Del Webb Sierra Canyon Homes For Sale

KEY TAKEAWAYS

What Should You Know About Del Webb Sierra Canyon at a Glance?

Del Webb Sierra Canyon — 1,212 single-story Del Webb homes in West Sparks around the 18,805-square-foot Aspen Lodge clubhouse — is Northern Nevada's premier 55+ address. ZIP 89436 median sits near $620,000; homes go under contract in roughly 38 days per Reno/Sparks Association of REALTORS. Five takeaways cover what that means for active-adult buyers per Nevada State Demographer Reno-Sparks growth data.

• Community size: 1,212 single-story Del Webb (PulteGroup) homes in West Sparks on the south slope of Peavine Mountain — one of Northern Nevada's largest 55+ active-adult communities.
• Median list price (ZIP 89436): $620,000 (June 2026) — ranging from mid-$500Ks for standard Del Webb floor plans to $1.2M+ for premium view homes.
• Best for: active-adult retirees age 55+, California retirees seeking Nevada tax advantages, golf enthusiasts, and buyers wanting a professionally managed amenity-rich retirement community.
• Age restriction: Del Webb Sierra Canyon is a 55+ age-qualified community — at least one resident per household must be 55 or older; all residents must be 18 or older.
• Why people choose Del Webb Sierra Canyon: Aspen Lodge's indoor lap pool and 50+ resident clubs, Somersett golf access, Peavine Mountain views, Nevada's zero state income tax, and no state tax on Social Security income.

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

PRICE DISTRIBUTION

How Many Del Webb Sierra Canyon-Area Homes Sell in Each Price Range?

The ZIP 89436 median list price sits near $620K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data. Del Webb Sierra Canyon active inventory concentrates in the $550K–$850K range, with premium view floor plans reaching $1.2M+. Each card shows current listing counts for ZIP 89436, so you can gauge real competition in your budget before touring.

Counts reflect active NNRMLS listings across ZIP 89436 (West Sparks) · June 2026 · Updated daily.

SAFETY & CRIME

Is Del Webb Sierra Canyon Safe?

• ASafety grade, West Sparks 55+ communityWashoe County composite 2026
• Very LowProperty crime ratevs Sparks metro average
• ActiveDel Webb HOA oversightCommunity standards and common-area management
• 55+ RestrictedResident characterAge-qualified community — owner-occupied retirees

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

LIVABILITY REPORT CARD

How Does Del Webb Sierra Canyon Score?

Del Webb Sierra Canyon scores at the top of the Northern Nevada 55+ tier for amenities, active-adult programming, and retirement lifestyle value. Below is a category-by-category report card — the six factors our agents walk through with every active-adult buyer considering a move to this Del Webb community.

• A

  Grade A: Safety

  Private age-restricted community with Del Webb-managed access; West Sparks established neighborhoods post below-average property crime.

• B

  Grade B: Schools

  As a 55+ community, most residents do not have school-age children — WCSD serves the area; confirm any exception with the district.

• A-

  Grade A-: Cost of Living

  $500K–$1.2M+ Del Webb homes in a 55+ master plan — competitive with Southern Nevada Del Webb communities at a fraction of California pricing.

• A+

  Grade A+: Amenities

  Aspen Lodge (18,805 sq ft): indoor lap pool, fitness center, aerobics studio, indoor walking track, 50+ resident clubs, full-time activity director.

• A-

  Grade A-: Outdoor Access

  Peavine Mountain foothills trails, Somersett golf adjacent, Lake Tahoe 55 min, Reno-Sparks trail network via West Reno.

• A-

  Grade A-: Commute

  20 minutes to Downtown Reno, 25 to the airport via I-80 — excellent access for a retirement community with active travel lifestyle.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

GROWTH & APPRECIATION

How Fast Is the West Sparks 55+ Market Growing?

ZIP 89436 has appreciated alongside the broader Reno-Sparks MSA, driven by consistent California retiree in-migration and the growing appeal of Nevada's zero-income-tax retirement environment. The Nevada State Demographer projects the Reno-Sparks metro continuing to grow through 2030, with the West Sparks corridor benefiting from its Peavine Mountain setting and proximity to Reno's amenity base.

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 Del Webb Sierra Canyon Score for Active-Adult Livability?

Del Webb Sierra Canyon posts top scores across amenities, safety, and outdoor access — it is Northern Nevada's highest-rated 55+ active-adult community and the only large Sparks community with a full Del Webb institutional clubhouse (Aspen Lodge, 18,805 sq ft). The rings below break the composite into the six categories active-adult buyers ask about most, benchmarked against Washoe County data.

• 88A-

  Overall Livability

• 75B

  Schools (55+ context)

• 90A

  Safety

• 86A-

  Cost of Living

• 94A+

  Amenities

• 85A-

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Del Webb Sierra Canyon Real Estate Market Trending?

Median list price, days on market, and active inventory for ZIP 89436 — the West Sparks ZIP covering Del Webb Sierra Canyon and the broader Somersett corridor — from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. Current median sits near $620,000, up 3.5% year-over-year, with a median 38 days on market. Updated monthly.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is Del Webb Sierra Canyon Right Now?

Del Webb Sierra Canyon is moderately competitive — 20–45 active listings and a median 38 days on market per NNRMLS. Well-priced Del Webb homes in the $550K–$750K range move steadily; premium Peavine view homes above $900K take longer given the narrower 55+ qualified buyer pool. Aspen Lodge amenities and PulteGroup build quality sustain consistent demand.

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

Sparks 55+ Comparison

How Does Del Webb Sierra Canyon Compare to Wingfield Springs, Somersett & Damonte Ranch?

A like-for-like comparison of four Reno-Sparks communities across the active-adult and established master-plan spectrum — median price, days on market, inventory, and lifestyle fit — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Del Webb Sierra Canyon anchors the 55+ segment at $620K while Wingfield Springs ($530K) and Kiley Ranch ($490K) serve general-market buyers.

Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.

Neighborhood Deep Dive

What's Inside Each Reno-Sparks Community?

BY ZIP CODE

What Does the West Sparks Market Look Like by ZIP Code?

ZIP 89436 is West Sparks's primary residential ZIP and home to Del Webb Sierra Canyon, Somersett, and the Peavine Mountain foothills communities. The table below shows how it compares to adjacent Sparks and Reno ZIPs that share the broader corridor.

Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. ZIP boundaries per Washoe County GIS.

WHY DEL WEBB SIERRA CANYON

Why Does Del Webb Sierra Canyon Stand Out in Northern Nevada?

Five advantages separate Del Webb Sierra Canyon from every other Northern Nevada 55+ community — each tied to a verifiable primary source, from the Nevada Revised Statutes property-tax cap (NRS 361.471) to NNRMLS active-listing data, Washoe County Assessor parcel records, and Del Webb community specifications — not marketing language.

1. 1

   Aspen Lodge — 18,805 sq ft institutional clubhouse

   The Aspen Lodge clubhouse delivers an indoor heated lap pool, fitness center, aerobics studio, indoor walking track, and event spaces — a Del Webb institutional standard unavailable in smaller Northern Nevada active-adult communities.

   community-data-north.json / Del Webb (PulteGroup)
2. 2

   Largest Del Webb 55+ community in Northern Nevada

   1,212 homes built by Del Webb (PulteGroup) — the deepest active-adult inventory in the Reno-Sparks metro, giving buyers genuine choice across Del Webb floor plans and price tiers.

   community-data-north.json / NNRMLS
3. 3

   Peavine Mountain foothills setting for views and air quality

   Sierra Canyon sits on the south slope of Peavine Mountain at elevation, providing clean air, Reno valley views, and a four-season climate with mild summers not available in valley-floor Sparks communities.

   community-data-north.json
4. 4

   No state income tax — and no tax on Social Security

   Nevada levies no personal income tax and no tax on Social Security income — a double advantage for retirees with fixed income that California and most other states cannot match.

   NRS 361.471 / Nevada Department of Taxation
5. 5

   50+ resident clubs with a full-time activity director

   Interests ranging from astronomy to wine are covered by over 50 resident clubs and a professionally staffed social calendar — the active-adult programming that distinguishes Del Webb from standard master plans.

   community-data-north.json / Del Webb Sierra Canyon

WHY BUY IN DEL WEBB SIERRA CANYON

What Are the Top 10 Reasons to Buy a 55+ Home in Del Webb Sierra Canyon?

Del Webb Sierra Canyon makes its case on Del Webb institutional amenity quality, Northern Nevada's tax advantages for retirees, Peavine Mountain setting, and Somersett golf access — each backed by BLS Reno-Sparks MSA economic data, NNRMLS active-listing records, Washoe County Assessor parcel filings, and community data. The ten reasons below are grounded in data, not promotional copy.

1. 1

   Aspen Lodge — 18,805 sq ft Del Webb clubhouse

   Indoor lap pool, fitness center, aerobics studio, and indoor walking track at the community's dedicated 55+ activity hub — institutional quality unavailable in smaller Northern Nevada communities.

   community-data-north.json / Del Webb (PulteGroup)

2. 2

   Northern Nevada's largest Del Webb 55+ community

   1,212 Del Webb homes give active-adult buyers a focused inventory pool and genuine floor-plan choice — resale depth that smaller 55+ communities cannot match.

   community-data-north.json / NNRMLS

3. 3

   Over 50 resident clubs with a full-time activity director

   A professionally coordinated social calendar spanning astronomy to wine keeps the community active and socially connected year-round.

   community-data-north.json / Del Webb Sierra Canyon

4. 4

   Somersett Golf & Country Club adjacent

   Residents enjoy golf access at the adjacent Somersett course within the surrounding master plan — competitive club and guest play minutes from the front door.

   community-data-north.json

5. 5

   Zero state income tax — and no tax on Social Security

   Nevada levies no personal income tax and no tax on Social Security income — a combined retirement tax advantage that no California community can match.

   Nevada Department of Taxation

6. 6

   3% property-tax cap for predictable retirement costs

   Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs as West Sparks home values rise.

   NRS 361.471

7. 7

   Lake Tahoe North Shore in about 55 minutes

   The world-class skiing, boating, and hiking of Lake Tahoe's North Shore is accessible in under an hour via I-80 and NV-431 — the defining outdoor advantage of a Reno-area 55+ address.

   Drive time via I-80 / NV-431

8. 8

   Reno-Tahoe International Airport 25 minutes away

   Active retirees with family across the country appreciate 25-minute airport access via I-80 and US-395 — faster than most South Reno or Northeast Sparks communities.

   Drive time via I-80 / US-395

9. 9

   West Reno shopping and dining 10 minutes away

   Everyday shopping, medical offices, and restaurants are 10 minutes from Sierra Canyon via Somersett Parkway — the most accessible West Sparks service corridor.

   Drive time via Somersett Pkwy

10. 10

    Del Webb (PulteGroup) institutional build quality

    Sierra Canyon's homes carry Del Webb's national warranty and quality control — a meaningful resale advantage over homes built by smaller or local-only builders.

    community-data-north.json / Del Webb (PulteGroup)

THIS WEEKEND'S OPEN HOUSES

Can You Tour Del Webb Sierra Canyon Homes This Weekend?

With 20–45 active listings and a median 38 days on market in ZIP 89436, Del Webb Sierra Canyon open houses occur regularly — especially for Del Webb floor plans in the $550K–$750K range. Set up an instant alert, or call our Northern Nevada team at (775) 204-6150 for a private tour of any active listing.

RELOCATION TIMELINE

How to Relocate to Del Webb Sierra Canyon in 8 Steps

From first research to keys-in-hand, here's the 8-10 week timeline most Del Webb Sierra Canyon buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.

1. 01

   Confirm age-eligibility and floor-plan goals

   Confirm the 55+ age-restriction covenant applies to your household — at least one resident must be 55+, all must be 18+. Then compare Del Webb floor plans ($500K–$750K standard plans vs. $800K–$1.2M+ premium view homes on Peavine Mountain) to set a realistic budget.

2. 02

   Get pre-approved or confirm cash position

   Most Del Webb Sierra Canyon homes fall within the 2026 conforming loan limit ($766,550 in Washoe County), so conventional and VA financing are accessible. Many active-adult buyers purchase with cash from a home sale — confirm your financing plan early with a Northern Nevada lender or financial advisor.

3. 03

   Hire a Northern Nevada 55+ community specialist

   Del Webb HOA structure, 55+ CC&R details, rental restrictions, and floor-plan-specific pricing in Sierra Canyon benefit from an agent who has closed active-adult transactions within the community. Knowledge of Aspen Lodge proximity premiums and Peavine view home pricing matters.

4. 04

   Tour Aspen Lodge and the Del Webb floor plans

   Walk the Aspen Lodge clubhouse — pool, fitness center, aerobics studio, walking track — and compare open floor plans at different price tiers. Tour at different times to observe the morning activity programming, Peavine Mountain light, and street character of the Del Webb streets.

5. 05

   Write and negotiate the offer

   Del Webb Sierra Canyon has 1,212 homes with regular resale turnover — comparable Del Webb closed sales in ZIP 89436 are available for most floor plans. Price relative to recent closed comps, with attention to Peavine view premiums and Somersett golf-adjacency adjustments.

6. 06

   Inspection, HOA review, and appraisal

   Standard home inspection plus a full Del Webb HOA document review — confirm the CC&Rs, 55+ enforcement policy, rental restrictions, current HOA financial health, any pending special assessments, and transfer fees before clearing contingencies.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies; expect 30-45 days from acceptance to funding. Confirm exact HOA dues, transfer fees, and any outstanding assessments. Wire funds only after final HOA doc review is complete.

8. 08

   Close, move, and register in Nevada

   Transfer utilities (NV Energy, Truckee Meadows Water Authority), complete Aspen Lodge club registration, then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60. If relocating from California, file a part-year return with California FTB for the move year.

ECONOMY & JOBS

What Drives the Economy Near Del Webb Sierra Canyon?

Del Webb Sierra Canyon sits inside a Reno-Sparks economy anchored by Tesla's Gigafactory, Switch data centers, Renown Health, and the University of Nevada Reno. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows. Renown Health — Northern Nevada's largest healthcare system — is about 20 minutes via I-80 and I-580.

Top Reno-Sparks Area Employers and Services Within Reach

• Renown HealthNorthern Nevada's largest healthcare system and regional medical center — approximately 20 min from Del Webb Sierra Canyon via I-80 and I-580; key for active-adult healthcare access
• University of Nevada, RenoR1 research university and medical school — approximately 22 min via I-80 west; offers continuing-education programs relevant to active-adult residents
• Tesla Gigafactory NevadaBattery and EV manufacturing at the Tahoe-Reno Industrial Center — approximately 35 min via I-80 east; relevant for active-adult residents with part-time or consulting roles
• SwitchHyperscale data centers at the TRI Center — approximately 35 min east on I-80
• Panasonic EnergyBattery manufacturing at the Gigafactory campus — approximately 35 min via I-80 east
• Washoe County School DistrictLargest public employer in Washoe County — relevant for active-adult residents with adult children working in the local education system

Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.

COMMUNITY COMPARISON

How Does Del Webb Sierra Canyon Compare to Wingfield Springs, Kiley Ranch & Damonte Ranch?

Deciding between Reno-Sparks communities? This head-to-head covers median price, days on market, age restriction, HOA, golf, and best-fit buyer — Sierra Canyon ($620K, 55+) vs Wingfield Springs ($530K), Kiley Ranch ($490K), and Damonte Ranch ($565K). Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Del Webb Sierra Canyon?

I-80 connects Del Webb Sierra Canyon to Downtown Reno in 20 minutes, Reno-Tahoe Airport in 25, and the TRI Center in 35. Most residents drive — commute averages run 20–25 minutes per U.S. Census ACS. The I-80 corridor gives Sierra Canyon faster airport access than most South Reno or Northeast Sparks communities.

Drive Times from Del Webb Sierra Canyon

• ~20 minDowntown RenoSomersett Pkwy to I-80 west
• ~25 minReno-Tahoe Intl AirportI-80 east to US-395 south
• ~10 minWest Reno ShoppingSomersett Pkwy west
• ~20 minRenown HealthI-80 east to I-580 south
• ~35 minTahoe-Reno Industrial CenterSomersett Pkwy to I-80 east
• ~25 minDowntown SparksI-80 east
• ~40 minPyramid LakeI-80 east to Pyramid Hwy north
• ~55 minLake Tahoe (North Shore)I-80 east to NV-431

Transportation Options

• Driving

  The default for Del Webb Sierra Canyon. I-80 provides quick access to Downtown Reno, the airport, West Reno retail, and the TRI Center. Somersett Parkway handles in-community and West Sparks access. Active-adult residents typically drive all daily errands within a 10–25 minute radius.

• RTC RIDE Transit

  Bus coverage in West Sparks is limited — Del Webb Sierra Canyon is a car-dependent community. RTC routes serve the broader Reno-Sparks corridor with infrequent service; most residents drive for all daily needs.

• Walking & Indoor Trails

  Aspen Lodge's indoor second-story walking track provides year-round pedestrian exercise within the community regardless of weather. Peavine Mountain BLM trails adjoin the property for outdoor hiking on mild weather days.

• Air Travel

  Reno-Tahoe International Airport is about 25 minutes from Del Webb Sierra Canyon via I-80 and US-395 — a meaningful advantage for active-adult retirees who travel frequently to visit family or take seasonal trips.

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

Quick Answer

What credit score do you need to buy in Del Webb Sierra Canyon?

Most Del Webb Sierra Canyon homes fall within the conventional loan limit, so credit score requirements are accessible for most active-adult buyers. FHA loans require a minimum 580 score with 3.5% down. Conventional loans typically require 620+ for approval and 740+ for the best rate tiers. VA loans have no official minimum but most lenders want 580+. Note that many Sierra Canyon buyers purchase with cash — if you're using proceeds from a California home sale, confirm the timeline with your financial advisor before making an offer to ensure your purchase is not contingent on a sale that hasn't closed yet.

PEOPLE ALSO ASK

What Else Do People Ask About Del Webb Sierra Canyon?

These are the eight queries Del Webb Sierra Canyon buyers type into Google and AI assistants — answered with specifics from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, Northern Nevada Regional MLS, and Washoe County records. Each covers ZIP 89436 data points buyers use when comparing Sierra Canyon to other Sparks and Reno communities.

WHY NEVADA REAL ESTATE GROUP

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

Direct market knowledge, the largest agent team in Nevada, and 9,061+ verified five-star reviews. Across 6,225+ closed transactions and $4.1B+ in volume since 2009, our agents serve buyers and sellers statewide — from Las Vegas to Del Webb Sierra Canyon and the West Sparks active-adult corridor — earning the #1 Nevada and #44 national rankings.

NEARBY COMMUNITIES

Which Communities Are Near Del Webb Sierra Canyon?

Compare Del Webb Sierra Canyon with neighboring West Sparks and Reno communities. Each card pairs the drive time from Sierra Canyon with the community price positioning — Wingfield Springs at $530K, Somersett from $550K, Kiley Ranch at $490K, Damonte Ranch at $565K — so you can judge whether a different location or age restriction fits your retirement lifestyle.

A–Z INDEX

Which Sparks and Reno Neighborhoods Can You Explore A–Z?

Key neighborhoods and communities in the Reno-Sparks metro spanning price ranges from the mid-$400Ks in Northeast Sparks to $2.4M in South Reno's Montreux. Every linked entry opens a dedicated community page with current NNRMLS listings, price ranges, HOA details, and school zoning.

Sources & Methodology

Where Does This Del Webb Sierra Canyon Data Come From?

Every statistic on this page is sourced from a primary or government dataset and refreshed monthly — RSAR and NNRMLS for price and DOM, U.S. Census Bureau for demographics, Washoe County Assessor for tax and lot data, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.

1. Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89436 (West Sparks / Del Webb Sierra Canyon). rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for Del Webb Sierra Canyon and West Sparks. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for ZIP 89436 (ACS). data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. demographer.nv.gov
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
6. FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, and metro comparisons for the West Sparks area. fbi.gov/ucr
7. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for West Sparks and Somersett corridor campuses (noted as secondary factor for 55+ community). greatschools.org
8. Nevada Report Card — Official Nevada DOE school performance data for WCSD campuses near Del Webb Sierra Canyon. nevadareportcard.nv.gov
9. Washoe County Assessor — Property tax rates, assessed values, lot data, and parcel records for ZIP 89436. washoecounty.gov/assessor
10. Washoe County School District — School boundary maps, enrollment data, and assignment verification for West Sparks addresses. washoeschools.net
11. Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator. freddiemac.com/pmms

Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).

Last refresh: June 2026 · Next scheduled refresh: July 2026