First-Time Buyers
- Entry plans from the low $550Ks
- Brand-new with builder warranty
- Modern energy efficiency (lower utilities)
- FHA and conventional financing available
New Master-Planned Foothills Community · South Reno
Talus Valley Homes For Sale
Nevada's #1 team for Talus Valley real estate. Search new-construction homes for sale in south Reno's newest master-planned community — modern single-family homes from $550K to $900K+ in the Huffaker Hills foothills, ZIP 89521.
MEDIAN LIST PRICE
$700K
LVR / GLVAR via Repliers, as of September 18, 2026
DAYS ON MARKET
63
LVR / GLVAR via Repliers, as of September 18, 2026
HOA (MASTER)
$80-$180/mo
Talus Valley Community HOA
TO AIRPORT
12 min
Via I-580 north
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 23, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Talus Valley at a Glance?
Talus Valley is south Reno's newest master-planned community — 980 acres in the Huffaker Hills foothills planned for nearly 4,000 homes per Reno/Sparks Association of REALTORS — with a ZIP 89521 median list price near $699,975 and homes going under contract in roughly 45 days per Northern Nevada Regional MLS. The five takeaways below cover what buyers need to know before touring.
- Community size: Roughly 980 acres in south Reno's Huffaker Hills, planned for nearly 4,000 homes, established 2021.
- Median list price: $699,975 (September 2026, ZIP 89521) — from ~$550K entry plans to $900K+ premium foothill lots.
- Best for: First-time buyers, California relocators, young families, and move-up buyers seeking new construction at south Reno prices.
- HOA fees: $80-$180/month master HOA covering trails, parks, and common-area landscaping.
- Key advantage: Zero Nevada state income tax, 12-minute airport access, brand-new builder warranties, and prices well below comparable Bay Area new construction.
Last updated September 2026 · Sources: RSAR, U.S. Census, NNRMLS
Where Can You Find Talus Valley Homes for Sale?
Talus Valley and ZIP 89521 carry active new-construction and limited-resale listings as of September 2026 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, spanning $550K entry single-family homes to $900K+ premium foothill lots. The eight newest listings appear below, refreshed throughout the day, with every active Talus Valley property searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Talus Valley Homes Sell in Each Price Range?
The ZIP 89521 median list price sits at $700K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data, with inventory clustering in the $600K-$800K family-home band. Each card below shows current active-listing counts by price range, so you can gauge real competition in your budget before you start touring Talus Valley neighborhoods.
Browse Talus Valley Listings
How Can You Find a Talus Valley Home by Type, Price & Lifestyle?
Talus Valley's active listings span multiple price bands and property types — each link below opens our live NNRMLS search pre-filtered to that slice, with listing counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data. Entry plans start near $550K; premium foothill lots reach $900K+.
Which Talus Valley Neighborhoods Should You Explore?
Tap a community card to see current listings, price ranges, HOA details, and what daily life looks like inside each section of Talus Valley.
By Property Type
By Price Range
Updated daily · 298 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Talus Valley Listings First?
Custom alerts by price, beds, baths, and home features — no spam, unsubscribe anytime. With Talus Valley builder releases selling quickly and resale inventory limited, buyers who see new listings within hours hold a real edge over buyers who check portals weekly.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Check Washoe school zoning · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Talus Valley, NV?
The Answer
Talus Valley delivers brand-new master-planned living in south Reno's Huffaker Hills foothills — trail systems, mountain views, and modern homes from $550K to $900K+. The City of Reno I-580 corridor puts downtown and the airport within 15 and 12 minutes, Lake Tahoe 45 minutes away, and South Meadows retail 8 minutes by car.
What is Talus Valley known for?
Talus Valley is known as one of south Reno's newest and fastest-growing master-planned communities — built in the Huffaker Hills foothills with trail systems, open space, and a pipeline of nearly 4,000 new homes across multiple builder phases. The combination of new construction, foothill views, and south Reno's short airport commute makes it a standout for California relocators and first-time buyers.
Who should live in Talus Valley?
Talus Valley fits California relocators seeking tax savings and a brand-new home, young families who want Washoe County schools and trails, first-time buyers moving into a new single-family home, and move-up buyers who want modern construction without paying a custom-build premium. The $550K-$900K range makes it one of the most accessible new master-plans in the Reno market.
What is daily life like in Talus Valley?
Daily life runs between the foothill trails and the South Meadows corridor: a short drive to Costco, Target, and the Damonte Ranch retail strip, morning walks on community trails with Huffaker Hills views, and weekends skiing at Mt. Rose Ski Tahoe (about 45 minutes) or exploring Lake Tahoe. Downtown Reno restaurants and the Truckee Riverwalk are about 15 minutes north via I-580.
Location
Where Is Talus Valley
Talus Valley sits in the Huffaker Hills foothills of southeast Reno (ZIP 89521), accessed via Veterans Parkway. The community extends roughly two miles from the South Meadows Parkway area toward Donner Springs. Elevation approximately 4,600-5,100 ft in the foothill sections. About 15 minutes from downtown Reno via I-580.
Downtown Reno
15
Min
Airport
12
Min
South Meadows Shopping
8
Min
Mt. Rose Ski
45
Min
Lake Tahoe
45
Min
Talus Valley
At a Glance$699,975
Median List Price (ZIP 89521)
298
Active Listings
~$295-$310
Price / Sq Ft
63
Days on Market
- Community Size
- ~980 acres
- Planned Homes
- Up to ~3,995
- Established
- 2021
- ZIP Code
- 89521
- Price Range
- $550K-$900K+
- HOA (Master)
- $80-$180/mo
- Guard-Gated
- No (open-access)
- Construction Type
- New construction
- School District
- Washoe County School District
- To Downtown Reno
- 15 min
- To Lake Tahoe
- ~45 min
- Airport
- Reno-Tahoe Intl (12 min)
Quick Answer
Is Talus Valley a good place to live in Reno?
Yes. Talus Valley is emerging as one of the top new-construction communities in south Reno for lifestyle, value, and location. Brand-new homes with builder warranties, foothill views, trail systems, and a 12-minute airport commute create a package that would cost significantly more in comparable Bay Area or Scottsdale master plans. Nevada's zero state income tax adds an estimated $8,000-$50,000+ per year in savings for most California households.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Talus Valley?
According to the U.S. Census Bureau, ZIP 89521 holds a predominantly owner-occupied, family-oriented population with a median household income near $82,000 — above the Reno city average — and strong California in-migration over the past decade. The median age of roughly 38 reflects south Reno's young-family and move-up buyer mix.
Home values in ZIP 89521 have climbed steadily as Bay Area and Sacramento households relocated, drawn by the new-construction lifestyle at a fraction of coastal pricing. Talus Valley's 2021 launch adds the newest supply to a ZIP that already held established communities like Damonte Ranch and South Meadows, broadening the buyer base to include first-timers and move-up buyers who want a modern floor plan.
~38,000
vs Washoe Co ~510,000
~$82,000
vs Washoe Co $76,000
~38
vs Washoe Co 39
~$650K
vs Washoe Co $530K
~72%
vs Washoe Co 58%
~42%
vs Washoe Co 33%
~34%
vs Washoe Co 28%
2.8
vs Washoe Co 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is Talus Valley Growing?
Talus Valley is actively building out from its 2021 launch, with phase releases filling quickly as California in-migration into south Reno outpaces new supply. The broader ZIP 89521 corridor is projected to continue growing through 2030, driven by Tahoe-Reno Industrial Center employment and the Talus Valley master-plan build-out.
~38,000ZIP 89521 residents (2024)
~3,995Talus Valley homes planned
~44,000ZIP 89521 projected 2030
ZIP 89521 population trajectory, 2010-2030 (projected)
Growth in ZIP 89521 tracks master-plan phase releases and California net in-migration. Talus Valley's launch in 2021 accelerated new-home supply in the foothills; each builder release sells quickly, and the planned nearly 4,000-home build-out will be one of the largest new additions to the south Reno housing stock through 2030.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are ZIP-level approximations; projection reflects State Demographer planning. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Talus Valley Real Estate Market Trending?
Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89521 data, refreshed monthly via the Reno/Sparks Association of REALTORS. The south Reno corridor has held near $650K year-over-year with a +2.4% gain. The three charts below show the past twelve months of movement.
Median List Price (ZIP 89521)
+2.4% YoY (May 2025 -> May 2026)
Source: Las Vegas REALTORS
Days on Market
38 -> 45 days YoY (seasonal softening winter)
vs September 2025
Source: Las Vegas REALTORS
Active Listings
Growing as new builder phases release
vs September 2025
Source: Las Vegas REALTORS
The long view: Reno's median sold price rose 116% between 2015 ($273,230) and 2026 ($591,265), across 53,785 recorded closings — Northern Nevada Regional MLS (NNRMLS) records via Repliers.
63
MEDIAN DAYS ON MARKET
$700K
MEDIAN LIST PRICE
~3,995
PLANNED HOMES (MASTER PLAN)
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
Talus Valley specialist.
Market Competitiveness
How Competitive Is the Talus Valley Market Right Now?
Talus Valley is moderately competitive — new-construction homes with builder incentives such as rate buydowns move quickly when released; resale inventory is limited given the 2021 community start. The $600K-$800K family-home band moves fastest at 38-45 median days; premium foothill lots above $850K typically take eight to twelve weeks as the qualified buyer pool narrows.
52Moderately Competitive
- 45 daysMedian days on market (ZIP 89521)
- $295-$310Median price per sq ft
- 38-65DOM range by tier
- ~110Active listings (June 2026)
Is Talus Valley Right for You?
Who Should Buy a Home in Talus Valley?
Talus Valley spans $550K entry plans to $900K+ premium foothill lots — all new construction in one of south Reno's newest master-planned communities. Five buyer profiles below match lifestyles to specific Talus Valley sections, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Talus Valley Section Fits Your Buyer Type?
Growing Families
- 4-bed family plans from $650K-$800K
- Trail systems and neighborhood parks on-site
- Marce Herz MS (9/10) and Galena HS (9/10) nearby
- New construction means updated safety features
California Relocators
- Zero Nevada state income tax
- Brand-new construction at fraction of Bay Area pricing
- $550K-$900K range suits most Sacramento budgets
- Lake Tahoe 45 minutes from the driveway
Move-Up Buyers
- Upgrade from older resale to brand-new construction
- Modern floor plans 1,600-3,200+ sq ft
- Builder warranty on all systems
- Strong south Reno appreciation trajectory
Remote Workers
- 12-minute drive to Reno-Tahoe International Airport
- Fast I-580 access to downtown Reno co-working
- Modern home construction with home-office-ready plans
- Lake Tahoe and Sierra recreation 45 minutes away
Best Fit For
- First-time buyers — entry single-family plans from the low $550Ks with builder warranty and modern energy efficiency.
- Growing families — Marce Herz MS (9/10) and Galena HS (9/10) nearby, plus trails and parks built into the master plan.
- California relocators — brand-new construction at a fraction of Bay Area pricing and zero Nevada state income tax.
- Move-up buyers — modern floor plans and builder warranties that older south Reno resale neighborhoods can't match.
- Remote workers — one of the shortest airport commutes in Reno plus fast I-580 access to downtown Reno employers.
Ready to explore homes in Talus Valley? Our team knows every builder release, HOA document, and floor plan available in the community.
Start Your Talus Valley SearchPros
- Zero Nevada state income tax — five-figure annual savings versus California
- Brand-new construction with builder warranties and modern energy efficiency
- Foothill trail systems, neighborhood parks, and open space woven through the master plan
- Shortest airport commute of any south Reno master plan at roughly 12 minutes
- Lake Tahoe 45 minutes and Mt. Rose Ski Tahoe 45 minutes from the driveway
- Property taxes capped at 3% annual growth under Nevada law
- Modern floor plans from 1,600 to 3,200+ sq ft — priced from the $550Ks
Honest Considerations
- Community amenities are still building out — the planned town center and some parks are not yet complete
- Limited resale inventory in the early years means buyers are primarily purchasing new construction on builder timelines
- McQueen High and other schools north of I-580 are farther away — confirm assignment by address
- Not guard-gated — open-access master plan; buyers seeking gated living should consider ArrowCreek or Montreux
- Builder contracts favor the developer — work with a buyer's agent experienced in new-construction negotiations
Neighborhood Comparison
How Does Talus Valley Compare to Other South Reno Communities?
A like-for-like comparison of the four most-searched south and southeast Reno communities — median price, price per square foot, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $450K in South Meadows to $900K+ in Talus Valley's premium foothill tier.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Talus Valley | $650,000 | ~$300 | 45 | 110 | New Construction · Foothills · Families |
| Damonte Ranch | $565,000 | ~$290 | 28 | 256 | Established · Families · Value |
| South Meadows | $520,000 | ~$275 | 30 | 140 | Value · Established · Retail Access |
| Steamboat | $480,000 | ~$260 | 35 | 68 | Value · Rural Edge · No HOA |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Community Deep Dive
What's Inside Each South Reno Community?
Submarket 1
Talus Valley
South Reno's newest master-planned community — brand-new construction from $550K in the Huffaker Hills foothills, with trail systems, open space, and a planned town center on nearly 980 acres.
Browse Talus Valley homes →$650KMedian Price
45Days on Market
110Active Listings
~$300Price / Sq Ft
Submarket 2
Damonte Ranch
South Reno's family-value play from the 2000s — established landscaping, top WCSD school assignments, Regency 55+ active-adult section, and strong resale velocity.
Browse Damonte Ranch homes →$565KMedian Price
28Days on Market
256Active Listings
~$290Price / Sq Ft
Submarket 3
South Meadows
1990s-2000s established neighborhood with mature landscaping, lower HOA, and the South Meadows retail corridor at the doorstep — the most affordable entry in the south Reno corridor.
Browse South Meadows homes →$520KMedian Price
30Days on Market
140Active Listings
~$275Price / Sq Ft
Submarket 4
Steamboat
South Reno's rural-edge community along the Truckee River canyon — older homes, lower price points, and a more relaxed character than the master-planned corridors.
Browse Steamboat homes →$480KMedian Price
35Days on Market
68Active Listings
~$260Price / Sq Ft
Submarket 5
Talus Valley Premium Foothill Tier
The premium tier within Talus Valley — larger foothill lots with mountain views, floor plans above 2,800 sq ft, and pricing from $800K-$900K+. New construction in this tier offers the views and square footage of a custom build at a production price.
Browse Talus Valley Premium Foothill Tier homes →$800K+Premium Tier From
2,800+ sq ftLarger Floor Plans
Foothill viewsMountain Panorama
New buildBuilder Warranty
Where Is Talus Valley on the Map?
Talus Valley sits in the Huffaker Hills foothills of southeast Reno (ZIP 89521), accessed via Veterans Parkway. Damonte Ranch is about 10 minutes west, South Meadows 8 minutes northwest, and downtown Reno is roughly 15 minutes north via I-580. Reno-Tahoe International Airport sits about 12 minutes north via I-580.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which
Talus Valley section fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89521?
ZIP 89521 covers Talus Valley and the broader south Reno corridor including Damonte Ranch and South Meadows. The table below puts the ZIP in context against neighboring Reno ZIP codes — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89521 | Talus Valley · Damonte Ranch · South Meadows | $650K | ~$300 | 45 | ~256 | +2.4% |
| 89511 | South Reno · Galena · ArrowCreek | $745K | ~$355 | 40 | 268 | +2.8% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89509 | Midtown · Central · Lakeridge | $520K | ~$310 | 34 | 174 | +1.5% |
| 89506 | North Valleys · Sky Vista | $440K | ~$255 | 30 | 188 | +0.8% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
New Construction
Who Are the Builders in Talus Valley?
Talus Valley is a multi-builder master plan launched in 2021 by Newport Pacific Land, with Lennar among the primary builders offering new single-family homes from roughly 1,600 to over 3,200 square feet. Production home releases in the $550K-$900K range sell quickly — verify current incentives, because rate buydowns and closing-cost credits change month to month.
Outdoor Recreation
What Outdoor Amenities Does Talus Valley Offer?
Talus Valley is purpose-built for outdoor living: on-site trail systems through the Huffaker Hills foothills, neighborhood parks, and preserved open space. Lake Tahoe and Mt. Rose Ski Tahoe sit roughly 45 minutes away. The City of Reno maintains Galena Creek Recreation Area and Huffaker Hills Open Space within 15-20 minutes.
ON-SITE
Talus Valley Trail Network
Community trailsWalking · Running · CyclingResidents
Trail systems woven through the Huffaker Hills foothills — foothill and mountain views with access to the community's open space corridors.
ON-SITE
Neighborhood Parks
Multiple parksPlay · Picnics · GatheringHOA included
Planned neighborhood parks throughout the master plan, with greenways connecting residential sections to open space.
10 MIN
Huffaker Hills Open Space
Foothill preserveHiking · Mountain bikingFree
City-managed open space in the Huffaker Hills directly adjacent to the south Reno foothills — hiking and mountain biking trails with valley and Sierra views.
45 MIN
Mt. Rose Ski Tahoe
1,200 acresSkiing · SnowboardingTicketed
The closest major ski resort to Reno, with the highest base elevation at Lake Tahoe and dependable deep Sierra snow from November through April.
45 MIN
Lake Tahoe (South Shore)
191 sq miBoating · Beaches · SkiingFree shoreline
North America's largest alpine lake — public beaches, marinas, and a dozen surrounding ski resorts within one drive from south Reno.
30 MIN
Galena Creek Recreation Area
230+ acresHiking · PicnicsFree
Forested Sierra trails and a visitor center on the Mt. Rose Highway — the closest wilderness trailhead to the south Reno corridor.
10 MIN
South Meadows Regional Park
Regional parkTrails · Sports fieldsFree
Sports fields, walking paths, and community events in the heart of the south Reno corridor, just 10 minutes from Talus Valley.
20 MIN
Rancho San Rafael Park
595 acresTrails · Events · ArboretumFree
Reno's flagship regional park, home to the Great Reno Balloon Race and the Wilbur D. May Arboretum.
The Talus Valley Lifestyle
What Does a Weekend in Talus Valley Look Like?
Three Sierra experiences within 45 minutes of the driveway: morning hiking on the Huffaker Hills trails per the City of Reno, an afternoon at South Meadows retail and dining, and a ski day at Mt. Rose or a beach day at Lake Tahoe — all from a brand-new home in south Reno's newest master plan.
300+Days of Sun
45 minTo Lake Tahoe
12 minTo Airport
4,600+ ftElevation (foothills)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Talus Valley Homes This Weekend?
Talus Valley builder model homes from Lennar are typically open daily by appointment or on scheduled open-house days. Resale listings in ZIP 89521 follow the typical Friday-Sunday open-house pattern. Set up instant alerts to get notified when a home in your price range schedules an open house, or browse every active Talus Valley listing now.
Planning a move
What Should I Verify Before Moving to Talus Valley?
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 Talus Valley 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 Talus Valley?
Talus Valley taps the Reno-Sparks MSA job base — manufacturing, healthcare, and data centers — with a 12-minute airport commute. According to the U.S. Bureau of Labor Statistics, MSA unemployment sits near historic lows, driven by Tesla, Switch, and Panasonic at the Tahoe-Reno Industrial Center (30-35 min) and Renown Health and UNR downtown (15 min).
~$82,000Median household income, ZIP 89521U.S. Census ACS estimate
TRI CenterTesla · Switch · Panasonic · Google30-35 min via I-580 and I-80
15 minTo downtown Reno employersVia I-580 north
12 minTo Reno-Tahoe International AirportVia I-580 north
Top Reno-Area Employers (Commutable from Talus Valley)
- Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center (~30-35 min)
- Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~15 min)
- University of Nevada, RenoR1 research university, north campus (~20 min)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~30-35 min)
- Panasonic EnergyBattery manufacturing partner, TRI Center (~30-35 min)
- Washoe County School DistrictSchools across Reno and Sparks, including Galena HS and Marce Herz MS near Talus Valley
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Talus Valley Compare to Damonte Ranch, South Meadows & Somersett?
Choosing between Reno's top south and northwest master plans? This table compares Talus Valley (median $650K, new construction), Damonte Ranch ($565K, established families), South Meadows ($520K, value entry), and Somersett ($620K, golf master-plan). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Talus Valley | Damonte Ranch | South Meadows | Somersett |
|---|---|---|---|---|
| Median List Price | $650K | $565K | $520K | $620K |
| Price / Sq Ft | ~$300 | ~$290 | ~$275 | ~$315 |
| Days on Market | 45 | 28 | 30 | 32 |
| HOA / Month | $80-$180 | $50-$150 | $40-$120 | $130-$220 |
| Guard-Gated | No | No | No | Sub-enclaves only |
| Construction Type | New (2021+) | Resale (2000s) | Resale (1990s+) | Mix resale/new |
| Airport Commute | 12 min | 15 min | 15 min | 20 min |
| Best For | New build · Foothills · Families | Families · Value | Entry · Established | Golf · Move-up · All tiers |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Talus Valley 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 Talus Valley Payment
$4,786
Illustrative Monthly Payment
- Principal & Interest$3,892
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$244
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 Talus Valley?
From Talus Valley via Veterans Parkway and I-580, downtown Reno is 15 minutes away and Reno-Tahoe International Airport is just 12 minutes north — among the shortest airport commutes of any south Reno master plan. Mean commutes in ZIP 89521 average near 20 minutes per U.S. Census ACS data, far below Bay Area averages most California relocators leave behind.
Drive Times from Talus Valley
- 15 minDowntown RenoVia I-580 north to US-395
- 12 minReno-Tahoe Intl AirportVia I-580 north
- 8 minSouth Meadows ShoppingVia Veterans Pkwy
- 45 minMt. Rose Ski TahoeVia NV-431 (Mt. Rose Hwy)
- 45 minLake Tahoe (South Shore)Via US-50 south
- 30 minTahoe-Reno Industrial CenterVia I-580 north to I-80 east
- 20 minSparksVia I-580 to I-80 east
- 35 minCarson CityVia US-395/I-580 south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Talus Valley?
New-construction spec homes at Talus Valley typically close in 30-60 days when the home is already built; build-to-order contracts run 4-10 months. Resale transactions in ZIP 89521 close in 30-45 days; cash offers in 7-14 days. Builder contracts carry penalty clauses for buyer-caused delays — confirm financing is fully in order before signing.
Quick Answer
What credit score do you need to buy a home in Talus Valley?
Conventional loans generally want 620+; FHA allows 580+ with 3.5% down for eligible buyers. Jumbo financing — required above $766K on some Talus Valley premium-tier homes — typically requires 700+ with 20% down. Builder preferred lenders often have access to special rate buydown programs; even if their base rate is higher, the net cost after the buydown can beat a conventional outside lender. Get quotes from both before deciding.
Talus Valley FAQ — 18 Answers
What Do Talus Valley Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Talus Valley?
The median asking price for a Talus Valley home is about $699,975 per Northern Nevada Regional MLS data for ZIP 89521, at roughly $290-$310 per square foot on new-construction deliveries. Entry-level single-family homes from Lennar and other builders start near $550K, mid-tier four-bedroom plans cluster around $700K-$800K, and premium lots with foothill views and larger floor plans above 2,800 sq ft approach $900K and above.
What makes Talus Valley different from other south Reno communities?
Talus Valley is one of the newest master-planned communities in south Reno, launched in 2021 across roughly 980 acres in the Huffaker Hills foothills. Unlike established resale neighborhoods such as Damonte Ranch or South Meadows, virtually every Talus Valley home is new construction with builder warranties, modern energy efficiency, and a master plan designed around trails, open space, and a planned future town center. Buyers get a contemporary floor plan without the premium of a custom build.
What are the HOA fees in Talus Valley?
Talus Valley HOA dues generally run $80-$180 per month, which covers common-area landscaping, trail maintenance, and community park upkeep. Specific builder sub-associations may stack modest additional dues. Always request the full dues statement, transfer fees, and any pending special-assessment disclosures before writing an offer on a new-construction contract.
Is Talus Valley a gated community?
No. Talus Valley is an open-access master-planned community without a staffed gate. The foothill setting, defined community entries via Veterans Parkway, and active HOA create a safe, low-through-traffic environment without the premium of a guard-gated enclave such as Montreux or ArrowCreek. Buyers seeking gated living at the south Reno price point may also consider ArrowCreek about 10-15 minutes southwest.
What schools serve Talus Valley?
Talus Valley sits in the Washoe County School District. The surrounding south Reno corridor is served by well-regarded WCSD schools; confirm exact assignments by street address since zone boundaries can shift between builder phases. Nearby options include Hunsberger Elementary (8/10 GreatSchools) and Marce Herz Middle School (9/10). Galena High School (9/10) and Damonte Ranch High School are the primary high-school feeds for the south corridor.
How long does it take to get from Talus Valley to downtown Reno?
From Talus Valley via Veterans Parkway and I-580, downtown Reno is roughly 15 minutes in typical traffic. Reno-Tahoe International Airport is closer at about 12 minutes via I-580 north — one of the shortest airport drives of any south Reno master plan. Lake Tahoe's south shore is roughly 45 minutes via US-50; Incline Village on the north shore is about 50 minutes via the Mount Rose Highway.
What is the average days on market in Talus Valley?
Talus Valley homes typically sell in about 63 days from list to accepted offer per NNRMLS data for ZIP 89521. New-construction spec homes sold from a builder model go quickly when incentives such as rate buydowns are offered; resale turnover is limited given the community's 2021 start date, which means most owners are still in the build-equity phase rather than selling.
What amenities does Talus Valley offer residents?
Talus Valley is built around an outdoor-living framework: trail systems through the Huffaker Hills foothills, neighborhood parks, greenways, and preserved open space across the roughly 980-acre plan. A commercial town center is planned to anchor everyday shopping and dining as the community fills in. South Meadows Parkway retail — Costco, Target, and the South Meadows corridor restaurants — is about 8 minutes by car.
Are there new construction homes available in Talus Valley?
Yes — Talus Valley is an actively building community with new home releases from builders including Lennar, offering floor plans from roughly 1,600 to over 3,200 square feet in one- and two-story configurations. Builder incentives such as rate buydowns and closing-cost credits change month to month; call Nevada Real Estate Group at (775) 277-2120 to find out which phases are currently selling and whether current incentives are available.
What are property taxes like in Talus Valley?
Property taxes in Talus Valley follow Washoe County's low-by-national-standards effective rate of roughly 0.5-0.7% of assessed value. Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $700K Talus Valley home, the annual tax bill typically runs $3,250-$4,550 depending on assessed value — paired with Nevada's zero state income tax, the total carrying cost compares favorably to California equivalents at a fraction of the price.
Is Talus Valley a good community for families?
Yes — Talus Valley's master plan was designed for family living from the ground up, with trail systems, neighborhood parks, and open space built into the foothill terrain. The Washoe County School District serves the corridor with strong south Reno schools. New construction means buyers get a home with builder warranty, modern safety features, and energy efficiency that older established neighborhoods can't match at this price range.
How does Talus Valley compare to Damonte Ranch or South Meadows?
Talus Valley is newer (2021+), set further into the foothills, and exclusively new construction, while Damonte Ranch (2000s, $450K-$800K) and South Meadows (1990s-2000s, $450K-$750K) are established resale communities with mature landscaping. Talus Valley's price band of $550K-$900K+ puts it at the upper end of the south Reno corridor, with the trade-off being builder warranty and modern floor plans versus the mature landscaping and lower-priced entry of older neighborhoods.
What are crime rates like in Talus Valley?
Talus Valley's newest-in-south-Reno design, active HOA, and limited through-traffic keep property crime rates below Reno city averages. According to City of Reno Police and FBI Uniform Crime Reporting data, the south Reno foothill corridor runs a favorable safety profile versus downtown and central Reno. Standard suburban precautions — secured garages, porch lighting — cover the remaining risk for most households.
What types of homes are available in Talus Valley?
Talus Valley offers primarily new single-family detached homes in one- and two-story configurations, ranging from roughly 1,600 sq ft starter plans to 3,200+ sq ft move-up and premium layouts. Floor plan pricing runs from the low $550Ks for smaller entry plans to $900K and above for larger premium lots with foothill views. As the master plan fills in, a modest number of early resales are also beginning to come to market.
What should I know before buying in Talus Valley?
Budget for builder contract differences: new-construction purchase agreements favor the builder and carry specific contingency and closing timelines that differ from a standard resale contract. Confirm school assignments by street address, since zone lines can split the master plan. Foothill lots may carry wildfire defensible-space requirements. Get pre-approved before touring; many builder sales offices require a lender letter before releasing a purchase contract.
What is the minimum down payment to buy in Talus Valley?
Most Talus Valley buyers put down 5%-20%. Conventional loans start at 3% for qualified first-time buyers (620+ credit); FHA allows 3.5% with 580+ credit. At the $700K ZIP median, 10% down is $65,000 and 20% is $130,000. Builders may offer preferred-lender incentives that include rate buydowns or closing-cost credits worth $5,000-$15,000 — ask the sales agent what the current promotion looks like before choosing your lender.
Is Talus Valley better for buyers than Damonte Ranch?
It depends on priorities. Talus Valley offers brand-new construction with builder warranties and modern floor plans in the $550K-$900K range; Damonte Ranch is an established 2000s-era community with mature landscaping and slightly lower entry pricing ($450K-$800K) but an older housing stock. Talus Valley's foothill setting delivers more dramatic views and trail access; Damonte Ranch's Regency 55+ section is the area's top active-adult option. Tour both; they sit about 10-12 minutes apart.
How long does it take to close on a Talus Valley home?
New-construction spec homes at Talus Valley typically close in 30-60 days when the home is already built. Build-to-order contracts from a builder like Lennar can run 4-10 months depending on the phase and the builder's backlog. Resale transactions in ZIP 89521 generally close in 30-45 days. Cash offers can close in 7-14 days. Builder closings are date-certain once conditions are met — lender delays are the most common cause of builder-assessed penalties.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Talus Valley?
These are the questions Talus Valley buyers search on Google and ask AI assistants — each answered with verifiable specifics: prices from the Reno/Sparks Association of REALTORS, school ratings from GreatSchools, HOA figures from the Talus Valley Community HOA, and tax data from the Washoe County Assessor.
Is Talus Valley a nice area?
Yes — Talus Valley is emerging as one of the best new-construction communities in south Reno. The Huffaker Hills foothill setting, trail systems, mountain views, and brand-new homes with builder warranties deliver a lifestyle quality well above older south Reno resale neighborhoods at a similar or lower price point. The planned town center will add everyday amenities as the community fills in.
Does Talus Valley have good schools?
Talus Valley is served by the Washoe County School District's strong south Reno corridor. Marce Herz Middle School and Galena High School both earn 9/10 from GreatSchools. Confirm elementary assignment by street address, since zone lines can split the master plan. Private options including Sage Ridge School and Bishop Manogue Catholic High are 15-20 minutes away.
Who is building homes in Talus Valley?
Lennar is among the primary builders in Talus Valley, offering new single-family homes from roughly 1,600 to over 3,200 square feet in one- and two-story designs. The master plan is developed by Newport Pacific Land and is planned to grow to nearly 4,000 homes across multiple phases. Call Nevada Real Estate Group at (775) 277-2120 to find out which phases are currently releasing.
Is Talus Valley good for families?
Yes. Talus Valley's master plan is designed for families from the ground up — trail systems, neighborhood parks, and green space throughout the 980 acres. The Washoe County School District's south Reno corridor includes Marce Herz MS (9/10) and Galena HS (9/10). Brand-new homes mean updated safety codes, modern energy efficiency, and no surprise maintenance for the first 10 years of ownership.
How much does it cost to live in Talus Valley per month?
A $700K purchase with 10% down at 7% runs roughly $4,776/month all-in — principal, interest, 0.6% property tax, insurance, $130 HOA, and PMI. That compares to about $2,400/month to rent a comparable single-family home in the corridor. Nevada's zero state income tax offsets much of the ownership premium for California relocators with substantial earned income.
What ZIP code is Talus Valley in?
Talus Valley is in ZIP code 89521, which covers the south Reno corridor including Damonte Ranch and South Meadows. The median list price in 89521 runs approximately $699,975 per Northern Nevada Regional MLS data as of September 2026.
Is Talus Valley close to the airport?
Yes — Reno-Tahoe International Airport is approximately 12 minutes north via I-580, making Talus Valley one of the best-positioned south Reno master plans for remote workers and frequent travelers. The quick airport commute is a meaningful advantage versus Northwest Reno communities 20+ minutes from the terminal.
How close is Talus Valley to Lake Tahoe?
About 45 minutes. South shore Lake Tahoe is roughly 45 minutes via US-50; Incline Village on the north shore is about 50 minutes via the Mount Rose Highway. Mt. Rose Ski Tahoe is about 45 minutes via NV-431 — close enough for a ski day without an overnight.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Direct builder relationships across Lennar and other Talus Valley phases, 150+ licensed agents statewide, and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume since 2011, Nevada Real Estate Group ranks #1 in Nevada — and that reach covers every price tier from Talus Valley entry plans to south Reno luxury.
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Verified 5-star reviews
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Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
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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 Talus Valley?
Compare Talus Valley with neighboring south Reno communities and nearby Northern Nevada options. Each card pairs the commute time to Talus Valley with the community's price positioning, so you can judge whether moving to an adjacent area actually buys you more home for the money.
More Reno communities
- Double Diamond
- Esplanade at Damonte Ranch
- South Meadows
- Damonte Ranch
- Caramella Ranch
- Steamboat
- Pleasant Valley
- ArrowCreek
- Saddlehorn
- Montreux
- Galena Forest
- St. James's Village
Shopping the whole city? Browse all Reno homes for sale — live MLS listings updated daily.
A-Z INDEX
Which Reno Neighborhoods Can You Explore A-Z?
21 neighborhoods and communities within and around Reno — from ArrowCreek and Caughlin Ranch in the west foothills to Talus Valley and South Meadows in the south corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges starting as low as $440K, and HOA details for that specific community.
KEEP LEARNING
What Else Should You Read About Talus Valley and South Reno?
These guides extend the research most Talus Valley buyers do next — comparing neighboring south Reno communities, understanding Reno's tax advantage, and exploring the full Reno market — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Damonte Ranch Community Guide
South Reno's established family-value play — Regency 55+ active adult, strong WCSD school assignments, and a well-connected south corridor alternative to Talus Valley.
Read →GUIDE
Somersett Community Guide
Northwest Reno's premier master-planned golf community — championship golf, resort clubhouse, and homes from $500K to $1.2M+ for buyers who want Sierra foothills in a different corridor.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows market data, neighborhood comparisons, and every Reno community page in one place.
Read →RELOCATION GUIDE
Reno Relocation Guide 2026
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →LIVING GUIDE
Is Reno a Good Place to Live? 2026
Jobs, cost, weather, and lifestyle for anyone weighing a move to Reno.
Read →Sources & Methodology
Where Does This Talus Valley Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89521. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89521. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for the Talus Valley / south Reno corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for Talus Valley (ZIP 89521). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Talus Valley. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- FBI Uniform Crime Reporting (UCR) — Violent and property crime rates for the Reno metro, used in the safety section. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
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: October 15