California Relocators
- Zero Nevada state income tax vs. California's 13.3%
- Forested estate lots at a fraction of coastal pricing
- Guard-gated security and privacy
- Galena HS zone for school-age children
Gated mountain luxury · South Reno
St. James's Village Homes For Sale
Nevada Real Estate Group — your St. James's Village specialists. Search guard-gated estates for sale in South Reno's premier mountain enclave: ~500 homesites on one-to-four-acre forested parcels with Mount Rose and Washoe Valley views, $1M–$5M+.
STARTING PRICE
$1M+
RSAR / NNRMLS, September 2026
DAYS ON MARKET
61
LVR / GLVAR via Repliers, as of September 14, 2026
COMMUNITY SIZE
~500 homesites
community-data-north.json
TO LAKE TAHOE
~45 min
via NV-431 Mt. Rose Hwy
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 15, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About St. James's Village at a Glance?
St. James's Village is a guard-gated luxury mountain community of roughly 500 homesites on ~1,600 forested acres in South Reno (ZIP 89511), with estates from $1M to $5M+ and a typical 55-day contract pace per Reno/Sparks Association of REALTORS NNRMLS data. The five takeaways below capture what those numbers mean for buyers considering this Nevada State Demographer-tracked corridor.
- Community size: approximately 500 homesites on roughly 1,600 acres wrapped by the Toiyabe National Forest, with ~800 acres of preserved open space.
- Price range: $1M to $5M+ — custom mountain estates on one-to-four-acre forested parcels with Mount Rose and Washoe Valley views.
- Best for: luxury buyers, California relocators, and executives seeking forest privacy, 24/7 gating, and large estate lots near Lake Tahoe.
- Schools: Washoe County School District — South Reno addresses commonly zone toward Galena High School and Marce Herz Middle School, both 9/10 on GreatSchools.
- Why people choose it: guard-gated security, national-forest setting, private clubhouse and trails, Nevada's zero state income tax, and Tahoe access.
Last updated September 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find St. James's Village Homes for Sale?
St. James's Village carries 6–10 active estate listings at any time per NNRMLS data for ZIP 89511, priced from $1M to $5M+ for custom mountain estates. According to Reno/Sparks Association of REALTORS, this guard-gated South Reno tier ranks among the most tightly held luxury inventory in Northern Nevada. Live listings appear below, refreshed daily from NNRMLS data.
PRICE DISTRIBUTION
How Many St. James's Village-Area Homes Sell in Each Price Range?
The ZIP 89511 median list price sits near $1398K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data, while St. James's Village inventory concentrates in the $1M–$3M estate band with a meaningful ultra-luxury tier above $3M. Each card shows current listing counts for ZIP 89511, so you can gauge real competition in your budget before touring.
Browse St. James's Village & South Reno Listings
How Can You Find a St. James's Village Home by Type, Lifestyle & Price?
St. James's Village listings are filtered by ZIP 89511 — roughly 265 active homes across the South Reno tier, with 6–10 specifically within the guard-gated village 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.
Guard-Gated · Mountain · Luxury
St. James's Village
Guard-Gated · Ultra-Luxury · GolfMontreux
Gated · Golf · LuxuryArrowCreek
Foothill · Custom · LuxuryGalena Forest
Foothill · Custom · Value luxurySaddlehorn
Master-Planned · FamilyDamonte Ranch
Family · New ConstructionSouth Meadows
Established · Family · TrailsCaughlin Ranch
By Price Range
Updated daily · 215 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New St. James's Village Listings First?
With only 6–10 active listings in St. James's Village at any time and estates going under contract in a median 55 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
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 St. James's Village?
The Answer
St. James's Village delivers guard-gated mountain living in South Reno: one-to-four-acre forested lots, Mount Rose and Washoe Valley views, and a private clubhouse. Developed in the 1990s as a custom-lot enclave, the Washoe County school zone places residents near Galena HS and Marce Herz MS — both 9/10 on GreatSchools. Seclusion, forest access, and 24/7 gating define daily life here.
What is St. James's Village known for?
St. James's Village is known for guard-gated custom estates on one-to-four-acre lots set against the Toiyabe National Forest, with roughly 800 acres of preserved open space. The community combines 24/7 security, Mount Rose and Washoe Valley views, a private clubhouse, fitness center, pool, and equestrian and hiking trails — all about 25 minutes from Downtown Reno.
Who should live in St. James's Village?
St. James's Village fits luxury buyers, California relocators seeking forest privacy and security, executives who want a gated estate near the airport, and outdoor enthusiasts drawn to Mt. Rose Ski Resort and Lake Tahoe. The $1M–$5M+ range serves buyers who prioritize seclusion and large acreage over a golf-course-centered lifestyle.
What is daily life like in St. James's Village?
Daily life is quiet and forested: morning trail walks or rides through the open space, use of the clubhouse, fitness center, and pool, and a short drive to Summit Reno shopping and South Reno dining. Weekends stretch to Mt. Rose Ski Resort about 20 minutes away and Lake Tahoe at Incline Village in roughly 45 minutes via NV-431.
Location
Where Is St. James's Village
St. James's Village sits in the mountains of South Reno, Nevada (ZIP 89511), on roughly 1,600 acres wrapped by the Toiyabe National Forest and Mount Rose Wilderness, about 25 minutes from Downtown Reno via I-580 and Mt. Rose Highway.
Downtown Reno
25
Min
Airport
25
Min
Mt. Rose Ski
20
Min
Lake Tahoe
45
Min
Montreux
10
Min
St. James's Village
At a Glance$1,398,000
Median List Price (ZIP 89511)
$1M+
St. James's Village Starting Price
215
Active Listings
61
Days on Market
- Community Size
- ~500 homesites
- Acreage
- ~1,600 acres
- Lot Sizes
- 1–4 acres
- Price Range
- $1M–$5M+
- HOA
- $200–$500/mo
- Developer
- Multiple custom builders
- Established
- 1990s
- Guard-Gated
- Yes (24/7, daytime guard)
- Schools
- Washoe County School District
- High School
- Galena HS (9/10 GreatSchools)
- ZIP Code
- 89511
- To Airport
- ~25 min via I-580
Quick Answer
Why is St. James's Village a good place to live?
St. James's Village combines guard-gated security, forest privacy on one-to-four-acre lots, Mount Rose and Washoe Valley views, and strong Washoe County School District zoning — all about 25 minutes from Downtown Reno and 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 secure mountain estate lifestyle with national-forest access rather than a golf-course-centered community, St. James's Village is South Reno's clearest forested-luxury option.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in St. James's Village?
According to the U.S. Census Bureau, ZIP 89511 (South Reno, which includes St. James's Village, Montreux, ArrowCreek, and Galena Forest) carries a median household income well above the citywide figure — and the guard-gated estate tier skews higher still, with most residents established professionals, executives, and California relocators.
Home values have climbed sharply in ZIP 89511 over the past decade as Bay Area and Southern California households relocated to the foothill and mountain 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 mountains
$110,000+
vs Reno city $72,000
$745K+
vs Reno city $525K
~78%
vs Reno city 53%
~54%
vs Reno city 34%
~33%
vs Reno city 27%
~90%
vs South Reno avg ~20%
2.7
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)
~500Total St. James's Village homesites (tight supply)
45 minTo Lake Tahoe via NV-431
ZIP 89511 median list price trajectory, 2010–2026
St. James's Village and the broader 89511 luxury tier have appreciated steadily, outperforming the Reno city average in most years. Limited new custom-lot supply — the community is wrapped by national forest with no room to expand — keeps upward pressure on resale prices. California executive relocation from the Bay Area and Southern California 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.
MARKET TRENDS · LAST 12 MONTHS
How Is the St. James's Village Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89511 — covering St. James's Village, Montreux, ArrowCreek, and Galena Forest — sourced from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data, updated monthly. The guard-gated estate tier within ZIP 89511 typically runs $1M to $5M+ above the ZIP median.
Median List Price (ZIP 89511)
+2.8% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
48 → 55 days YoY — guard-gated tier takes longer
vs September 2025
Source: Las Vegas REALTORS
Active Listings (ZIP 89511)
~265 across ZIP; 6–10 in St. James's Village specifically
vs September 2025
Source: Las Vegas REALTORS
The long view: Reno's median sold price rose 116% between 2015 ($273,230) and 2026 ($589,951), across 53,730 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
61
MEDIAN DAYS ON MARKET
$1M+
STARTING PRICE
215
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES MOVE FAST
Get matched with a
St. James's Village specialist.
Market Competitiveness
How Competitive Is St. James's Village Right Now?
St. James's Village is a deliberate luxury market. With only 6–10 active listings at any given time and roughly 500 total homesites, well-priced estates in the $1M–$2M range typically go pending in 55–90 days per NNRMLS data. Estates above $3M take three to six months as the qualified buyer pool narrows significantly.
42Selective Luxury Market
- 55 daysMedian days on market (ZIP 89511)
- 6–10Active St. James's Village listings
- ~$400Median price per sq ft (estate tier)
- $1M–$5M+St. James's Village price range
Is St. James's Village Right for You?
Who Should Buy a Home in St. James's Village?
St. James's Village is not for every buyer — it is a guard-gated, large-lot, forested estate community priced from $1M to $5M+. Six buyer profiles below match lifestyles to what the village actually delivers, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit St. James's Village?
Executive & Luxury Buyers
- 24/7 gated security with a posted daytime guard
- One-to-four-acre estate lots for guest houses and privacy
- Private clubhouse, fitness center, and pool
- Montreux and ArrowCreek golf nearby
Outdoor Enthusiasts
- Direct access to the Toiyabe National Forest
- Mt. Rose Ski 20 minutes, Lake Tahoe 45 minutes
- Equestrian and hiking trails inside the gates
- ~800 acres of preserved open space
Equestrian Buyers
- Community equestrian trails and large acreage
- One-to-four-acre lots accommodate barns and paddocks
- Forest and open-space riding access
- Quiet, low-traffic private roads
Privacy Seekers
- Remote forest setting with controlled gate access
- No through-traffic on private roads
- Large lots buffer homes from neighbors
- Dark-sky mountain nights
Second-Home Buyers
- Lock-and-leave security behind a 24/7 gate
- Tahoe and ski access for seasonal use
- Zero state income tax on Nevada residency
- Strong resale in tight-supply estate tier
Best Fit For
- California relocators — forested estate character at a fraction of coastal pricing, zero state income tax, and guard-gated security.
- Executive and luxury buyers — privacy, one-to-four-acre lots, a private clubhouse, and 24/7 gating with a posted daytime guard.
- Outdoor and equestrian enthusiasts — direct national-forest access, on-site equestrian and hiking trails, and Lake Tahoe within 45 minutes.
- Privacy seekers — a remote forest setting, controlled gate access, and large lots that buffer homes from neighbors.
- Second-home buyers — lock-and-leave security behind a 24/7 gate and seasonal access to Tahoe and Sierra skiing.
- Long-term investors — tight inventory of ~500 homesites and a forest-locked footprint that supports resale value through cycles.
Ready to explore homes in St. James's Village? Our team knows every neighborhood, price tier, and resale history in the South Reno guard-gated corridor.
Start Your Home SearchPros
- Guard-gated 24/7 with a posted daytime guard — top-tier security in South Reno
- One-to-four-acre forested estate lots — among the largest in the entire South Reno market
- Wrapped by the Toiyabe National Forest with ~800 acres of preserved open space
- Private clubhouse, fitness center, pool, and equestrian and hiking trails inside the gates
- Galena HS (9/10) and Marce Herz MS (9/10) school zone for South Reno addresses
- Zero Nevada state income tax and a 3% property-tax cap under NRS 361.471
- Tight supply of ~500 homesites with no room to expand supports resale value
Honest Considerations
- Custom estates require deeper due diligence — no model-row comparables shortcut
- Mountain location means 25-minute commutes to Downtown and the airport, longer than valley enclaves
- Forest setting carries wildfire defensible-space requirements — budget for inspections and mitigation
- Jumbo or cash financing required for nearly all purchases (above $766,550 in 2026) — 700+ credit and 20% down typical
- Higher HOA dues ($200–$500/mo) than open-access enclaves, reflecting the gate, patrols, and amenities
South Reno Comparison
How Does St. James's Village Compare to Montreux, ArrowCreek & Galena Forest?
A like-for-like comparison of four South Reno luxury communities spanning the gated spectrum — median price, days on market, inventory, and lifestyle fit — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Prices span $800K in ArrowCreek to $2.4M in Montreux, covering the full South Reno luxury buyer spectrum.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| St. James's Village | $1,650,000 | ~$400 | 55 | 8 | Guard-gated · Forest · Estates |
| Montreux | $2,400,000 | ~$520 | 62 | 14 | Ultra-luxury · Guard-gated · Golf |
| ArrowCreek | $1,250,000 | ~$400 | 48 | 24 | Gated · Golf · Luxury |
| Galena Forest | $1,400,000 | ~$450 | 55 | 9 | Custom · Ultra-luxury · Wooded |
| Saddlehorn | $900,000 | ~$360 | 42 | 12 | Custom · Foothill · Value luxury |
| Damonte Ranch | $565,000 | ~$290 | 28 | 48 | Family · Master-planned |
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
St. James's Village
A guard-gated mountain enclave on ~1,600 acres wrapped by national forest — about 500 homesites on one-to-four-acre lots with Mount Rose views, a private clubhouse, and 24/7 security. The most forested and private of the South Reno luxury communities.
Browse St. James's Village homes →$1.65MMedian Price
55Days on Market
8Active Listings
~$400Price / Sq Ft
Submarket 2
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 3
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 4
Galena Forest
Deep-foothill custom estates in a forested Sierra setting — among the most private addresses in South Reno, popular with buyers who want seclusion and large acreage.
Browse Galena Forest homes →$1.4MMedian Price
55Days on Market
9Active Listings
~$450Price / Sq Ft
Submarket 5
Saddlehorn
Open-access custom-home enclave on ~800 acres — about 430 homes on half-acre-plus lots with a 9/10 school zone and an entry point below the gated peers. The value end of the South Reno custom tier.
Browse Saddlehorn homes →$900KMedian Price
42Days on Market
12Active Listings
~$360Price / Sq Ft
Submarket 6
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 7
ZIP 89511 — South Reno Luxury Tier Overview
The full ZIP 89511 luxury market — spanning St. James's Village, Montreux, 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 Luxury Tier Overview homes →$745KZIP Median List Price
265+Active Listings (ZIP 89511)
+2.8%YoY Price Growth
55 daysMedian DOM (gated tier)
Where Is St. James's Village on the Map?
St. James's Village sits in the South Reno mountains at ZIP 89511, roughly 25 minutes from Downtown Reno via I-580 and Mt. Rose Highway. Montreux is 10 minutes away, ArrowCreek 15 minutes, Galena Forest 8 minutes, and Mt. Rose Ski Resort 20 minutes via NV-431 — placing the village at the center of South Reno's luxury corridor.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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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 luxury ZIP — the highest median list price of any Reno ZIP code per Northern Nevada Regional MLS data, and home to the guard-gated estate communities. The table below shows how it compares to the adjacent South Reno ZIPs.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89511 | South Reno · St. James's Village · Montreux · ArrowCreek | $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.
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 St. James's Village Offer?
St. James's Village's forest setting puts trails, mountain recreation, and Sierra skiing within minutes. The Washoe County parks network and the surrounding Toiyabe National Forest wrap the community, and Lake Tahoe and a dozen Sierra ski resorts are about 45 minutes away via Mt. Rose Highway.
IN-COMMUNITY
St. James's Village Clubhouse
Private amenityFitness · Pool · EventsHOA
A private clubhouse, fitness center, and swimming pool inside the gates serve residents directly.
IN-COMMUNITY
Community Equestrian & Hiking Trails
~800 ac open spaceRiding · HikingHOA
Equestrian and hiking trails woven through the preserved open space connect directly to the national forest.
ADJACENT
Toiyabe National Forest
National forestHiking · WildlifeFree
The community is wrapped by national forest, with direct access to Mount Rose Wilderness trails from the gates.
12 MIN
Galena Creek Recreation Area
230+ acresHiking · PicnicsFree
Forested Sierra trails and a visitor center on Mt. Rose Highway — close high-elevation hiking near the village.
20 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.
45 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 away.
15 MIN
Bartley Ranch Regional Park
56 acresTrails · EquestrianFree
Trails, an amphitheater, and equestrian facilities at the edge of the South Reno neighborhoods.
10 MIN
Montreux Golf & Country Club
Jack Nicklaus 18Championship golfPrivate membership
A nearby Jack Nicklaus championship course available to members — a short drive from the village.
The St. James's Village Lifestyle
What Does a Weekend in St. James's Village Look Like?
Morning rides on the equestrian trails, an afternoon at Mt. Rose Ski or Galena Creek, and dinner with Mount Rose views — St. James's Village sits at the intersection of guard-gated privacy and Sierra adventure, per the City of Reno's parks and recreation network.
~500Homesites
45 minTo Lake Tahoe
20 minTo Mt. Rose Ski
1,600 acForested Terrain
THIS WEEKEND'S OPEN HOUSES
Can You Tour St. James's Village Homes This Weekend?
With only 6–10 active St. James's Village listings at any time and a 24/7 guarded gate, open houses are rare — most sellers prefer private, appointment-only showings coordinated through their agent. Set up an instant alert to get notified the moment a village estate schedules an open house, or contact our team for a private tour of any active listing.
Planning a move
What Should I Verify Before Moving to St. James's Village?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to Relocate to St. James's Village 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 St. James's Village?
St. James's Village 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 roughly a 30-minute drive from South Reno.
$110K+Median household income (ZIP 89511)U.S. Census ACS estimate
TRI CenterTesla · Switch · Panasonic · Google~30 min via I-580 / I-80
25 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 — ~30 min from the village
- University of Nevada, RenoR1 research university and medical school — ~25 min via I-580
- Renown HealthNorthern Nevada's largest healthcare system — ~22 min via I-580
- SwitchHyperscale data centers at the TRI Center — ~30 min via I-80
- Panasonic EnergyBattery manufacturing at the Gigafactory — ~30 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 St. James's Village Compare to Montreux, ArrowCreek & Galena Forest?
Deciding between South Reno luxury communities? This side-by-side covers median price, days on market, lot size, HOA, and lifestyle fit for St. James's Village, Montreux, ArrowCreek, and Galena Forest — spanning $1.25M to $2.4M in estate pricing. Sources are RSAR, NNRMLS, the U.S. Census, and BLS Reno-Sparks MSA, June 2026.
| Metric | St. James's Village | Montreux | ArrowCreek | Galena Forest |
|---|---|---|---|---|
| Median List Price | ~$1.65M | ~$2.4M | ~$1.25M | ~$1.4M |
| Price / Sq Ft | ~$400 | ~$520 | ~$400 | ~$450 |
| Days on Market | 55 | 62 | 48 | 55 |
| Total Homes | ~500 | ~600 | ~700 | ~400 |
| Guard-Gated | Yes | Yes | Yes (gated) | No |
| Golf Course | Nearby | On-site (Jack Nicklaus) | On-site (2) | No |
| HOA / Month | $200–$500 | $500–$800+ | $300–$500 | $50–$150 |
| Lot Sizes | 1–4 ac | 0.5–3+ ac | 0.25–1+ ac | 1–5+ ac |
| Best For | Forest · Gated estates | Ultra-luxury · Golf | Golf · Gated | Wooded seclusion |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will St. James's Village 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 St. James's Village Payment
$9,432
Illustrative Monthly Payment
- Principal & Interest$8,782
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$0
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 St. James's Village?
I-580 and Mt. Rose Highway are the primary arteries from the South Reno mountains, connecting St. James's Village to Downtown, the airport, and the TRI Center. Residents drive — commutes average around 25 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 St. James's Village
- ~25 minDowntown RenoMt. Rose Hwy to I-580 north
- ~25 minReno-Tahoe Intl AirportI-580 north to terminal
- ~15 minSummit Reno ShoppingMt. Rose Hwy east
- ~10 minMontreuxSouth Reno mountain roads
- ~35 minTahoe-Reno Industrial CenterI-580 north to I-80 east
- ~45 minLake Tahoe (Incline Village)Mt. Rose Hwy (NV-431)
- ~20 minMt. Rose Ski TahoeMt. Rose Hwy (NV-431)
- ~12 minGalena Creek Recreation AreaMt. Rose Hwy
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 St. James's Village?
Most St. James's Village purchases close in 30 to 60 days. Cash offers — common at this $1M–$5M+ price point — can close in 10-21 days. Jumbo financed purchases typically run 45-60 days, as limited guard-gated comps slow the appraiser. Title on large-acreage parcels with well or septic can add a week.
Quick Answer
What credit score do you need to buy in St. James's Village?
Jumbo financing is standard for St. James's Village 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 $1.65M purchase at 7% saves roughly $500-$700/month versus a 700 score. Get pre-approved by a lender experienced in Northern Nevada jumbo and estate financing before touring.
St. James's Village FAQ — 18 Answers
What Do St. James's Village Buyers Most Frequently Ask?
Most AskedWhat is the median home price in St. James's Village?
St. James's Village homes start around $1M and run to $5M and above for custom mountain estates, per Northern Nevada Regional MLS data for ZIP 89511. The median list price across this ZIP runs near $1,398,000 per Reno/Sparks Association of REALTORS; St. James's Village sits well above that as a guard-gated luxury enclave.
Is St. James's Village a gated community?
Yes. St. James's Village is gated around the clock with a posted daytime guard, offering a high level of privacy and security. Unlike open-access foothill enclaves such as Saddlehorn, entry is controlled, and private roads, patrols, and a guarded gatehouse are core to the community's appeal for luxury buyers.
What makes St. James's Village different from other South Reno communities?
St. James's Village spans roughly 1,600 acres surrounded by the Toiyabe National Forest, with about 800 acres preserved as permanent open space and only around 500 homesites on one-to-four-acre parcels. That forest setting, 24/7 gating, and private clubhouse separate it from production master plans like Damonte Ranch or South Meadows.
How large are the lots in St. James's Village?
Homesites in St. James's Village typically range from one to four acres across the roughly 1,600-acre community, with about 800 acres held as permanent open space. These are among the largest residential parcels in South Reno, giving custom estates true forest privacy and room for guest houses, pools, and equestrian uses.
What are the HOA fees in St. James's Village?
HOA dues in St. James's Village typically run $200–$500 per month, funding the staffed gate, patrols, private roads, clubhouse, fitness center, pool, and trail maintenance. Confirm the exact dues, transfer fees, and any special-assessment balance with the seller during escrow, since amenity-heavy guard-gated communities carry richer budgets.
Who developed St. James's Village?
St. James's Village was developed beginning in the 1990s as a custom-lot community, with homes built by multiple custom builders rather than a single production tract. That is why the roughly 500 homesites across neighborhoods like Bennington, Edgewood, Ridge Crest, Timberlake Court, and The Woods span such a wide range of architectural styles and sizes.
What schools serve St. James's Village?
St. James's Village is served by the Washoe County School District, with assignments depending on the address. South Reno homes commonly zone toward strong campuses including Galena High School (rated 9/10 on GreatSchools) and Marce Herz Middle School (9/10). Confirm current zoning for a specific address before purchasing.
How far is St. James's Village from Downtown Reno?
St. James's Village is roughly 25 minutes from Downtown Reno via I-580 and Mt. Rose Highway, and about 25 minutes from Reno-Tahoe International Airport. Mt. Rose Ski Resort is around 20 minutes away via NV-431, and Lake Tahoe at Incline Village is reachable in roughly 45 minutes.
What amenities does St. James's Village offer?
St. James's Village offers a private clubhouse, fitness center, swimming pool, and equestrian and hiking trails for residents. The community sits against the Toiyabe National Forest and Mount Rose Wilderness, with roughly 800 acres of preserved open space woven through the homesites for direct access to forest recreation.
What are property taxes like in St. James's Village?
Property taxes in St. James's Village 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 $2M estate the annual bill typically pencils to $10,000–$14,000 per Washoe County Assessor data, with no state income tax.
How competitive is the St. James's Village real estate market?
Custom estates in St. James's Village move at a deliberate pace — well-priced homes in the $1M–$2M range typically go pending in 61 to 90 days per NNRMLS data for ZIP 89511, while estates above $3M can take three to six months as the qualified buyer pool narrows. Inventory is tight, with rarely more than 6–10 active listings at any time.
What types of homes are in St. James's Village?
St. James's Village is almost entirely custom and semi-custom single-family estates on one-to-four-acre forested lots. Architectural styles span mountain-modern, traditional estate, and timber-and-stone lodge designs. Most homes were built from the 1990s onward, with a steady stream of recent custom rebuilds adding contemporary finishes and energy systems to the large parcels.
Is St. James's Village a good investment?
South Reno foothill and mountain communities have historically outperformed the broader Reno market on appreciation, supported by constrained custom-lot supply and steady California in-migration per Nevada State Demographer data. ZIP 89511 posted a median YoY gain near 2.8% through 2026 per NNRMLS. With only about 500 homesites and no room to expand inside the forest, St. James's Village resists oversupply — pair that with zero state income tax and the 3% tax cap.
How does St. James's Village compare to Montreux and ArrowCreek?
All three are gated South Reno luxury communities. Montreux is guard-gated around a Jack Nicklaus golf course with $1.2M–$5M+ estates. ArrowCreek is gated with two golf courses and $800K–$3M homes. St. James's Village is the most forested and least golf-centric — a guard-gated, national-forest-wrapped enclave of one-to-four-acre estates from $1M to $5M+, built for buyers who want seclusion over a clubhouse-and-course lifestyle.
What should I know before buying in St. James's Village?
Before buying in St. James's Village, budget for a thorough inspection covering custom construction, well and septic where applicable, site drainage, HVAC sized for mountain elevations, and defensible-space and wildfire-mitigation requirements common in the South Reno hills. Confirm HOA dues and amenity budgets in escrow. Most transactions close through Nevada escrow companies in 30–60 days. Work with an agent who tracks the guard-gated tier weekly — median ZIP prices near $1,398,000 understate this enclave.
What is the minimum down payment to buy a home in St. James's Village?
Nearly every St. James's Village purchase is a jumbo transaction — 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 $2M estate that is $400,000 down. Cash purchases are common at this tier. Budget for 2–3% in closing costs on top of the down payment.
How does buying a custom estate in St. James's Village differ from a production community?
Custom estates demand deeper diligence: inspections covering non-standard construction, well and septic systems, unique site drainage, and custom mechanicals. There is no model-row comparables shortcut — each home is priced on its own lot, acreage, views, and finishes. An agent who has closed in the guard-gated tier and tracks luxury inventory daily is essential; production-home experience does not transfer.
Can Nevada Real Estate Group help me sell a home in St. James's Village?
Yes — Nevada Real Estate Group lists and sells across all South Reno luxury communities, including St. James's Village, Montreux, ArrowCreek, and Galena Forest. Our agents prepare a custom comparative market analysis using NNRMLS closed data for estates in ZIP 89511, and we have the buyer network to reach qualified luxury purchasers quickly. Call (775) 277-2120 or submit the form below for a no-obligation consultation.
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PEOPLE ALSO ASK
What Else Do People Ask About St. James's Village?
Beyond the core questions above, these are the eight queries St. James's Village buyers actually type into Google and AI assistants — answered directly, with specifics sourced to U.S. Census, Reno/Sparks Association of REALTORS, NNRMLS data, and Washoe County records.
Is St. James's Village a good neighborhood?
Yes — St. James's Village is one of South Reno's most prestigious guard-gated communities, with one-to-four-acre estate lots, Mount Rose views, a national-forest setting, top Washoe County school zoning, and 24/7 security. It consistently draws California relocators and Reno executives seeking forested seclusion and privacy.
What ZIP code is St. James's Village in?
St. James's Village is in ZIP code 89511, which covers the South Reno mountain and foothill corridor including Montreux, ArrowCreek, and Galena Forest. 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 St. James's Village?
Occasionally — St. James's Village still has some custom homesites available for buyers who want to build a new estate, alongside resale homes. Multiple custom builders work in the community. Buyers wanting move-in-ready new construction at lower price points should look at Damonte Ranch or South Meadows.
What is the neighborhood like in St. James's Village at night?
Quiet, dark, and secure — the gated entry and remote forest setting mean almost no through-traffic, and minimal street lighting preserves the mountain-night-sky experience. Behind the gate, the atmosphere is peaceful and private, with the only nighttime activity being residents and patrols.
How do I search for homes in St. James's Village?
Use our live NNRMLS search filtered to ZIP 89511 or contact our Reno team at (775) 277-2120. With only 6-10 active listings at any time behind a guarded gate, working with an agent who tracks new entries daily and can arrange appointment-only showings is the most effective strategy.
Does St. James's Village have a community pool?
Yes — St. James's Village includes a private clubhouse with a swimming pool and fitness center for residents, along with equestrian and hiking trails. This sets it apart from open-access foothill enclaves that focus on natural open space rather than resort-style amenities.
What are the roads like in St. James's Village in winter?
The mountain elevation means St. James's Village receives more snow than the Reno valley floor, and the community sits notably higher than valley addresses. Private roads are maintained by the HOA; most residents run all-wheel-drive or snow-capable tires from November through April. Plan for true mountain winter conditions on the access route.
Is St. James's Village close to shopping?
Summit Reno on Mt. Rose Highway is roughly 15 minutes away, with Whole Foods, Costco, Target, and a full range of dining and retail. The South Reno retail corridor along McCarran Boulevard is within about 20 minutes, and Downtown Reno dining and the Riverwalk are about 25 minutes via I-580.
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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 St. James's Village?
Compare St. James's Village with neighboring South Reno luxury and master-planned communities. Each card pairs drive time from the village with the community price range — from Montreux at $2.4M (10 min) and Galena Forest at $1.4M (8 min) to family-friendly Damonte Ranch at $565K (18 min) — so you can judge whether extra minutes buys meaningfully different character.
More Reno communities
- Stead
- Steamboat
- Sunset Bluffs
- Talus Valley
- The Meadows
- The Montage
- The Vistas
- Verdi
- The Village at Idlewild Park
- The Villas at Lakeridge
- The Vue at Somersett
- Washoe Valley
Shopping the whole city? Browse all Reno homes for sale — live MLS listings updated daily.
A–Z INDEX
Which South Reno Neighborhoods Can You Explore A–Z?
Key neighborhoods and communities in the South Reno mountain and foothill corridor, from ArrowCreek and Caughlin Ranch to Montreux and Somersett. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, HOA details, and school zoning for ZIP 89511 and surrounding Reno areas.
KEEP LEARNING
What Else Should You Read About South Reno?
These guides extend the research most St. James's Village buyers do next — comparing the gated 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
Montreux Luxury Guide
Reno's pinnacle guard-gated community around a Jack Nicklaus course — estates, Sierra views, and $1.2M+ custom homes.
Read →GUIDE
ArrowCreek Community Guide
Inside South Reno's gated golf community — two courses, luxury custom homes, and what $800K–$3M buys.
Read →MARKET REPORT
Reno Real Estate Hub
Truckee Meadows market data, all community guides, and every Reno neighborhood in one place.
Read →RELOCATION GUIDE
Reno Relocation Guide 2026
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →LIVING GUIDE
Is Reno a Good Place to Live? 2026
Jobs, cost, weather, and lifestyle for anyone weighing a move to Reno.
Read →Sources & Methodology
Where Does This St. James's Village Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The organizations below supply the underlying data — from RSAR median prices and NNRMLS inventory counts to Washoe County Assessor parcel records and GreatSchools ratings for Galena HS and Marce Herz MS. Follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 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. census.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 St. James's Village 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).
Updated: September 2026 · Next update: September 15