St. James's Village Homes For Sale

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 June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer

PRICE DISTRIBUTION

How Many St. James's Village-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, 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.

Counts reflect active NNRMLS listings across ZIP 89511 (South Reno mountains) · June 2026 · Updated daily.

SAFETY & CRIME

Is St. James's Village Safe?

• ASafety grade, gated tierAreaVibes composite 2026
• 24/7Gated entryPosted daytime guard + patrols
• Very LowProperty crime ratevs Reno metro average
• PrivateRoad networkControlled access, no through-traffic

Sources: FBI Uniform Crime Reporting (latest available data), City of Reno Police Department reporting. Last updated June 2026.

LIVABILITY REPORT CARD

How Does St. James's Village Score?

St. James's Village scores at the top of the South Reno luxury tier for outdoor access, privacy, and security. Below is a category-by-category report card — the six factors our agents walk through with every buyer considering a move to this guard-gated enclave.

• A

  Grade A: Safety

  24/7 gating with a posted daytime guard, private roads, and patrols put security at the top of the South Reno tier.

• A

  Grade A: Schools

  Galena HS (9/10) and Marce Herz MS (9/10) anchor the strongest public cluster in Northern Nevada for South Reno addresses.

• B+

  Grade B+: Cost of Living

  $1M–$5M+ estates — premium for Reno, but a fraction of comparable Bay Area or coastal estate pricing.

• A-

  Grade A-: Amenities

  Private clubhouse, fitness center, pool, and equestrian and hiking trails inside the gates; Summit Reno minutes away.

• A

  Grade A: Outdoor Access

  Wrapped by the Toiyabe National Forest with ~800 acres of open space; Mt. Rose Ski 20 min, Lake Tahoe 45 min.

• B+

  Grade B+: Commute

  25 minutes to Downtown and the airport — a touch longer than valley-floor enclaves, the trade-off for forest seclusion.

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.

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.

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 St. James's Village Score for Livability?

St. James's Village posts A-range scores across most livability dimensions the template measures — it is one of the strongest community-level profiles in the South Reno luxury tier. The rings below break the composite into the six categories buyers ask about most, benchmarked against AreaVibes and Washoe County data.

• 89A-

  Overall Livability

• 91A

  Schools

• 90A

  Safety

• 76B

  Cost of Living

• 85A-

  Amenities

• 95A

  Outdoor / Recreation

Scores synthesized from AreaVibes, Niche, and Census data — updated quarterly.

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.

Updated: June 2026 · Next update: July 2026

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.

Source: Reno/Sparks Association of REALTORS / NNRMLS data + Nevada Real Estate Group analysis, June 2026.

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.

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?

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.

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.

WHY ST. JAMES'S VILLAGE

Why Does St. James's Village Stand Out in South Reno?

Five advantages separate St. James's Village from every other South Reno community — each tied to a verifiable source, from the Nevada Revised Statutes tax-cap statute (NRS 361.471) to NNRMLS listing data and Washoe County Assessor parcel records. Guard-gated security, national-forest acreage, one-to-four-acre lots, private amenities, and zero state income tax together explain why buyers choose ZIP 89511 over every other South Reno address.

1. 1

   Guard-gated 24/7 security

   Gated around the clock with a posted daytime guard, private roads, and patrols — a security level few South Reno communities offer.

   community-data-north.json
2. 2

   National-forest setting on 1,600 acres

   Wrapped by the Toiyabe National Forest with ~800 acres of preserved open space and direct trail access to the Mount Rose Wilderness.

   community-data-north.json / Washoe County
3. 3

   One-to-four-acre estate lots

   About 500 homesites on parcels from one to four acres — among the largest residential lots in the entire South Reno market.

   community-data-north.json / Washoe County Assessor
4. 4

   Private clubhouse and amenities

   A clubhouse, fitness center, swimming pool, and equestrian and hiking trails inside the gates serve residents directly.

   community-data-north.json
5. 5

   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.

   NRS 361.471 / Nevada Department of Taxation

WHY BUY IN ST. JAMES'S VILLAGE

What Are the Top 10 Reasons to Buy a Home in St. James's Village?

St. James's Village's case rests on guard-gated security, national-forest acreage, top WCSD schools, and Nevada tax advantage — each claim sourced to BLS Reno-Sparks MSA employment data, NNRMLS active-listing records, Washoe County Assessor parcel filings, and GreatSchools ratings for Galena HS and Marce Herz MS — the two 9/10-rated campuses serving ZIP 89511.

1. 1

   Guard-gated 24/7 security

   Controlled entry, posted daytime guard, private roads, and patrols protect roughly 500 estate homesites.

   community-data-north.json

2. 2

   One-to-four-acre forested lots

   Parcels from one to four acres deliver true privacy, acreage for guest houses and pools, and direct forest access.

   Washoe County Assessor

3. 3

   Toiyabe National Forest setting

   ~1,600 acres wrapped by national forest with ~800 acres of preserved open space — recreation at the doorstep.

   community-data-north.json

4. 4

   Galena HS and Marce Herz MS school zone

   Two 9/10-rated WCSD schools commonly serve South Reno addresses — among Northern Nevada's strongest public options.

   GreatSchools 2026

5. 5

   Private clubhouse and amenities

   Clubhouse, fitness center, pool, and equestrian and hiking trails inside the gates.

   community-data-north.json

6. 6

   Zero state income tax

   Nevada levies no personal income tax — six-figure annual savings for most relocating high-income households.

   Nevada Department of Taxation

7. 7

   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

8. 8

   Mt. Rose Ski 20 minutes away

   NV-431 puts the closest major Tahoe ski resort within a short drive of the gates.

   via NV-431

9. 9

   Lake Tahoe 45 minutes away

   Mt. Rose Highway puts Incline Village beaches and a dozen ski resorts within an hour.

   via NV-431

10. 10

    Tight supply = value preservation

    ~500 homesites and no room to expand inside the forest supports long-run resale strength.

    community-data-north.json / NNRMLS

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.

RELOCATION TIMELINE

How to Relocate to St. James's Village in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most St. James's Village 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.

1. 01

   Research neighborhoods & set a budget

   Compare St. James's Village to Montreux, ArrowCreek, and Galena Forest — weigh the forested guard-gated seclusion of the village against the golf-centered structure of its peers. The $1M–$5M+ range spans the full South Reno gated luxury tier.

2. 02

   Get pre-approved for jumbo financing

   Nearly every St. James's Village purchase exceeds the $766,550 conforming limit — you'll need jumbo financing (20% down, 700+ credit) or cash. Line up a lender with luxury and estate experience before touring.

3. 03

   Hire a South Reno luxury specialist

   Estate valuations, lot-specific view premiums, well and septic considerations, defensible-space requirements, and gated-community dues are all community-specific knowledge. Work with an agent who has closed in the guard-gated tier.

4. 04

   Tour by appointment

   The gate means showings are appointment-only. Walk your shortlist at different times of day — morning forest light versus evening Mount Rose views differ. Note lot slope, drainage, forest buffer, and acreage usage.

5. 05

   Write and negotiate the offer

   Estate comps are thin — rarely more than 10 active listings at any time. Price relative to recent closed sales in the gated tier, not the broader Reno median. Inspection contingencies are especially important at this price point.

6. 06

   Inspection & appraisal

   Estate inspections cover non-standard construction, well and septic where applicable, custom HVAC, site drainage, defensible space, and roof condition at elevation. Jumbo appraisals require qualified local comps — plan 7-14 business days.

7. 07

   Clear conditions & fund

   Nevada closes through escrow companies; expect 30-60 days from acceptance to funding on financed estates. Confirm HOA dues, amenity budgets, and any pending special assessments before clearing financing conditions.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Truckee Meadows Water Authority or well/septic), then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60.

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.

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.

Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.

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

• Driving

  The default for St. James's Village. Mt. Rose Highway connects to I-580, providing access to downtown, the airport, and all major employment centers. Private community roads run behind the gate; surface roads connect to Montreux, Summit Reno, and the Mt. Rose corridor.

• RTC RIDE Transit

  Bus coverage does not reach the South Reno mountains — St. James's Village is a fully car-dependent community. The nearest RTC routes serve the South Meadows and Damonte Ranch corridors well below the village.

• Cycling & Trails

  Community equestrian and hiking trails run inside the gates and connect to the Toiyabe National Forest. Road cyclists use Mt. Rose Highway; the terrain is mountainous and best suited to experienced riders.

• Air Travel

  Reno-Tahoe International Airport is about 25 minutes from the village via I-580 — a reasonable airport commute for a remote, guard-gated mountain community.

Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.

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.

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.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Direct market knowledge, the largest agent team in Nevada, and thousands of verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents serve buyers and sellers statewide — from the Las Vegas Valley to the South Reno mountains — and that depth is why the team ranks #1 in Nevada and #44 nationally.

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.

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.

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.

1. 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
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for South Reno. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for ZIP 89511 (ACS). data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. demographer.nv.gov
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
6. FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, and metro comparisons for the Reno area. fbi.gov/ucr
7. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for South Reno campuses. greatschools.org
8. Nevada Report Card — Official Nevada DOE school performance data for Galena HS, Marce Herz MS, and Pleasant Valley ES. nevadareportcard.nv.gov
9. Washoe County Assessor — Property tax rates, assessed values, lot data, and parcel records for ZIP 89511. washoecounty.gov/assessor
10. Washoe County School District — School boundary maps, enrollment data, and assignment verification for St. James's Village addresses. washoeschools.net
11. 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