Top Rated
7/10
7/10Veterans Memorial ES
Downtown / East Reno
K-5520 Students18:1
Downtown High-Rise Condos · Riverwalk · Reno NV
The Montage Homes For Sale
Nevada Real Estate Group — your The Montage specialists. Search condos for sale in downtown Reno's largest residential high-rise: $250K–$1.5M+, secured entry and concierge service, floor-to-ceiling river and Sierra views, steps from the Truckee River Riverwalk, and Nevada's zero state income tax.
MEDIAN LIST PRICE (ZIP 89501)
$450K
RSAR / NNRMLS, ZIP 89501, June 2026
DAYS ON MARKET
55
RSAR / NNRMLS, June 2026
BUILDING TYPE
High-Rise Condos
community-data-north.json
TO THE RIVERWALK
Half a block
Truckee River Riverwalk
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About The Montage at a Glance?
The Montage is downtown Reno's largest residential high-rise — a 23-story, 370-unit tower in ZIP 89501 with condos priced from $250K to $1.5M+ and a median list price near $450,000 per Reno/Sparks Association of REALTORS and NNRMLS data. The five takeaways below capture what those numbers mean for buyers in this Nevada State Demographer-tracked Washoe County tower.
- Building type: 23-story full-service high-rise condominium tower at 255 N. Sierra Street in downtown Reno — converted from the former Golden Phoenix hotel-casino in 2006–2008, the largest residential tower on the skyline.
- Median list price (ZIP 89501): $450,000 (June 2026) — ranging from roughly $250K for compact studios to $1.5M+ for large penthouses, with one- and two-bedroom homes making up most inventory.
- Best for: Downtown professionals, downsizers, lock-and-leave second-home buyers, California tax relocators, and investors who verify the building's rental policy before buying.
- HOA and utilities: HOA dues run $650–$950/month and cover water, sewer, trash, gas, building amenities, and 24-hour secured entry — most utilities are bundled into one predictable monthly figure.
- Why people choose The Montage: walkable Truckee River Riverwalk location, secured entry and concierge service, floor-to-ceiling river and Sierra views, Nevada's zero state income tax, and a $250K entry price for true high-rise ownership.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can You Find The Montage Condos for Sale?
The Montage carries a limited number of active listings in downtown Reno (ZIP 89501) — condos priced $250K to $1.5M+ per NNRMLS data. According to Reno/Sparks Association of REALTORS, downtown Reno high-rise inventory is tight, and well-priced units in the largest residential tower change hands at a measured pace. Listings below refresh daily from live NNRMLS data.
PRICE DISTRIBUTION
How Many The Montage Condos Are Listed in Each Price Range?
The ZIP 89501 median list price for The Montage condos sits near $450K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Active inventory concentrates in the $300K–$600K range, with a smaller upper tier above $800K for large view-floor units and penthouses. Each card shows current listing counts for The Montage and surrounding downtown Reno (ZIP 89501).
Browse The Montage & Downtown Reno Listings
How Can You Find a The Montage Condo by Floor Plan, Lifestyle & Price?
The Montage listings are filtered by downtown Reno ZIP 89501 — typically a handful of active condos in the tower 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 Downtown Reno and Riverfront Towers Should You Explore?
Tap a tower to see its dedicated page — current listings, price ranges, amenities, and what daily life looks like inside each downtown Reno high-rise and riverfront condo building.
By Floor Plan
By Price Range
Updated daily · 15 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Montage Listings First?
Custom alerts by price, beds, baths, and view exposure — no spam, unsubscribe anytime. With The Montage units turning over at a measured 55-day median pace per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over buyers who check portals weekly — especially in the $250K–$450K entry band where competition is broadest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
9/10
8/10
8/10
How Are the Schools Near The Montage?
The Montage falls within the Washoe County School District; downtown 89501 attendance boundaries vary by block, so verify the exact assignment at enrollment. Regional standouts include Davidson Academy (gifted, on the UNR campus) and Coral Academy of Science. Cards below rank top schools by level using GreatSchools and Nevada Report Card data from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch, Reno
K-5640 Students18:1
8/10Hunsberger ES
Somersett, Reno
K-6720 Students19:1
8/10Jessie Beck ES
South Reno
K-5580 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near The Montage Are the Best?
According to GreatSchools.org, top regional options near The Montage include Davidson Academy in Reno (10/10, the qualifying gifted school on the UNR campus), Reno High School (8/10), and Galena High School (9/10). Downtown 89501 assignments vary by block within the Washoe County School District; confirm specific assignments and cross-check ratings with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus, Reno | $300,000+ |
| 2 | Galena HS | Public | 9-12 | 9/10 | South Reno | $550,000+ |
| 3 | Marce Herz MS | Public | 6-8 | 9/10 | South Reno | $550,000+ |
| 4 | Reno HS | Public | 9-12 | 8/10 | Midtown Reno | $450,000+ |
| 5 | Coral Academy of Science | Public Charter | K-12 | 8/10 | Reno | $300,000+ |
SAFETY & CRIME
Is The Montage Safe?
Direct Answer
The Montage is a secured-entry high-rise that delivers a controlled-access living environment in downtown Reno. According to Reno Police Department data, downtown has seen sustained investment and a visible police presence through its revitalization. The tower's staffed lobby, key-controlled elevators, and controlled-access parking add building-level security beyond what ground-level downtown residences provide.
- Building accessControlled-entry high-rise
- Lobby staffingResident access management
- Downtown revitalizationReno Police presence + investment
- Elevators & parkingResident-floor access only
What Buyers Should Know
Downtown Reno has undergone sustained revitalization over the past decade — riverfront improvements, new dining and entertainment, and the Reno Aces ballpark district — paired with a visible Reno Police Department presence. As with any urban core, conditions vary block by block, and prospective buyers should walk the immediate area at different times of day before committing.
The Montage's defining security advantage is its vertical, controlled-access design. A staffed lobby, key-controlled elevators that reach only resident floors, and controlled-access parking mean the building functions much like a guarded residence without a staffed perimeter gate. This is a meaningful contrast to ground-level downtown condos and townhomes that open directly to the street.
Buyers relocating from larger metros generally find downtown Reno's scale manageable and its high-rise living secure. The primary considerations are typical of any urban condo: confirm the building's security staffing hours, parking access controls, and package-handling procedures, and review the HOA's policies on guest access and short-term rentals, which affect day-to-day building security.
Sources: Reno Police Department (downtown patrol & statistics), FBI Uniform Crime Reporting (latest available data). Last updated June 2026.
Living In
What's It Like Living in The Montage, Downtown Reno NV?
The Answer
The Montage delivers turnkey downtown high-rise living: condos from $250K to $1.5M+, secured entry and concierge service, and the Truckee River Riverwalk a half-block away. Schools are served by the Washoe County School District — verify the specific 89501 downtown assignment at enrollment, as boundaries vary by block.
What is The Montage known for?
The Montage is known as downtown Reno's largest residential high-rise — a 23-story, 370-unit tower on N. Sierra Street converted from the former Golden Phoenix hotel-casino. It is recognized for its full-service amenities (secured entry, concierge service, fitness center, club lounge), floor-to-ceiling upper-floor views of the Truckee River, Wingfield Park, and the Sierra Nevada, and an unbeatable walkable location steps from the Riverwalk, dining, and the cultural district.
Who should live in The Montage?
The Montage fits downtown professionals who want maintenance-free living steps from work, downsizers leaving a single-family home for a turnkey residence with views, lock-and-leave second-home buyers, California tax relocators seeking a Nevada address for zero state income tax savings, and investors who confirm the building's rental policy first. The $250K–$1.5M+ range spans entry studio buyers to penthouse purchasers.
What is daily life like in The Montage?
Daily life at The Montage centers on walkable downtown Reno: morning coffee at the ground-floor cafe, a run or stroll on the Truckee River Riverwalk, lunch at a Riverwalk District restaurant, and Wingfield Park summer concerts steps from the lobby. The Reno Aces ballpark, Midtown, casinos, and the cultural district are all on foot, and UNR plus the airport are minutes away by car. The tower's amenities and secured entry make travel and late nights effortless.
Location
Where Is The Montage
The Montage sits at 255 N. Sierra Street in downtown Reno, Nevada (ZIP 89501), a half-block from the Truckee River and the Riverwalk District. It is roughly 2 minutes' walk to the downtown core, 8 minutes from the University of Nevada, Reno, 10 minutes from Reno-Tahoe International Airport via US-395, and 45 minutes from Lake Tahoe via I-80 and NV-431.
Downtown Reno Core
2
Min
University of Nevada, Reno
8
Min
Reno-Tahoe Int'l Airport
10
Min
Midtown Reno
6
Min
Lake Tahoe
45
Min
The Montage
At a Glance$450,000
Median List Price (ZIP 89501)
~$350+
Price / Sq Ft (condo tier)
55
Days on Market
$250K–$1.5M+
Price Range (The Montage)
- Building Type
- High-Rise Condominium Tower (23 stories)
- Price Range
- $250K–$1.5M+
- Year Converted
- 2006–2008 (from Golden Phoenix)
- Total Residences
- ~370 units
- Guard-Gated
- No (secured building entry)
- HOA / Month
- $650–$950 (utilities bundled)
- Amenities
- Concierge · Fitness · Club Lounge · Secured Parking
- ZIP Code
- 89501
- School District
- Washoe County School District
- To Riverwalk
- Half a block
- To UNR
- ~8 min
- To Reno-Tahoe Airport
- ~10 min via US-395
LIVABILITY REPORT CARD
How Does The Montage Score?
The Montage scores among the top downtown Reno addresses for walkability, urban amenities, and convenience. The six grades below cover safety, schools, cost of living, amenities, walkability, and commute — each sourced from ZIP 89501 data via the Reno Police Department, Washoe County School District, GreatSchools, and Reno/Sparks Association of REALTORS.
Grade B+: Safety
Secured-entry high-rise with controlled access and concierge staffing; downtown Reno benefits from a visible police presence and active revitalization per Reno Police Department data.
Grade B: Schools
Washoe County School District serves downtown 89501; boundaries vary by block. Davidson Academy (gifted) and Coral Academy charters are short-drive alternatives — verify specific assignments.
Grade A-: Cost of Living
$250K entry for true high-rise ownership with bundled utilities — Nevada's zero income tax and lower property-tax rate offer meaningful savings versus California urban condos.
Grade A: Amenities
Secured entry, concierge service, fitness center, club lounge, and ground-floor retail — the most complete full-service amenity package among downtown Reno towers.
Grade A+: Walkability
Riverwalk, Wingfield Park, dining, the Reno Aces ballpark, and the cultural district are all on foot — among the most walkable addresses in Northern Nevada.
Grade A: Commute
8 minutes to UNR, 10 minutes to Reno-Tahoe Airport via US-395, and walkable to the downtown professional core — ideal for professionals and remote workers.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Is The Montage a good place to own a lock-and-leave home?
The Montage is one of the strongest lock-and-leave propositions in Northern Nevada. HOA dues bundle most utilities and cover all exterior maintenance, while secured entry and concierge service manage access as you travel and the walkable location removes the need for a car. Confirm the building's extended-absence and rental policies with the HOA before buying.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in The Montage?
According to the U.S. Census Bureau, downtown Reno (ZIP 89501) draws a mix of working professionals, downsizers, UNR-affiliated residents, and remote workers who value walkable urban living. The Montage skews toward owner-occupant professionals and second-home buyers who prioritize amenities, views, and a turnkey downtown address over single-family space.
Condo values at The Montage have firmed as downtown Reno's revitalization — riverfront improvements, new dining, and the Reno Aces ballpark district — drew buyers seeking maintenance-free urban living at a Nevada tax address. The building skews toward professional and downsizer households, smaller household sizes, and high educational attainment — a profile consistent with downtown high-rise residences nationally.
89501
Downtown Reno, NV
$72,000+
vs Washoe County $72,000
$450K+
vs Washoe County $520K
~55%
vs Washoe County 57%
~42%
vs Washoe County 36%
~15%
vs Washoe County 27%
Half a block
Most walkable downtown
1.8
vs Washoe County 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is The Montage Market Growing?
The Montage and the broader downtown Reno condo market have appreciated over the past decade, driven by downtown revitalization, in-migration from California, and the limited supply of true high-rise residences. The Nevada State Demographer projects continued Washoe County growth through 2030, supporting sustained demand for walkable downtown Reno condo addresses.
+4%Estimated YoY median price growth (ZIP 89501, 2026)
½ blockTo the Truckee River Riverwalk
10 minTo Reno-Tahoe Airport via US-395
ZIP 89501 (downtown Reno) median condo list price trajectory, 2010–2026
The Montage condos have appreciated with the broader downtown Reno revitalization — driven by riverfront improvements, new dining and entertainment, the Reno Aces ballpark district, and sustained California in-migration to a Nevada tax address. The tower's $250K–$1.5M+ range remains an accessible entry into true high-rise ownership, keeping buyer demand broad while the supply of full-service downtown residences stays limited.
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 The Montage Score for Livability?
The Montage posts outstanding scores across the six livability dimensions that matter most to downtown professionals and lock-and-leave buyers — walkability, urban amenities, and convenience lead the composite. The rings below break each category, benchmarked against Nevada State Demographer and Washoe County Assessor data.
- 88A-
Overall Livability
- 76B
Schools
- 82B+
Safety
- 90A
Cost of Living
- 95A+
Walkability
- 92A
Amenities
MARKET TRENDS · LAST 12 MONTHS
How Is The Montage Real Estate Market Trending?
Median list price, days on market, and active inventory for ZIP 89501 — the downtown Reno ZIP covering The Montage and surrounding riverfront towers — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median for the Montage condo tier sits near $450,000, up approximately 4% year-over-year, with a median 55 days on market. Updated monthly.
Median List Price (ZIP 89501 Montage tier)
+4% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
45 → 55 days YoY — downtown condo tier moves at measured pace
vs May 2025
Source: Las Vegas REALTORS
Active Listings (The Montage / ZIP 89501)
~15 at any time — limited high-rise condo supply
vs May 2025
Source: Las Vegas REALTORS
55
MEDIAN DAYS ON MARKET
$450K
MEDIAN LIST PRICE
$250K–$1.5M+
THE MONTAGE PRICE RANGE
< 1 hr
OUR RESPONSE TIME
INVENTORY IS TIGHT
Get matched with a
The Montage specialist.
Market Competitiveness
How Competitive Is The Montage Market Right Now?
The Montage is a measured-pace downtown high-rise condo market. Typically a handful of active listings appear in the building at any time within ZIP 89501, and homes take a median 55 days on market per NNRMLS data. Well-priced studios and one-bedrooms in the $250K–$400K entry range move faster, since the buyer pool at that accessible tier is broader.
48Measured-Pace Urban
- 55 daysMedian days on market (The Montage / ZIP 89501)
- $250K–$1.5M+The Montage price range
- ~$350+Median price per sq ft (condo tier)
- High-Rise CondosBuilding character
Is The Montage Right for You?
Who Should Buy a Condo in The Montage?
The Montage spans $250K entry studios to $1.5M+ view-floor penthouses — the most turnkey full-service address in downtown Reno. Six buyer profiles below match lifestyles to specific Montage options, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which The Montage Profile Fits Your Buyer Type?
Downtown Professionals
- Walk to work in the downtown core
- Secured entry and concierge convenience
- Maintenance-free, lock-and-leave living
- Nevada zero income tax on earnings
Downsizers
- Trade single-family upkeep for turnkey living
- Floor-to-ceiling river and Sierra views
- Utilities bundled into one HOA payment
- Walkable dining, parks, and culture
California Tax Relocators
- Save on state income tax — up to 13.3% in CA
- Downtown Reno address at a Nevada tax base
- Zero state capital-gains tax at Nevada level
- 3% annual property-tax cap under NRS 361.471
Lock-and-Leave Second-Home Buyers
- Secured entry handles access while traveling
- 10 minutes to Reno-Tahoe Airport
- No exterior or yard maintenance
- Lake Tahoe recreation 45 minutes away
Remote Workers
- Walkable downtown base for WFH
- Strong downtown internet and coworking nearby
- Zero Nevada income tax on remote earnings
- Airport and UNR minutes away
Investors (Policy Permitting)
- Steady long-term rental demand from UNR & Renown
- Verify building HOA rental policy first
- Check City of Reno short-term rental rules
- Walkable location commands rental premium
Best Fit For
- Downtown professionals — Walk to work, secured entry and concierge service, and a turnkey maintenance-free residence steps from dining and the Riverwalk — at a Nevada zero-income-tax address.
- Downsizers — Trade single-family upkeep for a view-floor condo with bundled utilities, secured entry, and walkable parks and dining — without the lawn, roof, or exterior maintenance.
- California tax relocators — Nevada zero state income tax versus California's up to 13.3% — a downtown Reno high-rise address the West Coast urban markets cannot match on a tax-adjusted basis.
- Lock-and-leave second-home buyers — Secured entry manages access while you travel, the airport is 10 minutes away, and there is no exterior maintenance — ideal for part-time Reno-Tahoe residents.
- Remote workers — A walkable downtown base with strong internet, coworking and dining on foot, UNR and the airport minutes away, and zero Nevada income tax on remote earnings.
- Investors (policy permitting) — Steady long-term rental demand from UNR faculty, Renown Health staff, and downtown professionals — conditional on verifying the building HOA rental policy and City of Reno rules first.
Ready to explore condos in The Montage? Our team knows the building's floor plans, HOA structure, warrantability requirements, and floor-by-floor view premiums.
Start Your The Montage SearchPros
- Half a block to the Truckee River Riverwalk — among the most walkable addresses in Northern Nevada
- Full-service amenities — secured entry, concierge service, fitness center, club lounge, controlled-access parking
- Accessible high-rise entry point at $250K–$1.5M+ for true downtown ownership
- HOA dues bundle water, sewer, trash, and gas — predictable lock-and-leave living
- Floor-to-ceiling river, park, Sierra, and city-light views on upper floors
- Zero Nevada state income tax and a 3% annual property-tax cap under NRS 361.471
- 10 minutes to Reno-Tahoe Airport and 8 minutes to UNR
Honest Considerations
- HOA dues of $650–$950/month are substantial — though they cover most utilities and all building maintenance
- Not all units allow short-term rentals — verify the building HOA CC&Rs and City of Reno rules before investing
- High-rise condo financing requires lender warrantability approval of the building
- Downtown conditions vary block by block — walk the immediate area at different times before buying
- Limited inventory — only a handful of the ~370 units are typically listed at any time
Tower Comparison
How Does The Montage Compare to Palladio, Arlington Towers & Other Downtown Reno Buildings?
A like-for-like comparison of the most-searched downtown Reno condo towers — median price, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $250K for Montage studios to $1.5M+ for view-floor penthouses.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Montage | $450,000 | ~$350+ | 55 | 15 | Full-Service · High-Rise · Riverwalk |
| Palladio | $650,000 | ~$420+ | 60 | 8 | Luxury · Infinity Pool · Riverfront |
| Arlington Towers | $280,000 | ~$280+ | 50 | 10 | Value · Established · Truckee River |
| Riverwalk Towers | $300,000 | ~$300+ | 55 | 8 | Riverfront · Converted Hotel · Value |
| Downtown Reno (all) | $420,000 | ~$330+ | 52 | 60 | Full Downtown Inventory |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Tower Deep Dive
What's Inside Each Downtown Reno Tower?
Submarket 1
The Montage
Downtown Reno's largest residential high-rise — a 23-story, 370-unit full-service tower a half-block from the Truckee River, with secured entry, concierge service, and the most complete amenity package among downtown buildings.
Browse The Montage homes →$450KMedian Price
55Days on Market
15Active Listings
~$350+Price / Sq Ft
Submarket 2
Palladio
A newer, smaller luxury riverfront tower two blocks south with an infinity pool and higher-end finishes — a step up in price and luxury from the Montage tier.
Browse Palladio homes →$650KMedian Price
60Days on Market
8Active Listings
~$420+Price / Sq Ft
Submarket 3
Arlington Towers
Established 22-story twin towers on the Truckee River with generally lower entry pricing — a value-oriented downtown high-rise alternative.
Browse Arlington Towers homes →$280KMedian Price
50Days on Market
10Active Listings
~$280+Price / Sq Ft
Submarket 4
Riverwalk Towers
The former Comstock Hotel converted to riverfront condos steps from Wingfield Park — an intimate downtown building at accessible price points.
Browse Riverwalk Towers homes →$300KMedian Price
55Days on Market
8Active Listings
~$300+Price / Sq Ft
Submarket 5
Downtown Reno (all)
The full downtown Reno condo and loft market — high-rise towers, riverfront conversions, and lofts spanning a wide range of prices and building styles.
Browse Downtown Reno (all) homes →$420KMedian Price
52Days on Market
60Active Listings
~$330+Price / Sq Ft
Submarket 6
The Montage — Downtown Reno's Flagship Tower
The most turnkey full-service entry into downtown Reno high-rise ownership — a 23-story, 370-unit tower a half-block from the Truckee River Riverwalk, with secured entry, concierge service, a fitness center, and a club lounge. Upper-floor units capture floor-to-ceiling river, park, Sierra, and city-light views. The only downtown building combining this scale, amenity package, and Sierra Street walkability at a $250K entry price.
Browse The Montage — Downtown Reno's Flagship Tower homes →From $250KAccessible Entry
23 StoriesLargest Downtown Tower
½ blockTo the Riverwalk
10 minTo Reno Airport
Where Is The Montage on the Map?
The Montage sits at 255 N. Sierra Street in downtown Reno, Nevada (ZIP 89501), a half-block from the Truckee River and Riverwalk District, roughly 2 minutes' walk from the downtown core, 6 minutes from Midtown, 8 minutes from the University of Nevada, Reno, and 10 minutes from Reno-Tahoe International Airport via US-395.
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which downtown Reno
tower fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89501?
ZIP 89501 covers downtown Reno along the Truckee River, including The Montage and the surrounding high-rise and riverfront condo towers. The table below puts this ZIP in context against neighboring northern Nevada ZIPs — 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 |
|---|---|---|---|---|---|---|
| 89501 | Downtown Reno · The Montage · Riverwalk | $450K | ~$350 | 55 | 60 | +4.0% |
| 89509 | Old Southwest · Midtown Reno | $640K | ~$360 | 34 | 120 | +3.1% |
| 89503 | Old Northwest Reno | $520K | ~$330 | 32 | 110 | +2.8% |
| 89521 | South Reno · Damonte Ranch | $680K | ~$320 | 32 | 220 | +2.4% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
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.
BY THE NUMBERS
Which Statistics Define The Montage Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, Washoe County Assessor, and building records — pin down this tower's fundamentals. The Montage median list price is $450K, days on market run 55, and HOA dues run $650–$950 per month.
$450K
Median list price for The Montage condos in ZIP 89501 in June 2026.
Reno/Sparks Association of REALTORS
+4%
Year-over-year price growth in downtown Reno ZIP 89501, May 2025 to May 2026.
Northern Nevada Regional MLS
55
Median days from list to accepted offer in The Montage / ZIP 89501.
RSAR / NNRMLS, June 2026
$250K–$1.5M+
Full price range for The Montage studio through penthouse residences.
Northern Nevada Regional MLS
23
Stories in The Montage — the largest residential high-rise on the downtown Reno skyline.
community-data-north.json
~370
Condominium residences in the tower, from compact studios to penthouses.
community-data-north.json
0%
Nevada state income tax rate — saving Montage buyers meaningful sums annually versus California.
Nevada Department of Taxation
10 min
Drive time from The Montage to Reno-Tahoe International Airport via US-395.
City of Reno
WHY THE MONTAGE
Why Does The Montage Stand Out Among Downtown Reno Towers?
From its 23-story full-service scale to its half-block-to-the-Riverwalk position to a $250K–$1.5M+ price range, The Montage delivers the most turnkey downtown Reno high-rise address. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- community-data-north.json
Largest residential high-rise downtown
At 23 stories and roughly 370 units, The Montage is the dominant residential tower on the downtown Reno skyline — no other downtown condo building matches its scale or amenity package.
- City of Reno
Half a block to the Truckee River Riverwalk
Wingfield Park, the kayak park, and the Riverwalk District are steps from the lobby — among the most walkable addresses in Northern Nevada.
- Northern Nevada Regional MLS
Accessible high-rise entry point
At $250K–$1.5M+, The Montage offers true downtown high-rise ownership from a price floor far below comparable West Coast urban towers.
- Nevada Department of Taxation
Nevada zero state income tax
No personal income tax — meaningful annual savings versus California for professionals and relocators, on top of the bundled-utility HOA value.
- NRS 361.471
3% property-tax cap under Nevada law
Annual property-tax increases on a primary residence are capped at 3% per NRS 361.471 — predictable carrying costs as values rise.
WHY BUY IN THE MONTAGE
What Are the Top Reasons to Buy a Condo in The Montage?
The Montage's case rests on walkability, full-service amenities, tax savings, and accessible high-rise pricing: the Riverwalk a half-block away, secured entry and concierge service, zero Nevada state income tax, and a median list price near $450K per Reno/Sparks Association of REALTORS. The reasons below each carry a named source.
Half a block to the Riverwalk
Wingfield Park, the kayak park, and downtown dining are steps from the lobby — among the most walkable addresses in Northern Nevada.
City of Reno
Full-service tower amenities
Secured entry, concierge service, fitness center, club lounge, controlled-access parking, and ground-floor retail — the most complete amenity package downtown.
community-data-north.json
Accessible high-rise entry point
$250K–$1.5M+ for true downtown high-rise ownership — a price floor far below comparable West Coast urban condo towers.
Northern Nevada Regional MLS
Zero Nevada state income tax
No personal income tax — meaningful annual savings for professionals and California relocators choosing a downtown Reno address.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute — predictable carrying costs as values appreciate.
NRS 361.471
Utilities bundled into HOA dues
HOA dues cover water, sewer, trash, and gas — predictable monthly costs and a true lock-and-leave residence for travelers and downsizers.
community-data-north.json
Floor-to-ceiling river and Sierra views
Upper-floor units capture the Truckee River, Wingfield Park, the Sierra Nevada, and downtown city lights — a view premium that historically holds value.
Northern Nevada Regional MLS
Downtown revitalization tailwind
Riverfront improvements, new dining, and the Reno Aces ballpark district continue to lift downtown Reno demand and condo values.
City of Reno
Minutes to UNR and the airport
The University of Nevada, Reno is 8 minutes north and Reno-Tahoe International Airport is 10 minutes via US-395 — ideal for professionals and frequent travelers.
City of Reno
Lake Tahoe 45 minutes away
Ski and lake access at Lake Tahoe is 45 minutes via I-80 and NV-431 — a weekend recreation base on top of a walkable downtown home.
City of Reno
Building & Floor-Plan Guide
What Are the Key Floor-Plan Tiers in The Montage?
The Montage is a single 23-story tower with a range of floor plans rather than a multi-builder community. Pricing and HOA dues scale with unit size and floor level: lower-floor studios and one-bedrooms anchor the entry tier, mid-floor two-bedrooms add space and views, and upper-floor and penthouse units command the view premium. Verify the specific unit's HOA dues, square footage, and view exposure before writing an offer.
Compact · Entry Tier
Studio Residences
Near 587 sq ft; the most accessible high-rise entry
Efficient · Walkable
One-Bedroom Residences
Most common floor plan; strong rental demand
Space · River Views
Two-Bedroom Residences
Larger plans; upper floors capture river and Sierra views
Premium · Top Tier
Penthouse / View Floors
Floor-to-ceiling views; 1,500+ sq ft units
Alternative Buildings
Downtown Reno Towers
Other downtown high-rise options nearby
Outdoor & Urban Recreation
What Recreation Is Near The Montage?
The Montage residents live at the center of downtown Reno's outdoor and cultural recreation — the Truckee River and Riverwalk at the doorstep, Wingfield Park concerts a half-block away, and Lake Tahoe 45 minutes by car. The City of Reno Parks & Recreation manages the riverfront amenities that make downtown one of the most recreation-rich urban addresses in Northern Nevada.
HALF A BLOCK
Truckee River Riverwalk
Riverfront promenadeWalking · Running · DiningFree
The Truckee River Riverwalk runs along the river through downtown — a tree-lined promenade lined with restaurants, galleries, and cafes, steps from the Montage lobby and a daily amenity for residents.
HALF A BLOCK
Wingfield Park
Island parkConcerts · Festivals · KayakingFree
A small island park in the middle of the Truckee River hosting summer concerts, the Artown festival, and community events — plus the adjacent kayak park for whitewater paddling right downtown.
STEPS AWAY
Truckee River Kayak Park
Whitewater courseKayaking · Tubing · PaddlingFree
An engineered whitewater course on the Truckee River in the heart of downtown — a rare urban paddling and tubing amenity within walking distance of The Montage.
5 MIN WALK
Reno Aces Ballpark
Minor-league stadiumBaseball · EventsTicketed
Greater Nevada Field, home of the Reno Aces (Triple-A baseball) and Reno 1868 events — a short walk from the building for game nights and concerts.
6 MIN
Midtown Reno
Arts & dining districtDining · Shopping · NightlifeFree
Reno's eclectic arts-and-dining district just south of downtown — independent restaurants, breweries, boutiques, and murals, easily reached on foot or by a short drive.
8 MIN
University of Nevada, Reno
R1 campusEvents · Athletics · CultureVaries
The state's flagship research university — Wolf Pack athletics, the Lawlor Events Center, lectures, and cultural programming, eight minutes north of The Montage.
10 MIN
Rancho San Rafael Regional Park
618 acresHiking · Trails · ArboretumFree
Washoe County's largest regional park near UNR — trails, an arboretum, and the annual Great Reno Balloon Race, a short drive from downtown.
45 MIN
Lake Tahoe
191 sq miSkiing · Boating · BeachesVaries
North America's largest alpine lake — skiing in winter and boating and beaches in summer, 45 minutes from The Montage via I-80 and NV-431 for weekend recreation.
The Montage Lifestyle
What Does a Weekend at The Montage Look Like?
A Saturday at The Montage: morning coffee at the ground-floor cafe, a run on the Truckee River Riverwalk a half-block away per the City of Reno Parks & Recreation, a Wingfield Park concert in the afternoon, dinner in the Riverwalk District, and a Reno Aces game — all on foot, then Lake Tahoe 45 minutes away on Sunday.
300+Days of Sun
½ blockTo the Riverwalk
8 minTo UNR
45 minTo Lake Tahoe
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Montage Condos This Weekend?
The Montage condos show by appointment — weekend open houses are uncommon in the downtown Reno high-rise market because the building requires secured entry. Contact Nevada Real Estate Group at (775) 204-6150 to schedule a private showing or request a video walkthrough. Set up instant alerts to get notified when a unit in your price range and on your preferred floor becomes available.
Quick Answer
What does an HOA cost at The Montage?
HOA dues at The Montage typically run $650–$950 per month depending on unit size, since full-service towers charge by square footage. Dues generally cover water, sewer, trash, gas, building amenities, secured entry, concierge service, and all common-area maintenance — most utilities are bundled into one predictable monthly figure. Always request the full HOA financials and reserve study during escrow.
Moving to The Montage
Should I Move to The Montage?
Professionals and California relocators choose The Montage for turnkey downtown high-rise living and Nevada's zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — on a $300,000 income that gap saves nearly $40,000 annually, easily offsetting HOA dues on a downtown Reno condo for years.
Why Buyers Are Choosing The Montage
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $40,000 per year in state income taxes alone. The Montage adds a second layer: a turnkey downtown Reno high-rise from $250K with secured entry, concierge service, and floor-to-ceiling river and Sierra views, in the most walkable address in Northern Nevada and a fraction of the cost of comparable West Coast urban towers.
At a $450,000 budget, buyers in coastal California typically compete for a small, dated condo with no amenities. That same budget at The Montage secures a spacious view-floor residence with secured entry, concierge service, a fitness center, and Truckee River and Sierra Nevada views — on a Nevada tax address with zero state income tax and a 3% annual property-tax growth cap.
According to Reno/Sparks Association of REALTORS, the downtown Reno ZIP 89501 median condo list price runs near $450,000 for the Montage tier — on a tax-adjusted basis, that sits well below comparable California urban-condo pricing once income-tax savings are factored in. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA running near historic-low unemployment, anchored by healthcare, technology, and logistics employers minutes from downtown.
The Montage residents are walking distance from downtown Reno's professional core, eight minutes from the University of Nevada, Reno, and ten minutes from Reno-Tahoe International Airport via US-395. Remote workers and professionals who want maintenance-free urban living with airport and university access find The Montage an optimal Nevada base. The broader Washoe County economy is anchored by healthcare (Renown Health), technology (Switch, Tesla Gigafactory), and a growing remote-worker base — most of it a short drive from the building's front door.
Cost of Living Snapshot — The Montage (Reno, NV) vs. Sacramento, CA
Day-to-day costs run lower in downtown Reno than comparable California urban centers for professional buyers. Nevada has no state income tax, no capital-gains tax at the state level, and no personal property tax on vehicles beyond registration. A Montage condo carries an effective property-tax rate roughly half of comparable California urban addresses, and HOA dues bundle most utilities into one predictable monthly figure.
| Metric | The Montage, NV | Downtown Sacramento, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (downtown high-rise condo) | ~$450K | ~$500K–$800K |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.0%–1.2% |
| HOA / Month (utilities bundled) | $650–$950 | Varies · $500–$1,000+ |
| Secured Entry / Concierge | Yes (full-service tower) | Varies by building |
| Walkability | Riverwalk steps away | Varies by block |
| Airport Access | ~10 min via US-395 | ~20+ min to SMF |
Figures are approximate, for illustration. Contact our team for current market data.
The Montage Rental Market — Rent vs. Own
Long-term rentals at The Montage draw steady demand from UNR faculty, Renown Health professionals, and downtown employees who want maintenance-free, walkable living — typically running $1,800–$3,500/month for studios through two-bedrooms per Reno/Sparks Association of REALTORS regional data. Short-term nightly rentals are governed by City of Reno ordinance and the building HOA CC&Rs; many downtown towers restrict them, so verify the building's rental policy and any City of Reno permit rules before purchasing as an investment. For buyers planning a 5+ year hold, owning builds equity while Nevada's zero state income tax applies to any appreciation at sale.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & U.S. Census Bureau ACS
Planning a move to The Montage? Our team specializes in downtown Reno high-rise relocation — virtual tours, HOA document review, condo warrantability checks, City of Reno rental-rule guidance, and closing coordination for buyers transitioning from California or relocating for work to Northern Nevada.
Start Your The Montage SearchRELOCATION TIMELINE
How to Relocate to The Montage in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Montage condo 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 penalties stack. Plan your move-in elevator reservation with the building HOA in advance.
Define your floor and view
Decide which floor level and view exposure you want — river and Wingfield Park views, Sierra and city-light views, or an accessible entry studio. Floor and view drive price more than anything else in a single tower.
Get pre-approved (condo-aware)
Entry units may qualify for conventional or FHA financing if the building is approved; larger units above $766,550 need jumbo financing. Line up a lender experienced with high-rise condos — building warrantability is the key gate.
Hire a downtown Reno specialist
HOA document review, building warrantability analysis, City of Reno rental-rule research, and floor-by-floor view comps all move real money. Work with an agent who has closed downtown Reno high-rise transactions.
Tour in person or virtually
Tour units at different times of day to evaluate views, light, and noise from the street and river. Compare floor levels and exposures. Our team offers video walkthroughs for out-of-state buyers.
Write and negotiate the offer
Pair list-price strategy with a request for seller-paid HOA credits or closing costs; downtown condo sellers have some flexibility at 55 median DOM, particularly in the winter off-season.
HOA due diligence
Request the full HOA document package: CC&Rs, bylaws, meeting minutes, reserve fund study, operating budget, master insurance policy, and any pending special assessments. Confirm the rental policy and any rental cap.
Clear conditions & fund
Nevada closes through escrow companies — expect 30–45 days from acceptance to funding for financed purchases, or 7–14 days for cash. Confirm the building is approved by your lender early.
Close, move, and register
Reserve the building service elevator for move-in, transfer utilities and building access credentials with the HOA, then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near The Montage?
The Montage residents are walking distance from downtown Reno's professional core and minutes from the region's largest employers. According to the U.S. Bureau of Labor Statistics, Reno-Sparks MSA unemployment runs near historic lows — driven by Renown Health, UNR, Tesla, and Switch, most within a short drive of the building.
$72,000+Median household income (Reno city)U.S. Census ACS estimate
Downtown coreWalkable professional job baseBanking, law, government, services
8 minTo University of Nevada, RenoVia N Virginia St
10 minTo Reno-Tahoe International AirportVia US-395
Top Employers Accessible from The Montage
- Downtown Reno Professional CoreBanking, legal, government, and professional-services employers within walking distance of the building
- Renown HealthNorthern Nevada's largest healthcare system, minutes south of downtown Reno
- University of Nevada, RenoR1 research university, 8 minutes north — the region's largest higher-education employer
- Tesla Gigafactory NevadaBattery & EV manufacturing at Tahoe-Reno Industrial Center (~30 min east via I-80)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~30 min east)
- Tourism & Gaming SectorDowntown Reno hotels, casinos, and the events/entertainment industry steps from the building
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
TOWER COMPARISON
How Does The Montage Compare to Palladio, Arlington Towers & Downtown Reno?
Choosing between downtown Reno condo towers? This table compares The Montage ($450K, full-service high-rise), Palladio ($650K, luxury riverfront), Arlington Towers ($280K, value high-rise), and the broader downtown Reno market ($420K). Metrics from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | The Montage | Palladio | Arlington Towers | Downtown Reno |
|---|---|---|---|---|
| Median List Price | $450K | $650K | $280K | $420K |
| Price / Sq Ft | ~$350 | ~$420 | ~$280 | ~$330 |
| Days on Market | 55 | 60 | 50 | 52 |
| HOA / Month | $650–$950 | $700–$1,100 | $400–$700 | Varies |
| Stories | 23 | ~14 | 22 | Varies |
| Building Type | High-Rise Condo | Luxury High-Rise | High-Rise Condo | Mixed Towers |
| Secured Entry | Yes (concierge) | Yes | Yes | Varies |
| To Riverwalk | ½ block | 2 blocks | Riverfront | Varies |
| Best For | Full-Service · Scale | Luxury · Pool | Value · Entry | Full Inventory |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will The Montage Cost You Each Month?
A median $450,000 Montage condo purchase runs about $3,500–$4,000 monthly with 20% down at 7% per Freddie Mac's rate survey — principal, interest, Washoe County taxes, insurance, and HOA dues included, with most utilities bundled into the HOA. The three tabs below let you model your own payment, compare renting, and budget HOA tiers by unit size.
Payment Estimator
Estimate Your The Montage Payment
$2,974
Estimated Monthly Payment
- Principal & Interest$2,395
- Property Tax$229
- Insurance$150
- HOA$200
- PMI$0
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent at The Montage right now?
At current rates the monthly gap narrows once equity and tax effects are counted — and Nevada's zero state income tax improves the ownership math for California relocators compared to renting in a comparable West Coast urban tower.
OWN (20% DOWN, 7%)
$3,490 / mo
- Principal & Interest (20% down)
- $2,395
- Property Tax (~0.6%)
- $225
- Homeowners (HO-6) Insurance
- $70
- HOA (avg. unit, utilities bundled)
- $800
- Separately Billed Utilities
- $60
5-year net cost:~$130,000
Equity built:~$63,000
RENT (MEDIAN LONG-TERM)
$2,200 / mo
- Median Long-Term Rental (downtown Reno condo)
- $2,200
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$145,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Montage condo for five years produces approximately $63,000 in equity while the long-term renter builds none — and Nevada's income tax savings (zero vs California's up to 13.3%) can represent tens of thousands more over five years for relocating professionals. Appreciation above the modeled 3% widens the gap further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax, $800/mo HOA.
HOA Fees by Community
HOA Fees by The Montage Unit Tier
The Montage HOA fees scale with unit size, since full-service towers charge by square footage. Studios and one-bedrooms sit at the lower end; larger two-bedrooms and penthouses at the upper end. Dues cover most utilities and all building maintenance — always request the full HOA financials and reserve study before committing.
Studios & One-Bedrooms
$650–$800 / mo
Compact and one-bedroom residences
$650–$800
Includes:
Water, sewer, trash, gas, secured entry, concierge service, fitness center, club lounge, common-area maintenance, building insurance
Two-Bedrooms & Penthouses
$800–$950 / mo
Larger units and view-floor penthouses
$800–$950
Includes:
All standard utilities and amenities plus larger square-footage allocation, controlled-access parking, and in some cases additional storage
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from The Montage?
From The Montage, the downtown core is a 2-minute walk, UNR is 8 minutes, and Reno-Tahoe International Airport is 10 minutes via US-395. Many residents walk or bike for daily life and drive only for the airport, Tahoe, or suburban errands per U.S. Census ACS data — walkability is the building's defining transportation advantage.
Drive & Walk Times from The Montage
- 2 minDowntown Reno CoreWalkable
- 1 minTruckee River RiverwalkWalkable
- 6 minMidtown RenoVia S Virginia St
- 8 minUniversity of Nevada, RenoVia N Virginia St
- 10 minReno-Tahoe Intl AirportVia US-395
- 12 minSparksVia I-80 E
- 45 minLake Tahoe (Incline Village)Via NV-431 Mt Rose Hwy
- 35 minCarson CityVia US-395 S
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 condo at The Montage?
Most Montage condo purchases close in 30–45 days, while cash offers close in 7–14 days. The key gate is lender warrantability — financed purchases require the lender to approve the building first, the most common delay in high-rise condo deals. Confirm warrantability before writing your offer to avoid late surprises.
Quick Answer
What credit score do you need to buy a Montage condo?
Credit requirements at The Montage depend on the unit price and loan type. Entry studios and one-bedrooms under the 2026 conforming limit can be financed conventionally with a 620+ score (or 580+ with FHA, if the building is FHA-approved), typically with 3–5% down. Larger view units and penthouses above $766,550 require jumbo financing, which usually wants a 700+ credit score, 20% down, and cash reserves. In all cases, your lender must confirm the building's warrantability before final approval. Cash buyers face no credit requirement but should still budget 1–2% for closing costs.
The Montage FAQ — 18 Answers
What Do The Montage Buyers Most Frequently Ask?
Most AskedWhat is the median home price at The Montage?
The Montage condos trade from roughly $250,000 for compact studios to $1,500,000 or more for large penthouses, per Northern Nevada Regional MLS data for ZIP 89501. The current median list price in the building runs near $450,000 according to Reno/Sparks Association of REALTORS, with one- and two-bedroom homes making up most of the inventory — making The Montage one of the most accessible ways to own a true downtown Reno high-rise residence.
What makes The Montage different from other downtown Reno condos?
The Montage is the largest residential high-rise on the downtown Reno skyline — a 23-story full-service tower at 255 N. Sierra Street converted from the former Golden Phoenix hotel-casino between 2006 and 2008. Unlike low-rise riverfront condos, it offers secured building entry, concierge-style service, a fitness center, and a club lounge, with floor-to-ceiling windows on upper floors framing the Truckee River, Wingfield Park, and the Sierra Nevada. It is a single building, not a master plan.
What types of residences are in The Montage?
The Montage offers roughly 370 condominium residences across 23 stories, spanning studio, one-, two-, and three-bedroom floor plans plus penthouses. Units range from compact studios near 587 square feet to expansive multi-bedroom homes and penthouses well over 1,500 square feet. Upper-floor residences feature floor-to-ceiling windows with river, park, mountain, and city-light views. All fall under a single building HOA covering most utilities, amenities, and 24-hour secured entry.
Is The Montage guard-gated?
No — as a downtown high-rise, The Montage is not guard-gated, but it delivers comparable day-to-day security through secured building entry, controlled-access parking, and concierge-style service for residents. The lobby is staffed, elevators are key-controlled to resident floors, and the tower's vertical design adds a natural layer of access control that ground-level neighborhoods cannot match. Buyers who want a 24-hour staffed-gate model in Reno should look at gated single-family communities such as ArrowCreek or Montreux.
What are HOA dues like at The Montage?
HOA dues at The Montage typically run about $650 to $950 per month depending on unit size, since full-service towers charge by square footage. Dues generally cover water, sewer, trash, gas, building amenities, secured entry, and common-area maintenance — a major part of what makes the building a true lock-and-leave residence. Contact Nevada Real Estate Group at (775) 204-6150 for current dues on any specific listing; always request the HOA budget, reserve study, and any pending special assessments during escrow.
What amenities does The Montage include?
The Montage offers a fitness center, a club lounge, secured building entry, controlled-access parking, and concierge-style service for residents. Ground-floor retail, a coffee shop, and restaurant space sit beneath the tower, so daily conveniences are an elevator ride away. The building's defining amenity is its location: the Truckee River Riverwalk, Wingfield Park, Midtown Reno, and the Reno Aces ballpark are all within walking distance. Confirm which specific amenities are active and any usage rules during your due-diligence period.
What schools serve The Montage?
The Montage is in the Washoe County School District, which serves downtown Reno (ZIP 89501). Downtown attendance boundaries can vary block by block, so families should verify their specific elementary, middle, and high school assignment for 255 N. Sierra Street directly with the Washoe County School District at enrollment. The Davidson Academy (gifted, on the UNR campus) and Coral Academy of Science are regional charter alternatives a short drive away for qualifying students.
How walkable is The Montage?
The Montage is among the most walkable addresses in Northern Nevada. From the lobby, the Truckee River Riverwalk and Wingfield Park are a half-block away, with downtown dining, cafes, casinos, the Reno Aces ballpark, and the cultural district all within a few blocks. The University of Nevada, Reno is about eight minutes north, and the kayak park sits steps from the building — residents routinely run errands, dine, and enjoy concerts entirely on foot.
What are property taxes like at The Montage?
Property taxes at The Montage fall under Washoe County's jurisdiction. Nevada's effective property-tax 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 $450,000 Montage condo, the annual tax bill typically runs approximately $2,250–$3,150 per Washoe County Assessor data. Nevada also levies no state income tax, a meaningful advantage for professionals, downsizers, and California relocators choosing a downtown Reno address.
Can I rent out a Montage condo short-term?
Short-term rentals at The Montage are governed by City of Reno ordinance and the building's HOA CC&Rs — many downtown condo associations restrict or prohibit nightly rentals, and some require owner-occupancy or minimum lease terms. Before purchasing a Montage condo as an investment, verify the City of Reno short-term rental permit rules for the address and review the building's CC&Rs and rental cap. Long-term leasing is more commonly permitted, but confirm the current rental policy and any waitlist with the HOA first.
How competitive is the market at The Montage?
Inventory at The Montage turns over at a measured pace — the building holds roughly 370 units, and only a handful are typically listed at any time. Per NNRMLS data for ZIP 89501, well-priced downtown Reno condos in the entry-to-mid range generally go under contract in around 55 days, while larger view-floor units and penthouses can take two to four months. When a Montage unit is priced correctly for its floor and view, demand from downsizers, professionals, and second-home buyers can move it quickly.
What is the investment case for Montage condos?
The Montage offers an accessible entry into downtown Reno high-rise ownership — an irreplaceable riverfront skyline address with secured entry and full amenities at a price floor near $250,000. Downtown Reno's ongoing revitalization, the limited supply of true high-rise residences, and Nevada's zero state income tax support the long-run case. Buyers planning a 5+ year hold benefit from appreciation potential and steady long-term rental demand from UNR, Renown Health, and downtown employers — subject to HOA rental-policy verification before buying.
How does The Montage compare to other downtown Reno towers?
The Montage is downtown Reno's largest residential high-rise at 23 stories and roughly 370 units, with a broad $250K–$1.5M+ range. Palladio is a newer, smaller luxury riverfront tower with an infinity pool, generally priced from the high $300Ks. Arlington Towers and the former-Comstock Riverwalk Towers offer lower entry pricing in established buildings. The Montage's scale, amenity package, and Sierra Street position give it the most turnkey full-service profile of the downtown towers.
What should I budget for monthly costs at The Montage?
At a $450,000 Montage purchase with 20% down at 7% interest, principal and interest runs approximately $2,395/month. Add Washoe County property tax of roughly $225–$265/month, HOA dues of $650–$950/month (which cover most utilities), and homeowners insurance. Total monthly carrying costs for a financed purchase typically run $3,500–$4,000 before factoring Nevada's zero state income tax savings. The HOA bundling of water, sewer, trash, and gas means your separately billed utilities are minimal compared with a single-family home.
What do Montage buyers need to know about the HOA?
Before writing an offer on any Montage condo, request the full HOA document package: CC&Rs, bylaws, the past two years of meeting minutes, the reserve fund study, the current operating budget, and any pending or recently levied special assessments. High-rise towers carry significant building-envelope, elevator, and mechanical reserve obligations, so a reserve fund below 70% funded is a yellow flag. Confirm the master hazard insurance policy on the structure and verify the building's lender warrantability if you are financing.
What is the minimum down payment to buy at The Montage?
The Montage spans a wide price range, so financing varies. Entry studios and one-bedrooms near $250,000–$400,000 fall under the 2026 conforming loan limit, where conventional financing can go as low as 3–5% down for qualified buyers, or 3.5% with FHA if the building is FHA-approved. Larger view units and penthouses above $766,550 require jumbo financing, typically 20% down with a 700+ credit score. Because this is a condo tower, your lender must also confirm the building is warrantable. Call Nevada Real Estate Group at (775) 204-6150 to confirm current programs for The Montage.
Is The Montage a good lock-and-leave or downsizer home?
The Montage is one of the strongest lock-and-leave propositions in Northern Nevada. HOA dues cover most utilities and all exterior and common-area maintenance, secured entry and concierge service handle access while you travel, and the walkable downtown location means no car is needed for daily life. Downsizers leaving a single-family home gain a turnkey residence with skyline and river views, and professionals get a maintenance-free base steps from work and dining. Confirm the building's lock-and-leave policies and any extended-absence notification rules with the HOA.
Can Nevada Real Estate Group help me buy or sell a Montage condo?
Yes — Nevada Real Estate Group represents buyers and sellers throughout downtown Reno, including The Montage. Our agents prepare a custom CMA using NNRMLS closed data specific to the building and ZIP 89501, and we know the HOA structure, warrantability requirements, and floor-by-floor view premiums that drive value in the tower. We have the buyer network to reach professionals, downsizers, and relocating buyers targeting downtown Reno. Call (775) 204-6150 or submit the form below for a no-obligation consultation.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Montage?
Beyond the main FAQ, these are the questions Montage buyers most frequently type into Google and AI assistants — each answered with verifiable specifics: prices sourced from the Reno/Sparks Association of REALTORS, HOA dues from building records, amenity details from the community profile, and GreatSchools 2026 school ratings.
Is The Montage a good investment?
The Montage offers an accessible entry into downtown Reno high-rise ownership — a structurally limited supply of true full-service towers. Downtown revitalization, steady long-term rental demand from UNR and Renown Health, Nevada zero state income tax, and the 3% property-tax cap under NRS 361.471 create favorable long-term ownership math. Buyers planning 5+ year holds have historically seen firm appreciation in ZIP 89501 — verify the building HOA rental policy before buying as an investment.
What is The Montage in Reno?
The Montage is a 23-story high-rise condominium tower at 255 N. Sierra Street in downtown Reno, Nevada — the largest residential high-rise on the skyline, converted from the former Golden Phoenix hotel-casino between 2006 and 2008. It holds roughly 370 condos from studios to penthouses, with secured entry, concierge service, a fitness center, and a club lounge, a half-block from the Truckee River Riverwalk.
Can I do a short-term rental at The Montage?
Short-term rentals at The Montage are subject to two layers of rules: (1) City of Reno short-term rental ordinance — downtown rules and permit availability apply to the specific address; (2) the building HOA CC&Rs — many downtown towers restrict or prohibit nightly rentals and may impose a rental cap or minimum lease term. Both must be verified before purchasing as a vacation-rental investment. Long-term leasing is more commonly permitted, but confirm the current building rental policy first.
What amenities does The Montage have?
The Montage offers secured building entry, controlled-access parking, a fitness center, a club lounge, and concierge-style service. Ground-floor retail, a coffee shop, and restaurant space sit beneath the tower. The building's amenity advantage is also its location — the Truckee River Riverwalk, Wingfield Park, Midtown, the Reno Aces ballpark, and the cultural district are all within walking distance, and UNR plus the airport are minutes away.
How tall is The Montage and how many units?
The Montage stands 23 stories tall with roughly 370 condominium residences — the largest residential high-rise on the downtown Reno skyline. Floor plans span studios near 587 square feet up to penthouses well over 1,500 square feet. Upper floors carry floor-to-ceiling windows framing the Truckee River, Wingfield Park, the Sierra Nevada, and downtown city lights.
What are the best units in The Montage?
Upper-floor units command premium pricing for floor-to-ceiling views of the Truckee River, Wingfield Park, the Sierra Nevada, and downtown city lights — these are the $850K–$1.5M+ penthouses and large two-bedrooms. Entry studios and one-bedrooms in the $250K–$480K range offer the most accessible downtown high-rise ownership. Within each tier, south- and west-facing units with river or sunset exposure are the most sought-after.
Is downtown Reno worth it over the suburbs?
For buyers who want walkability, full-service amenities, and a maintenance-free urban base, The Montage and downtown Reno are uniquely positioned — no suburban community matches the Riverwalk-at-your-door lifestyle. For buyers who prioritize single-family space, yards, and assigned suburban schools, South Reno master plans like Damonte Ranch offer strong value at $600K–$700K versus the Montage's $250K–$1.5M+ condo range.
Is financing a Montage condo difficult?
Financing a Montage condo is straightforward once the building is confirmed warrantable by your lender — the single most important step in any high-rise condo deal. Entry units under the conforming limit can use conventional or FHA loans (if the building is FHA-approved); larger units above $766,550 require jumbo financing with stronger credit and reserves. Work with a lender experienced in downtown Reno high-rises, and confirm the building's warrantability before writing your offer to avoid late surprises.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of downtown Reno high-rise towers — HOA structures, building warrantability, City of Reno rental rules, and floor-by-floor view premiums — plus 150+ licensed agents and 9,061+ verified five-star reviews. With 6,225+ closed transactions and $4.1B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada, covering every Montage tier from entry studios to view-floor penthouses.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.1B+
In total sales volume
Across 6,225+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
6,225+
HOMES SOLD SINCE 2009
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WORK WITH THE BEST
Nevada's #1 team is
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Ready to make a move?
Want to Talk to a The Montage Real Estate Expert?
6,225+ transactions. $4.1B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we know The Montage's floor plans, HOA documents, warrantability requirements, and view premiums firsthand. Call (775) 204-6150 or tell us what you're looking for and we'll find your home.
NEARBY TOWERS & COMMUNITIES
Which Communities Are Near The Montage?
Compare The Montage with neighboring downtown Reno towers and nearby communities. Each card pairs the walk or drive time to The Montage with the building's price positioning, so you can judge whether an adjacent building or neighborhood buys you a meaningfully different lifestyle.
A–Z INDEX
Which Downtown Reno and Northern Nevada Communities Can You Explore?
Key downtown Reno towers and Northern Nevada communities — from The Montage high-rise condos to Midtown's arts district to South Reno master plans. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and building or community details for that specific area.
R
KEEP LEARNING
What Else Should You Read About The Montage and Downtown Reno?
These guides extend the research most Montage buyers do next — comparing other downtown Reno towers, exploring the broader downtown condo market, and reviewing Northern Nevada community data — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Palladio Tower Guide
Newer luxury riverfront high-rise with an infinity pool and higher-end finishes, two blocks south of The Montage — a step up in price and luxury.
Read →GUIDE
Downtown Reno Real Estate Guide
The full downtown Reno condo and loft market — high-rise towers, riverfront conversions, and lofts from $200K to $1.5M+ along the Truckee River.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows and Northern Nevada market data, neighborhood comparisons, and every Reno and Lake Tahoe community page in one place.
Read →Sources & Methodology
Where Does This The Montage 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, and monthly MLS statistics for ZIP 89501 (downtown Reno / The Montage). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and building-level data for The Montage and downtown Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for Reno city and ZIP 89501. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Washoe County and the Reno-Sparks MSA. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data used in the economy section. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for downtown Reno and The Montage (ZIP 89501). washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for downtown Reno schools (ZIP 89501). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near The Montage. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- City of Reno — Downtown revitalization, parks and Riverwalk amenities, short-term rental ordinance, and transportation information used throughout this page. reno.gov
- 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
- Reno Police Department — Downtown patrol presence and crime statistics referenced in the safety section. reno.gov/police
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