Caramella Ranch Homes For Sale

KEY TAKEAWAYS

What Should You Know About Caramella Ranch at a Glance?

Caramella Ranch is South Reno's gated new-construction master plan in ZIP 89521 — three neighborhoods (Cooper View, Ridgeline, and Regency 55-plus) at a median near $490,000, with homes under contract in roughly 35 days per Reno/Sparks Association of REALTORS data. The community fronts the I-580 corridor backed by an 8/10-rated school cluster per Washoe County School District. Five takeaways below explain what those numbers mean for buyers.

• Three neighborhoods: Cooper View (single-family, four styles), Ridgeline (one-story gated), and Regency (55-plus resort-style) inside one gated master plan.
• Median list price: $490,000 (June 2026, ZIP 89521) — one of the most accessible gated new-construction prices in the Reno market.
• Best for: families wanting gated new construction, California relocators, active-adult 55-plus buyers, and tech-sector commuters.
• Top schools: Brown Elementary (8/10), Depoali Middle (8/10), and Damonte Ranch High (8/10) — all Washoe County School District.
• Why people choose here: gated access, neighborhood pools and clubhouses, flexible floor plans to 4,000-plus sq ft, 15-minute Downtown Reno commute, and zero Nevada state income tax.

Last updated June 2026 · Sources: RSAR, U.S. Census, WCSD

PRICE DISTRIBUTION

How Many Caramella Ranch Homes Sell in Each Price Range?

The Caramella Ranch median list price sits near $490K per Reno/Sparks Association of REALTORS June 2026 NNRMLS ZIP 89521 data, with inventory clustering in the $450K–$600K new-construction band. Each card below shows current active-listing counts by price range for the ZIP.

Counts reflect active NNRMLS listings in ZIP 89521 · June 2026 · Updated daily.

SAFETY & CRIME

Is Caramella Ranch Safe?

• ASafety grade, Caramella RanchGated; below Reno metro crime average
• GatedControlled accessCooper View and Ridgeline gated entries
• ActiveHOA enforcementMaster plan with active HOA standards
• Below avgProperty crime vs metroGated South Reno new construction

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

LIVABILITY REPORT CARD

How Does Caramella Ranch Score?

Caramella Ranch scores strongly for schools, safety, and new-construction lifestyle within South Reno. The six categories below are the same factors our agents walk through with every relocating buyer before a first tour — graded against Washoe County benchmarks and national comparisons.

• A

  Grade A: Safety

  Gated entrances in Cooper View and Ridgeline, active HOA, and limited through-traffic keep crime well below the Reno metro average.

• A-

  Grade A-: Schools

  Brown Elementary (8/10), Depoali Middle (8/10), and Damonte Ranch High (8/10) per GreatSchools — all in WCSD.

• A-

  Grade A-: Cost of Living

  $490K median new construction plus zero Nevada state income tax is a strong gated-community value in South Reno.

• A-

  Grade A-: Amenities

  Neighborhood pools and clubhouses, the Regency 55-plus resort package, and the Damonte Ranch town center minutes away.

• A-

  Grade A-: Outdoor Access

  Galena Creek and Bartley Ranch minutes away, Lake Tahoe 50 minutes via Mt. Rose Highway, 300-plus days of sun.

• A-

  Grade A-: Commute

  15 minutes to Downtown Reno, 15 minutes to the airport, and 38 minutes to the TRI Center employer corridor via I-580.

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.

POPULATION & GROWTH

How Fast Is South Reno Growing?

The South Reno corridor — including Caramella Ranch, Damonte Ranch, and South Meadows — is the fastest-growing section of the Reno metro, driven by California in-migration, Tahoe-Reno Industrial Center job growth, and an active new-construction pipeline. Caramella Ranch sits at the leading edge of that growth as one of the corridor's most actively building master plans.

Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are ZIP-level approximations; projection reflects State Demographer planning. Last updated June 2026.

LIVABILITY SCORES

How Does Caramella Ranch Score for Livability?

Caramella Ranch posts a strong livability profile for a South Reno gated master plan — A-range scores for safety, schools, and cost of living, with solid outdoor-access and commute marks driven by the I-580 corridor position and proximity to Galena Creek and Lake Tahoe. The rings below break that composite into the six categories buyers ask about most.

• 87A-

  Overall Livability

• 85A-

  Schools

• 88A

  Safety

• 84A-

  Cost of Living

• 82A-

  Amenities

• 86A-

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Caramella Ranch Real Estate Market Trending?

Median list price, days on market, and active listing counts for ZIP 89521 from Northern Nevada Regional MLS data, updated monthly. Caramella Ranch's new-construction median has held near $480K–$500K while roughly 20–35 homes are active at any time — the three charts below show the past twelve months.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Caramella Ranch Market Right Now?

Caramella Ranch is moderately competitive for South Reno — entry product under $500K goes under contract in roughly 35 days per NNRMLS ZIP 89521 data. Larger Cooper View two-story plans above $600K sit longer as the buyer pool narrows. The 8/10 WCSD school cluster and gated access add a competitive premium over open subdivisions nearby.

Source: Reno/Sparks Association of REALTORS / NNRMLS ZIP 89521 data + Nevada Real Estate Group analysis, June 2026.

South Reno Neighborhood Comparison

How Does Caramella Ranch Compare to Nearby South Reno Communities?

A side-by-side look at five South Reno communities — median price, days on market, inventory, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $490K in Caramella Ranch to $2.4M at Montreux, a fivefold spread within a 15-minute drive.

Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices from active listings; days on market from closed sales. Counts updated daily via Repliers IDX.

Neighborhood Deep Dive

What Is Inside Each South Reno Community?

BY ZIP CODE

What Does ZIP 89521 Look Like in the Reno Market Context?

ZIP 89521 covers Caramella Ranch, Damonte Ranch, South Meadows, and the Double Diamond corridor — South Reno's family-home epicenter. The table below benchmarks it against the other major Reno ZIPs per Northern Nevada Regional MLS data so you can see where it sits in the city-wide spectrum.

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 CARAMELLA RANCH

Why Does Caramella Ranch Stand Out in South Reno?

From gated new construction to a 55-plus option to the tax advantage, Caramella Ranch delivers a master-plan profile that comparably priced communities in California cannot match. The five advantages below are each tied to a verifiable source — the Nevada Revised Statutes, NNRMLS data, Washoe County School District records, and U.S. Census figures — not marketing copy.

1. 1

   Three neighborhoods, one gated plan

   Cooper View single-family, Ridgeline one-story open-concept, and Regency 55-plus active-adult homes let buyers match a stage of life without leaving the community.

   community-data-north.json
2. 2

   Gated new construction at an accessible price

   A median near $490K for gated new construction is rare in the Reno market — well below the foothill luxury gates while still offering controlled access.

   Reno/Sparks Association of REALTORS
3. 3

   Resort-style 55-plus amenities at Regency

   A lap pool, spa, fitness and aerobics center, theater, pickleball, tennis, bocce, and a year-round Lifestyle Director — bundled into one neighborhood.

   community-data-north.json
4. 4

   WCSD 8/10 school cluster

   Brown Elementary, Depoali Middle, and Damonte Ranch High all rate 8/10 on GreatSchools, with Damonte Ranch High offering advanced-placement courses.

   GreatSchools 2026 / WCSD
5. 5

   Zero Nevada state income tax

   Nevada levies no personal income tax — five-figure annual savings for most relocating California households, protected long-term under state law.

   Nevada Department of Taxation

WHY BUY IN CARAMELLA RANCH

What Are the Top 10 Reasons to Buy a Home in Caramella Ranch?

Caramella Ranch's case rests on verifiable numbers: a $490K median, gated new construction, 8/10-rated public schools, a 55-plus option, and a 15-minute commute to Downtown Reno per BLS Reno-Sparks MSA data. The ten reasons below pair each claim with its named source.

1. 1

   Gated new construction at $490K median

   Controlled access in Cooper View and Ridgeline at a price well below the foothill luxury gates.

   Reno/Sparks Association of REALTORS

2. 2

   Three neighborhoods for every life stage

   Cooper View single-family, Ridgeline one-story, and Regency 55-plus inside one master plan.

   community-data-north.json

3. 3

   WCSD 8/10 school cluster

   Brown Elementary, Depoali Middle, and Damonte Ranch High all rated 8/10 by GreatSchools.

   GreatSchools 2026

4. 4

   Regency 55-plus resort amenities

   Lap pool, spa, fitness center, theater, pickleball, tennis, bocce, and a Lifestyle Director.

   community-data-north.json

5. 5

   Zero Nevada state income tax

   Saves relocating Californians $15,000–$100,000+ annually depending on income.

   Nevada Department of Taxation

6. 6

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — long-run predictability.

   NRS 361.471

7. 7

   Flexible floor plans to 4,000+ sq ft

   Two-to-four bedrooms in one- and two-story designs across more than two dozen plans.

   community-data-north.json

8. 8

   15-min Downtown / 15-min airport commute

   I-580 access puts major employment and travel options close.

   Nevada DOT

9. 9

   Lake Tahoe and Galena Creek in under an hour

   Mount Rose Highway is minutes from the community; Lake Tahoe is roughly 50 minutes.

   City of Reno / NDOT

10. 10

    Neighborhood pools and clubhouses included

    Cooper View and Ridgeline feature community-only pools and residence-only clubhouses.

    community-data-north.json

THIS WEEKEND'S OPEN HOUSES

Can You Tour Caramella Ranch Homes This Weekend?

Caramella Ranch builders and resale sellers schedule weekend tours and model-home walk-throughs; the freshest list lands late-week. With homes going under contract in a median 35 days, setting up instant alerts ensures you see new listings within hours of them hitting the NNRMLS feed. Or browse every active Caramella Ranch listing now.

RELOCATION TIMELINE

How to Relocate to Caramella Ranch in 8 Steps

From first research to keys-in-hand, here is the 8–12 week timeline most Caramella Ranch buyers follow (longer for build-to-order new construction). 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

   Choose your neighborhood

   Decide between Cooper View single-family, Ridgeline one-story open-concept, or the Regency 55-plus community — the right fit depends on your stage of life, desired home size, and amenity priorities.

2. 02

   Get pre-approved

   Most Caramella Ranch purchases are conventional or FHA on the entry band; some larger Cooper View plans push toward jumbo. Get a pre-approval letter before writing or signing a builder contract.

3. 03

   Hire a South Reno new-construction specialist

   Builder contracts, lot premiums, and design-center upgrade costs move real money. Work with an agent who represents you — at no cost to you — through the builder process.

4. 04

   Tour models or resales in person or virtually

   Walk the model homes in each neighborhood — floor plan flow, lot orientation, and amenity proximity vary significantly between Cooper View, Ridgeline, and Regency.

5. 05

   Write the offer or sign the builder agreement

   For resale, pair list-price strategy with HOA estoppel review; for new construction, review the purchase agreement, included features, and upgrade pricing carefully before signing.

6. 06

   Inspection and appraisal

   Inspect resale homes for HVAC, roofing, and drainage; for new construction, schedule a pre-drywall and final walk-through. Appraisals for ZIP 89521 run 5–10 days.

7. 07

   Clear conditions and fund

   Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding for financed resales, and the builder schedule for to-be-built homes.

8. 08

   Close, move, and register

   Transfer utilities (NV Energy, Truckee Meadows Water Authority), pull HOA move-in paperwork, then handle the Nevada DMV — license within 30 days, registration within 60.

ECONOMY & JOBS

What Drives the Economy Around Caramella Ranch?

Caramella Ranch sits in the Reno-Sparks MSA, one of the Mountain West's fastest-growing economies. According to the U.S. Bureau of Labor Statistics, MSA unemployment is near historic lows. The Tahoe-Reno Industrial Center — Tesla, Switch, Panasonic, and Google — is 38 minutes east on I-80, anchoring a tech and logistics base that has made South Reno a job-destination corridor.

Top Employers Within Commuting Range of Caramella Ranch

• Tesla Gigafactory NevadaBattery and EV manufacturing at the Tahoe-Reno Industrial Center, 38 min east
• SwitchHyperscale data centers at the TRI Center, 38 min east
• Panasonic EnergyBattery manufacturing partner at the Gigafactory
• University of Nevada, RenoR1 research university and medical school, 15 min north
• Renown HealthNorthern Nevada's largest healthcare system, Downtown Reno
• Washoe County School DistrictCampuses across Reno and Sparks, including schools minutes from the community

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

COMMUNITY COMPARISON

How Does Caramella Ranch Compare to Damonte Ranch, South Meadows & ArrowCreek?

If you're deciding between South Reno communities, this covers the metrics buyers care about most. Caramella Ranch leads on gated new construction and its 55-plus option; Damonte Ranch on inventory depth and amenities; South Meadows on newer builds; ArrowCreek on luxury and staffed security. Sources are RSAR, the U.S. Census, and Washoe County School District.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Caramella Ranch?

I-580 and Steamboat Parkway are the primary arteries, putting Downtown Reno about 15 minutes north and the airport about 15 minutes away. Mean commutes from ZIP 89521 run approximately 20 minutes per U.S. Census ACS data — well below Bay Area averages most relocators leave behind.

Drive Times from Caramella Ranch

• 15 minDowntown RenoI-580 north to I-80
• 15 minReno-Tahoe Intl AirportI-580 north to airport exit
• 10 minDamonte Ranch Town CenterSteamboat Pkwy
• 38 minTahoe-Reno Industrial CenterI-580 to I-80 east
• 15 minGalena Creek Recreation AreaMount Rose Hwy south
• 50 minLake Tahoe (Incline Village)Mount Rose Hwy (SR-431)
• 45 minMt. Rose Ski TahoeMt. Rose Hwy (SR-431)
• 40 minCarson CityUS-395/I-580 south

Transportation Options

• Driving

  The default. I-580/Steamboat Parkway connects directly north toward Downtown Reno and south toward Carson City; Mount Rose Highway runs west toward the Sierra and Lake Tahoe.

• RTC RIDE Transit

  Regional bus routes serve the Steamboat corridor but coverage is limited compared to central Reno — most Caramella Ranch households rely on personal vehicles.

• Cycling & Walking

  New-construction streets and connecting paths suit walking and cycling within the gated neighborhoods, and the Damonte Ranch town center is a short drive for everyday errands.

• Air Travel

  Reno-Tahoe International Airport is 15 minutes away via I-580 — direct flights across the West for quick California trips or business travel.

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 Caramella Ranch?

Conventional loans generally want 620-plus, FHA allows 580-plus with 3.5% down, and VA has no formal floor though most lenders look for 620. Larger Cooper View plans priced above $766,550 require jumbo financing, where most lenders want 700-plus with stronger reserves. A higher score cuts your rate: the spread between 640 and 760 can exceed $280 per month on a $490K purchase.

PEOPLE ALSO ASK

What Else Do People Ask About Caramella Ranch?

Beyond the core questions above, these are the eight queries Caramella Ranch buyers actually type into Google and AI assistants — answered with specifics from the U.S. Census, prices from Reno/Sparks Association of REALTORS and NNRMLS, and school data from GreatSchools.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the Right Team for Caramella Ranch?

Direct knowledge of every Caramella Ranch neighborhood, builder release, and floor plan in ZIP 89521, plus WCSD school-zone boundaries and the Regency 55-plus HOA structure. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents represent buyers through the builder process at no cost to you — and that depth is why the team ranks #1 in Nevada.

NEARBY COMMUNITIES

Which Communities Are Within 20 Minutes of Caramella Ranch?

Six South Reno and Reno corridor communities sit within 20 minutes of Caramella Ranch (ZIP 89521), ranging from Damonte Ranch at $565K five minutes north to Montreux at $2.4M twenty minutes southwest. Each card shows the drive time from Caramella Ranch and median price so you can compare lifestyle and budget in one view.

A–Z INDEX

Which South Reno Neighborhoods Can You Explore A–Z?

Twenty South Reno neighborhoods — from ArrowCreek and Caramella Ranch to Somersett and The Vistas — are indexed below. Each link opens a dedicated page with current NNRMLS listings, median price, HOA details, and school zoning so you can compare any two communities side by side before scheduling a tour.

Sources & Methodology

Where Does This Caramella Ranch Data Come From?

Every statistic on this page — median prices, days on market, school ratings, demographic estimates, crime rates, and tax figures — is drawn from a named primary or government dataset and refreshed monthly. The eleven organizations below are the underlying sources; follow any link to verify a figure directly or pull deeper ZIP 89521 and Washoe County detail.

1. Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89521. rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, neighborhood data for Caramella Ranch. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment for ZIP 89521 (ACS). data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for Reno and Washoe County. census.gov
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, wage data. bls.gov/reno-sparks
6. FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, metro comparisons for Reno. fbi.gov/ucr
7. GreatSchools.org — K-12 school ratings for Brown ES, Depoali MS, Damonte Ranch HS, and nearby schools. greatschools.org
8. Nevada Report Card — Official Nevada DOE school performance data for WCSD campuses serving Caramella Ranch. nevadareportcard.nv.gov
9. Washoe County Assessor — Property tax rates, assessed values, parcel data for ZIP 89521. washoecounty.gov/assessor
10. City of Reno — Parks, trails, public safety, and community planning data for South Reno. reno.gov
11. Freddie Mac PMMS — Mortgage rate weekly survey used in 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