Saddlehorn and the broader 89511 foothill tier have appreciated steadily, outperforming the Reno city average in most years. Limited new custom-lot supply — there is essentially no room to build comparable lots at Saddlehorn's scale in South Reno — keeps upward pressure on resale prices. California executive relocation from the Bay Area and Sacramento continues to supply qualified buyers.
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 Saddlehorn Score for Livability?
Saddlehorn posts A-range scores across every livability dimension the template measures — it is one of the stronger community-level profiles in the South Reno foothill tier. The rings below break the composite into the six categories buyers ask about most, benchmarked against AreaVibes and Washoe County data.
- 88A-
Overall Livability
- 91A
Schools
- 85A-
Safety
- 80B+
Cost of Living
- 84A-
Amenities
- 93A
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Saddlehorn Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89511 — the South Reno foothill ZIP covering Saddlehorn, ArrowCreek, and Galena Forest — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median sits near $745,000, up 2.8% year-over-year, with a median 42 days on market. Updated monthly.
Median List Price (ZIP 89511)
+2.8% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 → 42 days YoY — custom tier takes longer
vs May 2025
Source: Las Vegas REALTORS
Active Listings (ZIP 89511)
~265 across ZIP; 8–12 in Saddlehorn specifically
vs May 2025
Source: Las Vegas REALTORS
42
MEDIAN DAYS ON MARKET
$745K
MEDIAN LIST PRICE
8–12
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES MOVE FAST
Get matched with a
Saddlehorn specialist.
Market Competitiveness
How Competitive Is Saddlehorn Right Now?
Saddlehorn is a moderately competitive custom-home market. With only 8–12 active listings at any given time and roughly 430 total homes, well-priced custom estates in the $700K–$1.2M range typically go pending in 42–55 days per NNRMLS data. Homes above $1.5M take one to three months as the qualified buyer pool narrows significantly.
48Moderately Competitive
- 42 daysMedian days on market (ZIP 89511)
- 8–12Active Saddlehorn listings
- ~$355Median price per sq ft (ZIP 89511)
- $700K–$2MSaddlehorn price range
Is Saddlehorn Right for You?
Who Should Buy a Home in Saddlehorn?
Saddlehorn is not for every buyer — it is a custom-home, large-lot, foothill community priced from the high $700Ks to $2M. Six buyer profiles below match lifestyles to what Saddlehorn actually delivers, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit Saddlehorn?
California Relocators
- Zero Nevada state income tax vs. California's 13.3%
- Custom lots at a fraction of Bay Area estate pricing
- 15-min airport access for California business travel
- Galena HS zone for school-age children
Executive Buyers
- Privacy and custom character without a guard-gate premium
- Quick access to Reno-Tahoe Airport and TRI Center
- Home-office space on generous lots
- ArrowCreek and Montreux golf nearby
Growing Families
- Galena HS (9/10) and Marce Herz MS (9/10) school zone
- Half-acre-plus lots for kids, pets, and outdoor living
- Trail access from the community
- Sage Ridge and Bishop Manogue private options nearby
Luxury Buyers (value tier)
- Foothill custom character below ArrowCreek and Montreux entry
- No mandatory golf-club dues or guard-gate HOA premium
- Same South Reno school zone as pricier foothill enclaves
- Strong resale history in tight-supply custom tier
Active Lifestyle Buyers
- Community trails and Saddlehorn Park on-site
- Galena Creek and Bartley Ranch within 10 minutes
- Lake Tahoe 50 minutes, Mt. Rose Ski Tahoe 30 minutes
- 300+ days of sun for year-round foothill living
Buy-and-Hold Investors
- Custom foothill rentals: $3,200–$5,000/month
- Tight supply — only ~430 total homes in Saddlehorn
- California relocator tenant pool
- Zero state income tax on rental income
Best Fit For
- California relocators — custom estate character at a fraction of Bay Area pricing, zero state income tax, and Lake Tahoe instead of coastal traffic.
- Executive and luxury buyers — privacy, half-acre-plus lots, and foothill views without the guard-gate premium or mandatory club membership of Montreux or ArrowCreek.
- Families prioritizing schools — Galena High School (9/10) and Marce Herz Middle School (9/10) are South Reno's strongest public cluster.
- Active outdoor enthusiasts — community trails, Galena Creek, Bartley Ranch, and Lake Tahoe all within 50 minutes of the driveway.
- Buyers seeking value in the custom tier — Saddlehorn's entry point runs below ArrowCreek and well below Montreux for comparable foothill custom character.
- Buy-and-hold investors — tight inventory of ~430 custom homes and $3,200–$5,000/month rental demand from executive relocators keep occupancy strong.
Ready to explore homes in Saddlehorn? Our team knows every custom-home street, price tier, and resale history in the South Reno foothill corridor.
Start Your Home SearchPros
- Custom homes on half-acre-plus lots — rare character unavailable in most South Reno communities
- Galena HS (9/10) and Marce Herz MS (9/10) school zone — Northern Nevada's strongest public cluster
- Zero Nevada state income tax saves high earners $25K–$250K+ annually vs. California
- Open-access foothill luxury at a lower entry point than ArrowCreek and Montreux
- Lake Tahoe 50 minutes away and Mt. Rose Ski Tahoe 30 minutes via NV-431
- 3% property-tax cap under NRS 361.471 for predictable long-run carrying costs
- Tight supply of ~430 homes supports resale value through market cycles
Honest Considerations
- Custom homes require deeper due diligence — no model-row comparables shortcut
- Open-access community — buyers wanting 24/7 staffed gates should consider ArrowCreek or Montreux instead
- South Reno foothill homes may carry wildfire defensible-space requirements — budget for inspections
- Jumbo financing required for most purchases (above $766,550 in 2026) — 700+ credit score and 20% down typical
- Tight listing inventory of 8–12 active homes means fewer choices and less negotiating leverage than larger communities
South Reno Comparison
How Does Saddlehorn Compare to ArrowCreek, Montreux & Damonte Ranch?
A like-for-like comparison of four South Reno communities spanning the foothill luxury spectrum — median price, days on market, inventory, and lifestyle fit — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Prices span $565K in Damonte Ranch to $2.4M in Montreux, covering the full South Reno buyer spectrum.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Saddlehorn | $900,000 | ~$360 | 42 | 12 | Custom · Foothill · Value luxury |
| ArrowCreek | $1,250,000 | ~$400 | 48 | 24 | Gated · Golf · Luxury |
| Montreux | $2,400,000 | ~$520 | 62 | 14 | Ultra-luxury · Guard-gated · Golf |
| Damonte Ranch | $565,000 | ~$290 | 28 | 48 | Family · Master-planned |
| Galena Forest | $1,400,000 | ~$450 | 55 | 9 | Custom · Ultra-luxury · Wooded |
| South Meadows | $580,000 | ~$295 | 30 | 36 | Family · New construction |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each South Reno Community?
Submarket 1
Saddlehorn
Open-access custom-home enclave on ~800 acres — about 430 homes on half-acre-plus lots with Sierra and Washoe Valley views, a 9/10 school zone, and an entry point below gated peers. The best balance of foothill character and value in South Reno.
Browse Saddlehorn homes →$900KMedian Price
42Days on Market
12Active Listings
~$360Price / Sq Ft
Submarket 2
ArrowCreek
A gated foothill golf community with two courses and sweeping Truckee Meadows views. A mix of semi-custom and custom luxury homes on larger lots, popular with executives and Tahoe-adjacent buyers.
Browse ArrowCreek homes →$1.25MMedian Price
48Days on Market
24Active Listings
~$400Price / Sq Ft
Submarket 3
Montreux
Reno's pinnacle: a guard-gated golf community around a Jack Nicklaus course that has hosted PGA Tour events. Custom estates with pine-forest privacy and mountain views — the region's most expensive resales.
Browse Montreux homes →$2.4MMedian Price
62Days on Market
14Active Listings
~$520Price / Sq Ft
Submarket 4
Damonte Ranch
South Reno's family hub — parks, wetlands, top-zoned Depoali Middle and Damonte Ranch High, and the deepest move-in-ready inventory at entry-level South Reno pricing.
Browse Damonte Ranch homes →$565KMedian Price
28Days on Market
48Active Listings
~$290Price / Sq Ft
Submarket 5
Galena Forest
Deep-foothill custom estates in a forested Sierra setting — the most private addresses in South Reno, popular with buyers who want seclusion and large acreage above the Saddlehorn price tier.
Browse Galena Forest homes →$1.4MMedian Price
55Days on Market
9Active Listings
~$450Price / Sq Ft
Submarket 6
South Meadows
The growth engine of South Reno — an actively-selling new-construction corridor with multiple national and regional builders, phased releases, and entry pricing from the $400Ks.
Browse South Meadows homes →$580KMedian Price
30Days on Market
36Active Listings
~$295Price / Sq Ft
Submarket 7
ZIP 89511 — South Reno Foothill Tier Overview
The full ZIP 89511 foothill market — spanning Saddlehorn, ArrowCreek, Galena Forest, and the South Reno hillside enclaves — holds roughly 265 active listings from $700K to $5M+, with new homes entering daily from live NNRMLS data.
Browse ZIP 89511 — South Reno Foothill Tier Overview homes →$745KZIP Median List Price
265+Active Listings (ZIP 89511)
+2.8%YoY Price Growth
42 daysMedian DOM
Where Is Saddlehorn on the Map?
Saddlehorn sits in the South Reno foothills at ZIP 89511, roughly 18 minutes from Downtown Reno via I-580 and 15 minutes from Reno-Tahoe International Airport. ArrowCreek, Galena Forest, Damonte Ranch, and South Meadows are all within 8–12 minutes, placing Saddlehorn at the center of the South Reno foothill custom-home tier.
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BY ZIP CODE
What Does the South Reno Market Look Like by ZIP Code?
ZIP 89511 is South Reno's premium foothill ZIP — the highest median list price of any Reno ZIP code per Northern Nevada Regional MLS data. The table below shows how it compares to the adjacent South Reno ZIPs that share the Galena HS school zone.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89511 | South Reno · Saddlehorn · ArrowCreek · Galena | $745K | ~$355 | 42 | 265 | +2.8% |
| 89521 | Damonte Ranch · South Meadows | $565K | ~$290 | 28 | 256 | +2.2% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89509 | Midtown · Central · Lakeridge | $520K | ~$310 | 34 | 174 | +1.5% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
| 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. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define Saddlehorn Real Estate?
Eight verifiable numbers — each sourced to the BLS Reno-Sparks MSA, U.S. Census Bureau, Reno/Sparks Association of REALTORS, or Washoe County Assessor — capture what buyers need to know about Saddlehorn: price, pace, supply, school rating, tax cap, lot size, HOA cost, and drive time to Lake Tahoe.
$745K
Median list price in ZIP 89511 (South Reno foothills) in June 2026.
Reno/Sparks Association of REALTORS
+2.8%
Year-over-year price growth in ZIP 89511, May 2025 to May 2026.
Northern Nevada Regional MLS
42
Median days from list to accepted offer in ZIP 89511.
RSAR / NNRMLS, June 2026
~430
Total custom homes in Saddlehorn — limited supply supports values.
community-data-north.json
9/10
GreatSchools rating at Galena High School, which serves most Saddlehorn addresses.
GreatSchools 2026
50 min
Drive time from Saddlehorn to Lake Tahoe at Incline Village via NV-431.
Mt. Rose Hwy (NV-431)
$50–$150
Monthly HOA dues range covering common areas and trail maintenance.
community-data-north.json
0.5–1+
Typical lot size in acres — dramatically larger than South Reno master plans.
Washoe County Assessor / parcel data
WHY SADDLEHORN
Why Does Saddlehorn Stand Out in South Reno?
Five advantages separate Saddlehorn from every other South Reno community — each tied to a verifiable primary source, from the Nevada Revised Statutes property-tax cap (NRS 361.471) to NNRMLS active-listing data, Washoe County Assessor parcel records, and GreatSchools ratings — not marketing language.
- community-data-north.json / Washoe County Assessor
Custom homes on half-acre-plus lots
About 430 predominantly custom-built homes on lots from 0.5 to 1+ acres — a scale unavailable in most South Reno master plans.
- Saddlehorn site topography
Sierra Nevada and Washoe Valley views
Rolling 800-acre foothill terrain puts panoramic mountain and valley views on a wide swath of homesites — not just the top-of-ridge lots.
- GreatSchools 2026 / WCSD
Top Washoe County school zone
Galena High School and Marce Herz Middle School — both 9/10 on GreatSchools — serve most Saddlehorn addresses.
- NRS 361.471 / Nevada Department of Taxation
No state income tax plus 3% cap
Nevada levies no personal income tax, and annual property-tax increases on a primary residence are capped at 3% by statute.
- NNRMLS / RSAR June 2026
Open-access foothill value vs. gated peers
Saddlehorn delivers the same South Reno foothill lifestyle and school zone as ArrowCreek and Montreux at a lower entry price — no mandatory golf-club dues or guard-gate HOA premium.
WHY BUY IN SADDLEHORN
What Are the Top 10 Reasons to Buy a Home in Saddlehorn?
Saddlehorn makes its case on custom character, a 9/10 school zone, and Nevada's zero income-tax advantage — each backed by BLS Reno-Sparks MSA employment data, NNRMLS active-listing records, Washoe County Assessor parcel filings, and GreatSchools ratings. The ten reasons below are grounded in data, not promotional copy.
Custom homes, not production tracts
Every Saddlehorn home reflects individual design — modern, traditional, or transitional — on generous lots.
community-data-north.json
Half-acre-plus lots
Lots from 0.5 to 1+ acres deliver privacy, landscaping room, and outdoor living rare in South Reno.
Washoe County Assessor
Galena HS and Marce Herz MS school zone
Two 9/10-rated WCSD schools serve most addresses — among the strongest public options in Northern Nevada.
GreatSchools 2026
Sierra Nevada views
800 acres of rolling foothill terrain means sweeping mountain and Washoe Valley views on most homesites.
Site topography
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs as values rise.
NRS 361.471
15 minutes to Reno-Tahoe Airport
Faster airport access than most South Reno foothill addresses via I-580.
Drive time via I-580
Lake Tahoe 50 minutes away
Mt. Rose Highway puts Incline Village, beaches, and Sierra ski resorts within an hour.
via NV-431
Open-access pricing below gated peers
Similar foothill character and school zone as ArrowCreek and Montreux at a lower entry point — no mandatory club dues.
NNRMLS / RSAR June 2026
Tight supply = value preservation
~430 homes total and no room for comparable new development supports long-run resale strength.
community-data-north.json / NNRMLS
New Construction
Who Are the Top Builders in Henderson?
Henderson has more active new-construction inventory than any other Las Vegas Valley city. The 8 builders below account for ~85% of new homes currently selling in Henderson. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Ultra-Luxury
Toll Brothers
Custom and semi-custom luxury homes
Family & Mid-Market
Lennar
Largest production builder in Henderson
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
First-Time & Family
KB Home
Customizable Personal Plans
55+ Active Adult & Family
Pulte / Del Webb
Del Webb brand for 55+
Family & Mid-Market
Pardee Homes
Tri Pointe subsidiary
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does Saddlehorn Offer?
Saddlehorn's foothill setting puts parks, trails, and mountain recreation within minutes. The Washoe County parks network and the City of Reno trail system surround the community, and Lake Tahoe and a dozen Sierra ski resorts are about 50 minutes away via Mt. Rose Highway.
IN-COMMUNITY
Saddlehorn Park
Community parkWalking · RelaxingHOA
The in-community park provides a central gathering point with walking paths and open space woven through the foothill terrain.
NEARBY
Whites Creek Park
Regional parkTennis · Picnics · PlaygroundFree
Tennis courts, playgrounds, and picnic areas in the South Reno corridor, minutes from Saddlehorn.
10 MIN
Galena Creek Recreation Area
230+ acresHiking · PicnicsFree
Forested Sierra trails and a visitor center on Mt. Rose Highway — the closest high-elevation hiking to Saddlehorn.
8 MIN
Bartley Ranch Regional Park
56 acresTrails · EquestrianFree
Trails, an amphitheater, and equestrian facilities at the edge of the South Reno neighborhoods.
30 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 deep Sierra powder.
50 MIN
Lake Tahoe (Incline Village)
191 sq miBoating · Beaches · SkiingFree shoreline
North America's largest alpine lake — beaches, marinas, and a dozen surrounding ski resorts, all under an hour from Saddlehorn.
ADJACENT
South Reno Trail Network
Miles of pathsWalking · RunningFree
Community and county trail connections through the South Reno foothill corridor link Saddlehorn to the broader outdoor network.
8 MIN
ArrowCreek Golf / Saddlehorn Area
36 holesChampionship golfPrivate membership
Two championship courses at nearby ArrowCreek available to members — a short drive from Saddlehorn.
The Saddlehorn Lifestyle
What Does a Weekend in Saddlehorn Look Like?
Morning trail walks through the foothill community, coffee in Midtown Reno, and an afternoon at Galena Creek or Lake Tahoe — Saddlehorn sits at the intersection of South Reno convenience and Sierra adventure, per the City of Reno's parks and recreation network.
~430Custom Homes
50 minTo Lake Tahoe
10 minTo Summit Reno
800 acFoothill Terrain
THIS WEEKEND'S OPEN HOUSES
Can You Tour Saddlehorn Homes This Weekend?
With only 8–12 active Saddlehorn listings at any time, open houses are less frequent than in high-volume master plans — most sellers prefer private showings coordinated through their agent. Set up an instant alert to get notified the moment a Saddlehorn home schedules an open house, or contact our team for a private tour of any active listing.
Quick Answer
What does an HOA cost in Saddlehorn?
Saddlehorn HOA dues typically run $50–$150 per month, covering common-area maintenance, trail upkeep, and shared open-space landscaping. Some sub-streets within the broader Saddlehorn area may have their own sub-association fees on top of the base dues. Always pull the full dues structure, transfer fees, and any outstanding special-assessment balance during escrow before committing to a purchase.
Moving to Saddlehorn
Should I Move to Saddlehorn?
California buyers relocating to Reno consistently choose South Reno foothill communities for the combination of custom character, Nevada's zero state income tax, and Sierra access. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most moves to Saddlehorn.
Why California Buyers Are Choosing Saddlehorn
The tax math is compelling: California's top marginal rate is 13.3% — Nevada's is zero. A household earning $500,000 saves roughly $51,000 per year in state income taxes alone. Saddlehorn's effective property tax of roughly 0.5–0.7% under Washoe County rates, capped at 3% annual growth for primary residences under Nevada Revised Statutes 361.471, adds long-run predictability that no California community can offer.
At a $1,000,000 budget, buyers in the San Francisco Bay Area or Sacramento typically get a dated 1,000–1,400 sq ft property. That same budget in Saddlehorn secures a 3,000–4,500 sq ft custom home on a half-acre-plus foothill lot with Sierra Nevada views, mature landscaping, and Lake Tahoe about 50 minutes from the driveway.
According to Reno/Sparks Association of REALTORS, the South Reno ZIP 89511 median list price runs near $745,000 — a fraction of comparable Bay Area custom-home pricing. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value. The U.S. Bureau of Labor Statistics shows Reno-Sparks MSA unemployment near historic lows, anchored by the Tahoe-Reno Industrial Center tech corridor.
Reno's economy has diversified beyond gaming. The Tahoe-Reno Industrial Center anchors Tesla's Gigafactory, Switch, Panasonic, and Google data centers, while Renown Health, the University of Nevada Reno, and a growing logistics and tech base round out the job market. South Reno sits within easy commute distance of the airport and the TRI Center — Saddlehorn residents typically reach either in 15–20 minutes.
Cost of Living Snapshot — South Reno vs. San Francisco Bay Area
Day-to-day costs run dramatically lower than the Bay Area. Nevada has no state income tax and no personal property tax on vehicles beyond registration. Custom foothill living in Saddlehorn at $800K–$1.5M still runs a fraction of comparable Bay Area estate pricing.
| Metric | Saddlehorn, NV | San Francisco Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (ZIP 89511) | ~$745K | ~$1.5M–$2M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Avg. Custom Home Size at $1M | 3,000–4,500 sq ft on 0.5+ ac | 1,000–1,400 sq ft |
| Airport Commute | 15 min (Reno-Tahoe Intl) | 40–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Saddlehorn Rental Market — Rent vs. Own
Custom foothill rentals in Saddlehorn typically run $3,200–$5,000/month per Reno/Sparks Association of REALTORS rental tracking. For buyers planning a 5+ year hold, purchasing builds equity that Reno's steadily rising rents otherwise hand to a landlord — and Nevada adds no state income tax on top of the appreciation.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Planning a move to South Reno? Our team specializes in foothill custom-home relocation — virtual tours, neighborhood comparisons, off-market access, and closing coordination without flying in repeatedly.
Start Your Saddlehorn SearchRELOCATION TIMELINE
How to Relocate to Saddlehorn in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Saddlehorn 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 registration penalties stack.
Research neighborhoods & set a budget
Compare Saddlehorn to ArrowCreek, Montreux, and Galena Forest — weigh the open-access value of Saddlehorn against the guard-gate structure of its foothill peers. Saddlehorn's $700K–$2M range is the widest in the South Reno custom tier.
Get pre-approved for jumbo financing
Most Saddlehorn purchases exceed the $766,550 conforming limit — you'll need jumbo financing, which typically requires 20% down and a 700+ credit score. Line up a lender with foothill luxury experience before touring.
Hire a South Reno foothill specialist
Custom-home valuations, lot-specific view premiums, defensible-space requirements, and sub-association dues are all community-specific knowledge. Work with an agent who has closed multiple Saddlehorn transactions.
Tour in person or virtually
Walk your shortlist at different times of day — morning Sierra light versus evening city-light views differ dramatically. Note lot slope, drainage, and garage orientation; custom homes vary widely on practical livability details.
Write and negotiate the offer
Custom-home comps are thin — rarely more than 12 active listings at any time. Price relative to recent closed sales in ZIP 89511, not the broader Reno median. Inspection contingencies are especially important in this tier.
Inspection & appraisal
Custom inspections cover non-standard construction, custom HVAC, site drainage, defensible space, and roof condition at South Reno's elevation. Jumbo appraisals require two local closed comps — plan 7-10 business days.
Clear conditions & fund
Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Confirm HOA dues, sub-association structure, and any pending special assessments before clearing financing conditions.
Close, move, and register
Transfer utilities (NV Energy, Truckee Meadows Water Authority), then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Saddlehorn?
Saddlehorn residents commute to a diversified Reno-Sparks economy anchored by advanced manufacturing, data centers, healthcare, and higher education. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment rate runs near historic lows. The Tahoe-Reno Industrial Center — home to Tesla's Gigafactory, Switch, Panasonic, and Google — is a 20-25 minute drive via I-580 from South Reno.
$110K+Median household income (ZIP 89511)U.S. Census ACS estimate
TRI CenterTesla · Switch · Panasonic · Google20-25 min via I-580
15 minTo Reno-Tahoe AirportVia I-580
30 minTo TRI Center job corridorEast on I-80
Top Reno-Area Employers Within Commuting Distance
- Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center — ~20-25 min from Saddlehorn
- University of Nevada, RenoR1 research university and medical school — ~20 min via I-580
- Renown HealthNorthern Nevada's largest healthcare system — ~18 min via I-580
- SwitchHyperscale data centers at the TRI Center — ~30 min via I-80
- Panasonic EnergyBattery manufacturing at the Gigafactory — ~25 min via I-580
- Washoe County School DistrictLargest public employer in Washoe County — campuses across Reno and Sparks
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Saddlehorn Compare to ArrowCreek, Montreux & Damonte Ranch?
Deciding between South Reno foothill communities? This comparison covers the metrics buyers care about most. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Saddlehorn | ArrowCreek | Montreux | Damonte Ranch |
|---|---|---|---|---|
| Median List Price | ~$900K | ~$1.25M | ~$2.4M | ~$565K |
| Price / Sq Ft | ~$360 | ~$400 | ~$520 | ~$290 |
| Days on Market | 42 | 48 | 62 | 28 |
| Total Homes | ~430 | ~700 | ~600 | ~3,500 |
| Guard-Gated | No | Yes | Yes | No |
| Golf Course | Nearby | On-site (2) | On-site (Jack Nicklaus) | No |
| HOA / Month | $50–$150 | $300–$500 | $500–$800+ | $50–$120 |
| Lot Sizes | 0.5–1+ ac | 0.25–1+ ac | 0.5–3+ ac | 0.1–0.3 ac |
| School Zone (HS) | Galena (9/10) | Galena (9/10) | Galena (9/10) | Damonte Ranch (8/10) |
| Best For | Value luxury · Custom | Golf · Gated | Ultra-luxury | Families · Entry |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Saddlehorn Cost You Each Month?
A median $900K Saddlehorn purchase runs about $6,100 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and HOA included. The tabs below let you model your own payment, compare renting, and map HOA tiers across the South Reno foothill tier.
Payment Estimator
Estimate Your Saddlehorn Payment
$5,598
Estimated Monthly Payment
- Principal & Interest$4,790
- Property Tax$458
- 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 in Saddlehorn right now?
At current rates the monthly premium over renting narrows once equity and tax effects are counted — and foothill custom-home rents rising 4% annually shift the long-run math decisively toward owning for 5+ year holds.
OWN (20% DOWN, 7%)
$5,513 / mo
- Principal & Interest
- $4,788
- Property Tax (~0.6%)
- $450
- Homeowners Insurance
- $175
- HOA
- $100
- PMI (20% down — not required)
- $0
5-year net cost:~$210,000
Equity built:~$135,000
RENT (MEDIAN SADDLEHORN TIER)
$3,800 / mo
- Median SFR Rent (Saddlehorn tier)
- $3,800
- Renters Insurance
- $30
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$247,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a $900K Saddlehorn home for five years builds roughly $135,000 in equity while the renter accumulates none. With annual rent increases of 4%, renting actually costs more over the five-year period once appreciation and principal paydown are counted. The owner also retains full benefit of Nevada's zero state income tax on any gain at sale.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax (Washoe County Assessor).
HOA Fees by Community
HOA Fees in South Reno Foothill Communities
South Reno foothill HOA dues vary significantly by community type — open-access custom enclaves like Saddlehorn run far below guard-gated peers.
Open-Access Custom Enclave
$50–$150 / mo
Saddlehorn
$50–$150
Includes:
Common-area maintenance, trail upkeep, open-space landscaping
Caughlin Ranch (standard sub-plans)
$80–$160
Includes:
Trail system, parks, common-area maintenance
Gated Golf Communities
$300–$500 / mo
ArrowCreek
$300–$500
Includes:
24-hr staffed gates; club membership separate from HOA
Rancharrah
$250–$350
Includes:
Gated entry, private clubhouse and amenities
Guard-Gated Ultra-Luxury
$500–$800+ / mo
Montreux
$500–$800+
Includes:
Staffed gates, patrols, private roads, Jack Nicklaus golf (separate membership)
St. James's Village
$500–$800+
Includes:
Staffed gates, patrols, private roads, and parks
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Saddlehorn?
I-580 is the primary artery from South Reno, connecting Saddlehorn to Downtown, the airport, and the TRI Center. Most Saddlehorn residents drive — commutes average under 20 minutes to most Reno employment centers per U.S. Census ACS data — far shorter than the Bay Area averages most relocators leave behind.
Drive Times from Saddlehorn
- ~18 minDowntown RenoI-580 north to city center
- ~15 minReno-Tahoe Intl AirportI-580 north to terminal
- ~10 minSummit Reno ShoppingMt. Rose Hwy east
- ~8 minArrowCreekSouth Reno surface roads
- ~25 minTahoe-Reno Industrial CenterI-580 north to I-80 east
- ~50 minLake Tahoe (Incline Village)Mt. Rose Hwy (NV-431)
- ~30 minMt. Rose Ski TahoeMt. Rose Hwy (NV-431)
- ~10 minGalena Creek Recreation AreaMt. Rose Hwy 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 Saddlehorn?
Most Saddlehorn purchases close in 30 to 45 days; cash offers can close in 7–14 days. Jumbo financing — standard above the $766,550 conforming limit — takes 30–45 days from accepted offer to keys. Custom-home appraisals require two closed comps, which can push toward the 45-day end in ZIP 89511's tight-inventory market.
Quick Answer
What credit score do you need to buy in Saddlehorn?
Jumbo financing is standard for Saddlehorn purchases above $766,550 — most lenders require a 700+ credit score and 20% down, with 12-24 months of cash reserves. A few portfolio lenders will go to 680 with stronger reserves. Scores above 760 typically get the best jumbo rate tier, which on a $1M purchase at 7% saves roughly $300-$400/month versus a 700 score. Get pre-approved by a lender experienced in Northern Nevada jumbo before touring.
Saddlehorn FAQ — 18 Answers
What Do Saddlehorn Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Saddlehorn?
Saddlehorn homes are priced from the high $700Ks to about $2M for custom estates, per Northern Nevada Regional MLS data for ZIP 89511. The current median list price in this ZIP runs near $745,000 according to Reno/Sparks Association of REALTORS. Larger custom homes on half-acre-plus lots with Sierra views and premium finishes command the upper end of that range.
What makes Saddlehorn different from other South Reno communities?
Saddlehorn stands apart through its scale and custom character: roughly 800 acres of rolling foothill terrain, about 430 predominantly custom-built homes on half-acre-plus lots, and sweeping Sierra Nevada and Washoe Valley views few master plans can match. Unlike production-build communities such as Damonte Ranch or South Meadows, nearly every Saddlehorn home reflects an individual design — modern estates, traditional manors, and transitional ranches share the same quiet streets.
Is Saddlehorn a gated community?
Saddlehorn is primarily an open-access custom-home neighborhood; it is not a guard-gated enclave like Montreux or ArrowCreek. Some adjacent sub-enclaves within the broader Saddlehorn area may have their own entry features. Our agents can confirm access details for any specific street or parcel before you schedule a showing.
What are the HOA fees in Saddlehorn?
HOA dues in Saddlehorn typically run $50–$150 per month, covering common-area maintenance, trail upkeep, and landscaping of shared open space. Confirm the exact dues, any special-assessment balance, and transfer fees with the seller before writing an offer — sub-association fees vary by street within the broader neighborhood.
Who developed Saddlehorn?
Saddlehorn was developed beginning in the late 1980s and early 1990s by Jasick & Nichols. The community was designed as a custom-lot enclave rather than a production tract, which is why the roughly 430 homes span such a wide range of architectural styles and sizes across the 800-acre foothill site.
What schools serve Saddlehorn?
Saddlehorn is served by the Washoe County School District. South Reno assignments typically zone to Pleasant Valley Elementary, Marce Herz Middle School (rated 9/10 on GreatSchools), and Galena High School (9/10 on GreatSchools) — one of the strongest public school clusters in Northern Nevada. Confirm current zoning for a specific address before purchasing.
How far is Saddlehorn from Downtown Reno?
Saddlehorn is roughly 18 minutes from Downtown Reno via I-580, and about 15 minutes from Reno-Tahoe International Airport by the same route. Summit Reno shopping on Mt. Rose Highway is about 10 minutes away, and Lake Tahoe at Incline Village is reachable in roughly 50 minutes via NV-431.
Are there parks and trails in Saddlehorn?
Yes. Saddlehorn has walking trails and preserved natural areas woven through the community, including Saddlehorn Park. Nearby Whites Creek Park adds tennis courts, playgrounds, and picnic areas. The broader South Reno foothill network connects to Galena Creek Recreation Area and Bartley Ranch Regional Park, both within a short drive.
What are property taxes like in Saddlehorn?
Property taxes in Saddlehorn fall under Washoe County's low-rate structure. Nevada's effective 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 $1M Saddlehorn home the annual tax bill typically pencils out to $5,000–$7,000 per Washoe County Assessor data — a modest carrying cost paired with no state income tax.
How competitive is the Saddlehorn real estate market?
Custom homes in Saddlehorn move at their own pace — well-priced listings in the $700K–$1.2M range typically go pending in 42 to 60 days per NNRMLS data for ZIP 89511, while custom estates above $1.5M take one to three months as the qualified buyer pool narrows. Inventory is tight: with only about 430 homes total, rarely more than 8–12 active listings appear at any given time.
What types of homes are in Saddlehorn?
Saddlehorn is almost entirely custom and semi-custom single-family homes on lots ranging from a half acre to more than an acre. Architectural styles span modern desert-contemporary, traditional estate, and transitional ranch. Most homes were built from the late 1980s through the 2000s, with a number of recent renovations and custom rebuilds adding newer finishes and energy systems to the established lot sizes.
Is Saddlehorn a good investment?
South Reno foothill communities have historically outperformed the broader Reno market on price appreciation, supported by constrained supply, large custom lots, and consistent California in-migration per Nevada State Demographer data. ZIP 89511 posted a median YoY gain near 2.8% through 2026 per NNRMLS. The limited inventory of 430 homes and custom character make Saddlehorn resistant to oversupply. Pair that with Nevada's zero state income tax and the 3% property-tax cap, and the long-run carrying math is favorable.
How does Saddlehorn compare to ArrowCreek and Montreux?
All three are South Reno foothill luxury communities, but they serve different buyers. Montreux is guard-gated with a Jack Nicklaus golf course and $1.2M–$5M+ custom estates. ArrowCreek is gated with two golf courses and $800K–$3M homes. Saddlehorn is open-access and less golf-centric, with a broader $700K–$2M price range that brings top-tier foothill living to a wider buyer pool while still delivering custom lots, Sierra views, and the same South Reno location advantages.
What is the rental market like in Saddlehorn?
Single-family rentals in the South Reno foothill tier typically run $3,200–$5,000/month for Saddlehorn-caliber homes per Reno/Sparks Association of REALTORS rental tracking, driven by California relocators, executives, and TRI Center professionals who want a foothill lifestyle before committing to purchase. Low vacancy and limited custom-home supply support rents that make Saddlehorn viable for buy-and-hold investors despite higher entry prices.
What should I know before buying in Saddlehorn?
Before buying in Saddlehorn, budget for a thorough inspection covering custom construction details, site drainage, HVAC systems sized for foothill elevations, and any defensible-space or wildfire-mitigation requirements that apply in the South Reno hills. Confirm HOA dues and sub-association structure in escrow. Most Saddlehorn transactions close through Nevada escrow companies in 30–45 days. Work with an agent who tracks the South Reno foothill tier weekly — median prices near $745,000 in ZIP 89511 mean a few percent negotiated on a $1M home saves real money.
What is the minimum down payment to buy a home in Saddlehorn?
Most Saddlehorn purchases are jumbo transactions — homes priced above $766,550 in 2026 exceed the Washoe County conforming limit and require jumbo financing, which typically wants 20% down and a 700+ credit score. On a $1M Saddlehorn home that is $200,000 down. Buyers below the jumbo threshold can use conventional at 5–10% or VA at 0% for eligible veterans. Budget for 2–3% in closing costs on top of the down payment.
How does buying a custom home in Saddlehorn differ from a production community?
Custom homes require more diligent due diligence: inspections covering non-standard construction, unique site drainage, and custom mechanical systems. There is no model-row comparables shortcut — each home is priced on its own lot, view, finishes, and condition. An agent who has closed multiple Saddlehorn transactions and tracks the foothill custom tier daily is essential; cookie-cutter production experience does not transfer directly.
Can Nevada Real Estate Group help me sell a home in Saddlehorn?
Yes — Nevada Real Estate Group lists and sells across all South Reno foothill communities, including Saddlehorn, Montreux, ArrowCreek, and Galena Forest. Our agents prepare a custom comparative market analysis using NNRMLS closed data for custom homes in ZIP 89511, and we have the buyer network to reach qualified foothill purchasers quickly. 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 Saddlehorn?
Beyond the core questions above, these are the eight queries Saddlehorn buyers type into Google and AI assistants — answered directly with specifics from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, Northern Nevada Regional MLS, and Washoe County records. Each answer covers ZIP 89511 data points buyers use to compare Saddlehorn to ArrowCreek, Montreux, and Damonte Ranch.
Is Saddlehorn a good neighborhood?
Yes — Saddlehorn is one of South Reno's most desirable custom-home enclaves, with expansive lots, Sierra Nevada views, top Washoe County school zoning, and a 15-minute commute to the airport. It consistently draws California relocators and Reno executives seeking foothill character below the price point of Montreux and ArrowCreek.
What ZIP code is Saddlehorn in?
Saddlehorn is in ZIP code 89511, which covers the South Reno foothill corridor including ArrowCreek, Galena Forest, and the surrounding hillside communities. ZIP 89511 carries one of the highest median list prices of any Reno ZIP per Northern Nevada Regional MLS data.
Are there new homes for sale in Saddlehorn?
Rarely — Saddlehorn is a fully built-out custom-home community with no vacant lots for production builders. The approximately 430 existing homes turn over on the resale market. Buyers looking for new construction in South Reno should look at Damonte Ranch, South Meadows, or Caramella Ranch.
What is the neighborhood like in Saddlehorn at night?
Quiet and dark-sky friendly — the foothill setting and rolling terrain limit through-traffic naturally. Street lighting is minimal, which preserves the mountain-night-sky experience. Most streets are residential cul-de-sacs or loops, so the evening atmosphere is peaceful and suburban, not urban.
How do I search for homes in Saddlehorn?
Use our live NNRMLS search filtered to ZIP 89511 or contact our Reno team at (775) 204-6150. With only 8-12 active listings at any time, working with an agent who tracks new entries daily — and can access off-market opportunities — is the most effective strategy.
Does Saddlehorn have a community pool?
Saddlehorn does not have a central community pool — the community is focused on natural open space, trails, and parks rather than resort-style amenities. Buyers seeking a neighborhood pool should consider Somersett or Damonte Ranch. ArrowCreek has club facilities available to members separately.
What are the roads like in Saddlehorn in winter?
South Reno foothills receive more snow than the valley floor, and Saddlehorn's elevation and rolling terrain mean occasional snow accumulation in winter. Streets are maintained by the community and Washoe County; most residents run all-season or snow-capable tires from November through March. The I-580 access road is a priority maintenance route.
Is Saddlehorn close to shopping?
Yes — Summit Reno on Mt. Rose Highway is roughly 10 minutes away, with Whole Foods, Costco, Target, and a full range of dining and retail. The South Reno retail corridor along McCarran Boulevard is also within a 12-minute drive. Downtown Reno dining and the Riverwalk are about 18 minutes via I-580.
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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 every custom-home street, price tier, and resale history in South Reno firsthand. Tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Saddlehorn?
Compare Saddlehorn with neighboring South Reno foothill and master-planned communities. Each card pairs the drive time from Saddlehorn with the community price positioning — ArrowCreek at $1.25M, Montreux at $2.4M, Galena Forest at $1.4M, Damonte Ranch at $565K — so you can judge whether a few extra minutes buys meaningfully different character or school zone.
A–Z INDEX
Which South Reno Neighborhoods Can You Explore A–Z?
Key neighborhoods and communities in the South Reno foothill corridor and beyond, spanning price ranges from $440K in North Valleys to $2.4M in Montreux. Every linked entry opens a dedicated community page with current NNRMLS listings, price ranges, HOA details, and school zoning for ZIP 89511 and surrounding South Reno ZIPs.
KEEP LEARNING
What Else Should You Read About South Reno?
These guides extend the research most Saddlehorn buyers do next — comparing the foothill luxury enclaves, mapping the school zone, and weighing a California-to-Nevada move — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
ArrowCreek Community Guide
Inside South Reno's gated golf community — two courses, luxury custom homes, and what $800K–$3M buys.
Read →GUIDE
Montreux Luxury Guide
Reno's pinnacle guard-gated community around a Jack Nicklaus course — estates, Sierra views, and $1.2M+ custom homes.
Read →MARKET REPORT
Reno Real Estate Hub
Truckee Meadows market data, all community guides, and every Reno neighborhood in one place.
Read →Sources & Methodology
Where Does This Saddlehorn Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly — RSAR and NNRMLS for price and DOM, U.S. Census Bureau for demographics, Washoe County Assessor for tax and lot data, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89511. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for South Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for ZIP 89511 (ACS). data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. demographer.nv.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, and metro comparisons for the Reno area. fbi.gov/ucr
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for South Reno campuses. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Galena HS, Marce Herz MS, and Pleasant Valley ES. nevadareportcard.nv.gov
- Washoe County Assessor — Property tax rates, assessed values, lot data, and parcel records for ZIP 89511. washoecounty.gov/assessor
- Washoe County School District — School boundary maps, enrollment data, and assignment verification for Saddlehorn addresses. washoeschools.net
- Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator. freddiemac.com/pmms
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