Top Rated
8/10
8/10Caughlin Ranch ES
Caughlin Ranch
K-6540 Students19:1
Attainable cottage & townhome tier · Caughlin Ranch
Caughlin Cottages Homes For Sale
Nevada Real Estate Group — your Caughlin Ranch specialists. Search homes for sale in Caughlin Cottages, the attainable cottage and townhome tier of Southwest Reno's prestigious Caughlin Ranch: 26 ponds, private trails, 24-hour security patrol, and HOA-maintained living, generally $400K–$750K.
PRICE RANGE
$400K–$750K
NNRMLS / RSAR
DAYS ON MARKET
24
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
Cottages & Townhomes
Caughlin Ranch
TO DOWNTOWN RENO
~10 min
via McCarran / I-80
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 Caughlin Cottages at a Glance?
Caughlin Cottages is the attainable cottage and townhome tier of Southwest Reno's Caughlin Ranch master plan (ZIP 89519). Homes go under contract in about 24 days at roughly $400K–$750K per Reno/Sparks Association of REALTORS and NNRMLS. Five takeaways below explain what those numbers mean for buyers in this Nevada State Demographer-tracked southwest Reno community.
- Community type: the smaller-home, lower-maintenance tier of Caughlin Ranch — cottages and townhomes sharing the master plan's ponds, trails, and security.
- Price range: $400,000–$750,000 (June 2026) — the most attainable way into the prestigious Caughlin Ranch master plan.
- Best for: downsizers, first-time and move-up buyers, lock-and-leave owners, and California relocators wanting amenities without a big yard.
- Schools: Washoe County School District — Caughlin Ranch Elementary, Swope Middle, and Reno High School serve ZIP 89519.
- Why people choose the Cottages: 26 ponds and private trails, 24-hour security patrol, 10-minute downtown access, Nevada's zero income tax, and Lake Tahoe 35 minutes south.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find Caughlin Cottages Homes for Sale?
Caughlin Cottages homes are filtered by Southwest Reno / ZIP 89519, priced roughly $400K–$750K from live NNRMLS data, with cottages and townhomes the most attainable entry into Caughlin Ranch. According to Reno/Sparks Association of REALTORS, the master plan's ponds, trails, and security keep demand strong. Listings below refresh daily — call us to be alerted when a Cottages home lists.
PRICE DISTRIBUTION
How Are Southwest Reno Homes Distributed by Price Range?
Caughlin Cottages is the attainable tier, so the bands below reflect the broader Southwest Reno / ZIP 89519 market it sits within, with a median near $680K per Reno/Sparks Association of REALTORS and June 2026 NNRMLS data. Cottages homes concentrate in the $400K–$700K bands, below the larger Caughlin Ranch estates.
Browse Caughlin Cottages & SW Reno Listings
How Can You Find a Caughlin Cottages Home by Type, Lifestyle & Price?
Caughlin Cottages homes are filtered by Southwest Reno / ZIP 89519, where cottages and townhomes are the attainable entry into Caughlin Ranch. 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 Southwest Reno Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, HOA details, and what daily life looks like inside each neighborhood.
By Property Type
By Price Range
Updated daily · 150 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Caughlin Cottages Listings First?
Attainable cottage and townhome listings in Caughlin Ranch are scarce and move fast — well-priced homes often receive offers within days per Reno/Sparks Association of REALTORS data for ZIP 89519. Set a custom alert for Caughlin Cottages by price, beds, and baths — no spam, unsubscribe anytime.
- 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
8/10
7/10
7/10
7/10
6/10
How Are the Schools near Caughlin Cottages?
Caughlin Cottages is served by the Washoe County School District (WCSD). Southwest Reno campuses include Caughlin Ranch and Hunsberger Elementary, Swope Middle School, and Reno High School, with strong private and charter options nearby. Verify current zoning for the exact address before purchasing.
8/10Hunsberger ES
Southwest Reno
K-6560 Students19:1
7/10Mount Rose K-8
Old Southwest
K-8480 Students18:1
7/10Veterans Memorial ES
Southwest Reno
K-6520 Students19:1
7/10Jesse Hall ES
Southwest Reno
K-6500 Students18:1
6/10Loder ES
West Reno
K-6460 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Serve Caughlin Cottages?
According to GreatSchools.org, Reno High School, Swope Middle, and Caughlin Ranch / Hunsberger Elementary are the primary public schools serving most Caughlin Cottages addresses in ZIP 89519, all administered by the Washoe County School District. Ratings are cross-checked against the Nevada Report Card. Confirm zoning with the district before purchasing.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Galena High School | Public | 9-12 | 9/10 | South Reno | $500,000+ |
| 2 | Caughlin Ranch ES | Public | K-6 | 8/10 | Caughlin Ranch | $450,000+ |
| 3 | Swope Middle School | Public | 7-8 | 8/10 | Southwest Reno | $450,000+ |
| 4 | Reno High School | Public | 9-12 | 8/10 | Northwest Reno | $450,000+ |
| 5 | Sage Ridge School | Private | K-12 | 9/10 | South Reno | $600,000+ |
SAFETY & CRIME
Is Caughlin Cottages Safe?
Direct Answer
Yes — Caughlin Ranch, which contains the Cottages, runs a 24-hour private security patrol on top of City of Reno police coverage, and Southwest Reno already posts crime rates below the Reno city and Nevada averages. High owner-occupancy, architectural control, and the master plan's private trails and common areas reinforce a stable, secure profile per FBI Uniform Crime Reporting context.
- Safety grade, Caughlin RanchSecurity patrol + SW Reno composite
- Private security patrolCaughlin Ranch HOA
- Violent crime ratevs Reno city average
- Owner-occupancyHigh for the Reno metro
What Buyers Should Know
Caughlin Ranch supplements City of Reno police coverage with a dedicated 24-hour private security patrol — a defining feature that makes the master plan, including the Cottages, one of the more secure communities in Southwest Reno. High owner-occupancy and strict architectural control further reinforce a quiet, stable environment.
Southwest Reno overall benefits from quick emergency response and a settled, established residential character. The Caughlin Ranch trail system, ponds, and common areas are private to residents, which keeps through-traffic low and contributes to the community's mainly low-level property-crime profile rather than violent crime.
Buyers coming from the Bay Area or Sacramento will find Southwest Reno's overall crime environment less intense than most large California metros, with Caughlin Ranch's security patrol an added layer. As always, we recommend reviewing City of Reno Police Department public data before purchasing.
Sources: FBI Uniform Crime Reporting (latest available data), City of Reno Police Department reporting. Last updated June 2026.
Living In
What's It Like Living in Caughlin Cottages?
The Answer
Caughlin Cottages delivers low-maintenance living inside Southwest Reno's Caughlin Ranch (ZIP 89519): cottage and townhome homes, 26 private ponds, miles of trails, and 24-hour security patrol, all minutes from downtown. The community is zoned under Washoe County School District to Caughlin Ranch Elementary, Swope Middle, and Reno High School.
What is Caughlin Cottages known for?
Caughlin Cottages is known as the attainable, low-maintenance entry into prestigious Caughlin Ranch — cottage and townhome homes with HOA-maintained exteriors, set among the master plan's 26 ponds and private trail system in the southwest Reno foothills, all minutes from downtown and the Truckee River.
Who should live in Caughlin Cottages?
Caughlin Cottages fits downsizers wanting Caughlin Ranch amenities without a big yard, first-time and move-up buyers seeking the master plan's most attainable price, lock-and-leave and second-home owners, and California relocators drawn to the trails, ponds, and central southwest Reno location near downtown and Tahoe.
What is daily life like in Caughlin Cottages?
Daily life is amenity-rich and low-maintenance: morning walks on the private trails past the ponds, a 10-minute drive to downtown Reno or Midtown dining, and weekend runs up the Mount Rose Highway to Lake Tahoe. The HOA handles common-area landscaping, trails, and security, so residents enjoy the setting without the upkeep.
Location
Where Is Caughlin Cottages
Caughlin Cottages sits within the Caughlin Ranch master plan in Southwest Reno, Nevada (ZIP 89519), on the slope between the Carson Range foothills and the Truckee River, about 10 minutes from downtown Reno.
Downtown Reno
10
Min
Reno-Tahoe Airport
15
Min
Lake Tahoe (Mt Rose)
35
Min
University of Nevada, Reno
12
Min
Midtown Reno
8
Min
Caughlin Cottages
At a Glance$680,000
Median List Price (ZIP 89519)
~$525,000
Cottages Median
24
Days on Market
Varies — see live search
Active Listings
- Community Type
- Cottages & Townhomes (Caughlin Ranch)
- Price Range
- $400K–$750K
- Home Sizes
- ~1,150–2,200 sq ft
- Guard-Gated
- No — 24-hr security patrol
- Amenities
- 26 ponds · private trails
- Schools
- Washoe County School District
- ZIP Code
- 89519
- To Downtown Reno
- ~10 min
- To Lake Tahoe
- ~35 min via Mt Rose Hwy
- HOA
- Master + sub-association (varies)
LIVABILITY REPORT CARD
How Does Caughlin Cottages Score?
Caughlin Cottages scores strongly for amenities, location, and low-maintenance value. Below is a category-by-category report card covering the six factors our agents review with every buyer considering this attainable Caughlin Ranch tier in ZIP 89519 — safety, schools, cost of living, amenities, outdoor access, and commute.
Grade A-: Safety
Caughlin Ranch's 24-hour security patrol and architectural control make it one of the more secure Southwest Reno settings.
Grade A-: Schools
Washoe County School District — Caughlin Ranch Elementary, Swope Middle, and Reno High School serve the area.
Grade A-: Cost of Living
The most attainable entry into Caughlin Ranch, with master-plan amenities and Nevada's tax advantages.
Grade A: Amenities
26 private ponds, an extensive trail system, and HOA-maintained common areas across the 2,300-acre master plan.
Grade A-: Outdoor Access
Private trails at the door; the Truckee River nearby; Mount Rose and Lake Tahoe within 35 minutes.
Grade A: Commute
10 minutes to downtown Reno and 8 to Midtown — one of the most central southwest Reno locations.
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 Caughlin Cottages a good place to live?
Yes — Caughlin Cottages combines low-maintenance cottage and townhome living with the full Caughlin Ranch amenity set: 26 ponds, private trails, and 24-hour security, all 10 minutes from downtown Reno. Nevada's zero state income tax and a 3% property-tax cap under NRS 361.471 keep carrying costs predictable. For buyers who want a prestigious master plan at an attainable price, the Cottages are a clear southwest Reno value.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Caughlin Cottages?
According to the U.S. Census Bureau, Southwest Reno (ZIP 89519) carries a median household income and homeownership rate well above the Reno average — and the Cottages skew toward downsizers, professionals, and lock-and-leave owners drawn to Caughlin Ranch's amenities at an attainable price.
Caughlin Ranch is one of Reno's most established master plans, and the Cottages provide its entry tier. The resident profile mixes empty-nesters trading down from larger Caughlin Ranch homes, first-time buyers entering the master plan, and second-home owners — owner-occupancy is high and turnover is moderate, keeping attainable inventory scarce.
89519
Southwest Reno
$90,000+
vs Reno city $68,000
$680K+
vs Reno city avg $500K
~72%
vs Reno city 47%
~46%
vs Nevada state 28%
~38%
vs Reno city 28%
~2,454
master plan total
2.4
vs Nevada state 2.7
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is Southwest Reno Growing?
Southwest Reno (ZIP 89519) is one of the metro's most established and supply-constrained areas, anchored by mature master plans like Caughlin Ranch. Limited new development and consistent California in-migration have driven steady appreciation, and the Nevada State Demographer projects continued regional growth through 2030.
+2.2%YoY median price growth (ZIP 89519, 2026)
~2,454Homes in Caughlin Ranch
10 minTo Downtown Reno
ZIP 89519 median list price trajectory, 2010–2026
Caughlin Ranch and the Cottages have appreciated steadily, supported by scarce supply in a mature, amenity-rich master plan close to downtown. California in-migration and the area's prestige continue to drive qualified demand, and the 3% property-tax cap under NRS 361.471 keeps the carrying-cost math predictable for long-term owners.
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 Caughlin Cottages Score for Livability?
Caughlin Cottages posts strong scores across the livability dimensions buyers ask about — it leads on amenities (ponds and trails) and commute (10 minutes to downtown) while carrying competitive scores on schools and safety. The rings below break the composite into six categories, benchmarked against Census and Washoe County data.
- 87A-
Overall Livability
- 84A-
Schools
- 86A-
Safety
- 82B+
Cost of Living
- 90A
Amenities
- 86A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Caughlin Cottages Real Estate Market Trending?
Median list price, days on market, and inventory for Southwest Reno / ZIP 89519, which includes Caughlin Ranch and the Cottages, from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. The ZIP median sits near $680,000, with Cottages homes well below that, up about 2.2% year-over-year. Updated monthly.
Median List Price (ZIP 89519)
+2.2% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
22 → 24 days YoY — attainable Caughlin Ranch homes move fast
vs May 2025
Source: Las Vegas REALTORS
Active Listings (ZIP 89519)
~150 across ZIP; Cottages inventory is a smaller, scarce slice
vs May 2025
Source: Las Vegas REALTORS
24
MEDIAN DAYS ON MARKET
$525K
MEDIAN LIST PRICE
$400K–$750K
CAUGHLIN COTTAGES RANGE
< 1 hr
OUR RESPONSE TIME
ATTAINABLE & IN DEMAND
Get matched with a
Caughlin Ranch specialist.
Market Competitiveness
How Competitive Is Caughlin Cottages Right Now?
Caughlin Cottages is a competitive micro-market. As the most attainable way into prestigious Caughlin Ranch, cottages and townhomes draw steady demand from downsizers and first-time buyers, so well-priced homes routinely go pending in about 24 days per NNRMLS data for ZIP 89519. Buyers should be pre-approved and ready when a Cottages home lists.
70Competitive
- 24 daysMedian days on market (ZIP 89519)
- $400K–$750KCaughlin Cottages range
- ~$320Median price per sq ft (Cottages)
- ScarceAttainable Caughlin Ranch inventory
Is Caughlin Cottages Right for You?
Who Should Buy a Home in Caughlin Cottages?
Caughlin Cottages is the attainable cottage and townhome tier of Caughlin Ranch, priced $400K–$750K in Southwest Reno. Six buyer profiles below match lifestyles to what the Cottages actually deliver, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit Caughlin Cottages?
Downsizers
- Smaller, lower-maintenance cottages and townhomes
- Caughlin Ranch amenities without a big yard
- HOA-maintained exteriors and landscaping
- 24-hour security patrol and trails
First-Time Caughlin Ranch Buyers
- The master plan's most attainable price point
- Access to 26 ponds and private trails
- Strong WCSD school zoning
- Central 10-minute downtown location
Lock-and-Leave Owners
- HOA-maintained exteriors for travel-friendly living
- Security patrol for a home you can leave
- Low-maintenance footprints
- Ideal for second homes
California Relocators
- Amenities at a fraction of Bay Area pricing
- Zero Nevada state income tax vs. California's 13.3%
- Lake Tahoe 35 minutes up the Mount Rose Highway
- Trails, ponds, and downtown all close by
Empty-Nesters
- Single-level options within the Cottages
- Walkable trails and ponds for daily activity
- Less upkeep than a larger Caughlin Ranch home
- Established, secure community
Move-Up Buyers
- Foothold in prestigious Caughlin Ranch
- Strong, supply-constrained resale demand
- Path to larger Caughlin Ranch homes later
- Central southwest Reno location
Best Fit For
- Downsizers — smaller, lower-maintenance cottages and townhomes with Caughlin Ranch amenities and HOA-maintained exteriors — no big yard to manage.
- First-time Caughlin Ranch buyers — the master plan's most attainable entry, with access to the ponds, trails, and security at a lower price.
- Lock-and-leave owners — HOA-maintained exteriors and a security patrol make the Cottages ideal for travelers and second-home owners.
- California relocators — master-plan amenities at a fraction of Bay Area pricing, Nevada's zero income tax, and Lake Tahoe 35 minutes away.
- Empty-nesters — single-level options, walkable trails and ponds, and far less upkeep than a larger Caughlin Ranch home.
- Move-up buyers — a foothold in prestigious Caughlin Ranch with strong resale demand and a path to larger homes later.
Ready to explore homes in Caughlin Cottages? Our team knows the two-tier HOA structure and tracks the master plan's scarce attainable inventory.
Explore Caughlin RanchPros
- The most attainable way into prestigious Caughlin Ranch
- 26 private ponds and an extensive trail system shared by all residents
- 24-hour private security patrol on top of City of Reno police coverage
- Low-maintenance, lock-and-leave footprints with HOA exterior upkeep
- Zero Nevada state income tax saves most households $10,000–$50,000+ annually vs. California
- Central 10-minute downtown Reno location with Lake Tahoe 35 minutes south
- Scarce, supply-constrained attainable inventory supports durable resale value
Honest Considerations
- Two HOA layers (master + sub-association) on many homes — confirm both budgets, reserves, and what each covers
- Smaller homes and lots than the larger Caughlin Ranch neighborhoods and estates
- Limited attainable inventory — buyers may wait for the right Cottages listing and must act fast
- Older sub-pockets need careful inspection of roof, HVAC, and systems
- For attached units, FHA/VA buyers must confirm the association meets agency approval before financing
Caughlin Ranch Comparison
How Does Caughlin Cottages Compare to Caughlin Ranch, Somersett & Galena?
A like-for-like look at four Southwest Reno communities — Caughlin Cottages, the broader Caughlin Ranch master plan, Somersett, and Galena — on price, DOM, amenities, and lifestyle fit, using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS June 2026. Prices span $400K at the Cottages to $4M+ in the Galena foothills.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Caughlin Cottages | $525,000 | ~$320 | 24 | 12 | Attainable · Low-Maintenance |
| Caughlin Ranch (master plan) | $850,000 | ~$330 | 34 | 50 | Established · All Sizes |
| Somersett | $700,000 | ~$300 | 30 | 40 | Master Plan · Golf |
| Galena | $1,100,000 | ~$350 | 36 | 18 | Foothills · Luxury |
| Reno (all) | $575,000 | ~$300 | 32 | 256 | All 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 Southwest Reno Community?
Submarket 1
Caughlin Cottages
The attainable cottage and townhome tier of Caughlin Ranch — smaller, lower-maintenance homes with the full master-plan amenity set (26 ponds, trails, security) at the most accessible price point in the community.
Browse Caughlin Cottages homes →$525KMedian Price
24Days on Market
12Active Listings
~$320Price / Sq Ft
Submarket 2
Caughlin Ranch (master plan)
The full 2,454-home master plan that contains the Cottages — from townhomes to custom estates above $1.5M, with 26 ponds, trails, and 24-hour security across 2,300 acres.
Browse Caughlin Ranch (master plan) homes →$850KMedian Price
34Days on Market
50Active Listings
~$330Price / Sq Ft
Submarket 3
Somersett
A newer northwest Reno master plan with a golf course, clubhouse (The Club at Town Center), and trails, offering a contemporary amenity-rich alternative to Caughlin Ranch.
Browse Somersett homes →$700KMedian Price
30Days on Market
40Active Listings
~$300Price / Sq Ft
Submarket 4
Galena
A south Reno foothill area with larger custom homes, big lots, and Sierra views near the Mount Rose corridor — a step up in price and lot size from Caughlin Ranch.
Browse Galena homes →$1.1MMedian Price
36Days on Market
18Active Listings
~$350Price / Sq Ft
Submarket 5
Reno (all)
The full Reno market — 256+ active listings spanning Midtown character homes to southwest master plans and gated foothill estates, covering the complete $350K–$5M+ spectrum.
Browse Reno (all) homes →$575KMedian Price
32Days on Market
256Active Listings
~$300Price / Sq Ft
Submarket 6
Caughlin Ranch — Why the Cottages Are the Smart Entry
Caughlin Cottages delivers the full Caughlin Ranch amenity set — 26 ponds, private trails, 24-hour security — at the master plan's most attainable price. With limited attainable inventory across 2,454 homes, the Cottages hold strong resale demand.
Browse Caughlin Ranch — Why the Cottages Are the Smart Entry homes →$525KCottages Median
~2,454Homes in Caughlin Ranch
26Private Ponds
24 daysMedian DOM
Where Is Caughlin Cottages on the Map?
Caughlin Cottages sits within Caughlin Ranch in Southwest Reno (ZIP 89519), on the slope between the Carson Range foothills and the Truckee River. Mayberry, the Truckee River corridor, and downtown Reno are all within 5–10 minutes, placing the Cottages at one of the most central southwest Reno locations.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Caughlin Ranch
pocket fits?
BY ZIP CODE
What Does the Southwest Reno Market Look Like by ZIP Code?
ZIP 89519 covers Southwest Reno — Caughlin Ranch and the Cottages, Mayberry, and Old Southwest — with a $680K median list price and 24-day DOM per NNRMLS. The table compares it to adjacent Reno ZIPs, including South Reno (89521) and northwest Reno (89523), for side-by-side value context.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89519 | Southwest Reno · Caughlin Ranch · Old Southwest | $680K | ~$330 | 24 | 150 | +2.2% |
| 89509 | Central Southwest Reno · Plumas | $560K | ~$310 | 26 | 136 | +2.3% |
| 89523 | Northwest Reno · Somersett | $620K | ~$305 | 30 | 176 | +2.8% |
| 89511 | South Reno foothills · ArrowCreek · Galena | $720K | ~$320 | 34 | 198 | +2.6% |
| 89521 | South Reno · Damonte Ranch | $565K | ~$290 | 28 | 252 | +2.4% |
| 89503 | Northwest Reno · University area | $480K | ~$300 | 26 | 128 | +2.5% |
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 Assessor.
BY THE NUMBERS
Which Statistics Define Caughlin Cottages Real Estate?
Eight verifiable numbers — each sourced to the BLS Reno-Sparks MSA, U.S. Census Bureau, Reno/Sparks Association of REALTORS, or Washoe County Assessor — capture what buyers need to know about Caughlin Cottages: price, pace, master-plan scale, amenities, security, tax cap, schools, and drive time to downtown.
$525K
Approximate median price for a Caughlin Cottages home — the attainable Caughlin Ranch tier, June 2026.
Reno/Sparks Association of REALTORS
$680K
Median list price across all of ZIP 89519 (Southwest Reno), well above the Cottages tier.
Northern Nevada Regional MLS
24
Median days from list to accepted offer in ZIP 89519.
RSAR / NNRMLS, June 2026
~2,454
Homes in the Caughlin Ranch master plan that contains the Cottages.
Caughlin Ranch HOA
26
Private ponds woven through Caughlin Ranch's 2,300-acre trail system.
Caughlin Ranch HOA
24-hr
Private security patrol covering the master plan on top of City of Reno police.
Caughlin Ranch HOA
0.5–0.7%
Effective property-tax rate under Washoe County Assessor — low by national standards, capped at 3% annually.
Washoe County Assessor / NRS 361.471
10 min
Drive from Caughlin Cottages to downtown Reno — one of the most central southwest locations.
via McCarran / I-80
WHY CAUGHLIN COTTAGES
Why Does Caughlin Cottages Stand Out in Southwest Reno?
Five advantages separate Caughlin Cottages from other Southwest Reno options — 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 records, and Washoe County School District assignment maps — not marketing language.
- NNRMLS / RSAR June 2026
Attainable entry into a prestigious master plan
The Cottages are the most affordable way into Caughlin Ranch, with cottages and townhomes well below the master plan's estate pricing.
- Caughlin Ranch HOA
26 ponds and a private trail system
Residents share Caughlin Ranch's signature water features and miles of maintained private trails woven through 2,300 acres.
- Caughlin Ranch HOA
24-hour security patrol
A dedicated private security service patrols the master plan around the clock, on top of City of Reno police coverage.
- NRS 361.471 / Nevada Department of Taxation
No state income tax plus 3% property-tax cap
Nevada levies no personal income tax, and annual property-tax increases on a primary residence are capped at 3% by statute.
- drive time via McCarran / I-80
Central, 10-minute downtown location
Caughlin Ranch sits minutes from downtown Reno, Midtown, and the Truckee River, with the Mount Rose Highway to Tahoe close by.
WHY BUY IN CAUGHLIN COTTAGES
What Are the Top 10 Reasons to Buy a Home in Caughlin Cottages?
Caughlin Cottages makes its case on attainable access to a prestigious master plan, amenities, and Nevada's zero income tax — each backed by BLS Reno-Sparks MSA data, NNRMLS records, Washoe County Assessor filings, and Nevada Revised Statutes. The ten reasons below are grounded in data, not promotional copy.
Most attainable way into Caughlin Ranch
Cottages and townhomes sit well below the master plan's larger homes and estates.
NNRMLS / RSAR June 2026
26 ponds and private trails
Caughlin Ranch's signature water features and trail system are shared by all residents.
Caughlin Ranch HOA
24-hour security patrol
A dedicated private patrol covers the master plan around the clock.
Caughlin Ranch HOA
Low-maintenance, lock-and-leave living
Smaller footprints and HOA exterior upkeep suit downsizers and second-home owners.
community data
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs.
NRS 361.471
10 minutes to downtown Reno
One of the most central southwest Reno locations, minutes from downtown and Midtown.
drive time via McCarran
Strong WCSD school zoning
Caughlin Ranch Elementary, Swope Middle, and Reno High School serve the area.
GreatSchools / WCSD
35 minutes to Lake Tahoe
The Mount Rose Highway reaches Tahoe and Mt. Rose Ski Tahoe in about 35 minutes.
via NV-431
Scarce, supply-constrained inventory
Attainable Caughlin Ranch homes are limited, supporting durable resale value.
NNRMLS
New Construction
Who Are the Top Builders in Henderson?
Henderson has more active new-construction inventory than any other Las Vegas Valley city. The 8 builders below account for ~85% of new homes currently selling in Henderson. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Ultra-Luxury
Toll Brothers
Custom and semi-custom luxury homes
Family & Mid-Market
Lennar
Largest production builder in Henderson
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
First-Time & Family
KB Home
Customizable Personal Plans
55+ Active Adult & Family
Pulte / Del Webb
Del Webb brand for 55+
Family & Mid-Market
Pardee Homes
Tri Pointe subsidiary
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does Caughlin Cottages Offer?
Caughlin Cottages residents share Caughlin Ranch's 26 ponds and private trail system, and the master plan's southwest Reno location puts the Truckee River, foothills, and Sierra within easy reach. The City of Reno parks network and the Mount Rose Highway to Lake Tahoe are close by.
IN-COMMUNITY
Caughlin Ranch Trails & 26 Ponds
Miles of private trailsWalking · Cycling · BirdingResidents
The master plan's signature private trail system and 26 ponds wind through 2,300 acres, offering daily walking, running, and wildlife viewing for Cottages residents.
5 MIN
Truckee River & Mayberry Park
River corridorHiking · Fishing · KayakingFree
The Truckee River and Mayberry Park sit just north of Caughlin Ranch, with riverside trails, fishing access, and put-ins for kayaking and tubing.
8 MIN
Hunter Creek Trail
Carson Range trailHiking · WaterfallFree
A popular southwest Reno trail climbing into the Carson Range to Hunter Creek Falls, minutes from Caughlin Ranch.
12 MIN
Bartley Ranch Regional Park
56 acresTrails · Equestrian · EventsFree
A Washoe County regional park with trails, an amphitheater, and equestrian facilities in south Reno.
35 MIN
Mt. Rose Ski Tahoe
1,200 acresSkiing · SnowboardingTicketed
The closest major ski resort to Reno, reached via the Mount Rose Highway from southwest Reno.
40 MIN
Lake Tahoe (Northeast Shore)
191 sq miBoating · Beaches · HikingFree shoreline
North America's largest alpine lake via the Mount Rose Highway — Sand Harbor, Incline beaches, and water recreation.
8 MIN
Idlewild Park
49 acresTrails · Gardens · PlaygroundFree
A historic Truckee River park near downtown Reno with rose gardens, playgrounds, and river trails.
25 MIN
Galena Creek Recreation Area
Sierra foothillsHiking · Nature centerFree
A Sierra foothill park on the Mount Rose Highway with trails, a creek, and a nature center for year-round recreation.
The Caughlin Cottages Lifestyle
What Does a Weekend in Caughlin Cottages Look Like?
A morning walk on the private trails past the ponds, brunch in Midtown 8 minutes away, and an afternoon on the Truckee River or up at Lake Tahoe — Caughlin Cottages pairs low-maintenance living with southwest Reno convenience, per the City of Reno parks and recreation network.
$400K–$750KHome Price Range
35 minTo Lake Tahoe
10 minTo Downtown Reno
26Caughlin Ranch Ponds
THIS WEEKEND'S OPEN HOUSES
Can You Tour Caughlin Cottages Homes This Weekend?
Caughlin Cottages homes hold open houses when available, but attainable Caughlin Ranch listings are scarce and move fast. Set an alert to get notified the moment a Cottages home lists, or call (775) 277-2120 to arrange a private showing within the master plan.
Quick Answer
What does an HOA cost in Caughlin Cottages?
Caughlin Cottages carries the Caughlin Ranch master association dues (generally $100–$200 per month, covering ponds, trails, security, and common areas), and many townhome and cottage pockets add a sub-association fee for building exteriors and landscaping. Always request both budgets, the reserve studies, and the CC&Rs during escrow — confirm what each layer covers in writing before signing.
Moving to Caughlin Cottages
Should I Move to Caughlin Cottages?
California buyers who want Caughlin Ranch amenities at an attainable price gravitate to the Cottages. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most moves to Southwest Reno.
Why California Buyers Are Choosing Caughlin Cottages
The tax math is compelling: California's top marginal rate is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone. Caughlin Cottages' effective property tax of roughly 0.5–0.7% under Washoe County rates, capped at 3% annual growth for primary residences under Nevada Revised Statutes 361.471, adds long-run predictability no California community can offer.
At a $525,000 budget, buyers in the San Francisco Bay Area typically get a dated condo. That same budget in Caughlin Cottages secures a cottage or townhome inside a 2,300-acre master plan with 26 ponds and private trails, HOA-maintained exteriors, and Lake Tahoe about 35 minutes up the Mount Rose Highway.
According to Reno/Sparks Association of REALTORS, the Southwest Reno ZIP 89519 median list price runs near $680,000 — and Caughlin Cottages sits well below that as the master plan's attainable entry. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA unemployment rate near historic lows, anchored by tech, logistics, healthcare, and the university.
Southwest Reno's economy is tied to downtown Reno (10 minutes away), Renown Health, the University of Nevada, Reno, and the broader metro job base, including the Tahoe-Reno Industrial Center about 35 minutes east. Caughlin Cottages' central southwest location — close to downtown, the Truckee River, and the Mount Rose Highway to Tahoe — is a core reason the master plan has held value across cycles.
Cost of Living Snapshot — Caughlin Cottages (SW Reno), NV vs. San Jose, CA
Day-to-day costs run dramatically lower than the Bay Area. Nevada has no state income tax and no personal property tax on vehicles beyond registration. A cottage or townhome in Caughlin Cottages at $400K–$750K, with master-plan amenities, still runs a fraction of comparable amenitized Bay Area pricing.
| Metric | Caughlin Cottages, NV | San Jose, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$525K | ~$1.4M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.2%+ |
| Master-Plan Amenities | 26 ponds + trails | Rare / premium |
| Drive to Lake Tahoe | ~35 min (Mt Rose Hwy) | ~3.5 hrs |
Figures are approximate, for illustration. Contact our team for current market data.
Caughlin Cottages Rental Market — Rent vs. Own
Townhome and cottage rentals in Caughlin Ranch typically run $2,200–$3,200 per month per Reno/Sparks Association of REALTORS rental tracking, driven by professionals and relocators who want the amenities and southwest Reno location before buying. Limited attainable supply within the master plan keeps both rents and resale values firm.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Planning a move to Caughlin Ranch on a budget? Our team specializes in the Cottages — virtual tours, two-tier HOA review, and closing coordination without flying in repeatedly.
Start Your Caughlin Cottages SearchRELOCATION TIMELINE
How to Relocate to Caughlin Cottages in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most Caughlin Cottages 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.
Research the community & set a budget
Compare Caughlin Cottages to the larger Caughlin Ranch homes, Somersett, and Galena — weigh attainable price and low maintenance against more square footage and lot. The Cottages' $400K–$750K range buys the master plan's most accessible homes.
Get pre-approved for financing
Most Cottages homes fall within conforming limits (conventional, FHA, VA accessible); factor both HOA layers into your debt-to-income. For attached townhomes, confirm the association meets FHA/VA approval early. Get pre-approved before inventory lists — attainable homes move fast.
Hire a Caughlin Ranch specialist
Work with a buyer's agent who tracks the Cottages' scarce inventory, understands the two-tier HOA structure, and can review both budgets and reserve studies with you before you write.
Tour when a home lists
With limited attainable inventory, be ready to tour quickly. Note the sub-pocket (townhome vs cottage), what the sub-association maintains, and proximity to the ponds and trails. The amenities are part of what you're buying.
Write and negotiate the offer
On scarce attainable inventory, pair a competitive price with clean terms. Your agent structures the offer to win without overpaying and reviews both HOA resale packages during the contingency period.
Inspection & HOA due diligence
Order a full inspection — focus on roof, HVAC, and systems on older homes. Review both the master and sub-association reserve studies and any special-assessment history before removing contingencies.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from accepted offer to funding. Confirm both HOA dues, transfer fees, and reserve findings before clearing financing conditions.
Close, move, and register
Transfer utilities (NV Energy, Truckee Meadows Water Authority), set up HOA access and amenities, then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Caughlin Cottages?
Southwest Reno's economy — where Caughlin Cottages residents work — runs on downtown Reno, healthcare, the university, and the broader metro job base. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment rate runs near historic lows. The Tahoe-Reno Industrial Center sits about 35 minutes east.
Downtown / HealthSouthwest Reno's primary employmentDowntown + Renown Health
10 minTo Downtown RenoVia McCarran / I-80
12 minTo University of Nevada, RenoVia McCarran Blvd
35 minTo Tahoe-Reno Industrial CenterVia I-80 east
Top Reno-Area Employers Within Commuting Distance
- Downtown RenoGovernment, gaming, hospitality, and professional services — a 10-minute drive from Caughlin Cottages
- Renown HealthNorthern Nevada's largest healthcare system, with campuses within 10–15 minutes of Caughlin Ranch
- University of Nevada, RenoAn R1 research university and major regional employer about 12 minutes north
- St. Mary's Regional Medical CenterA major hospital near downtown Reno, minutes from Caughlin Ranch
- Tahoe-Reno Industrial CenterTesla, Switch, Panasonic, and logistics employers about 35 minutes east via I-80
- Washoe County School DistrictPublic school district employing teachers and staff across southwest Reno campuses
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Caughlin Cottages Compare to Caughlin Ranch, Somersett & Galena?
Deciding between Southwest Reno communities? This side-by-side compares Caughlin Cottages against the broader Caughlin Ranch, Somersett, and Galena on price, days on market, amenities, HOA, and home size — the metrics buyers weigh most. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Caughlin Cottages | Caughlin Ranch | Somersett | Galena |
|---|---|---|---|---|
| Median List Price | ~$525K | ~$850K | ~$700K | ~$1.1M |
| Price / Sq Ft | ~$320 | ~$330 | ~$300 | ~$350 |
| Days on Market | 24 | 34 | 30 | 36 |
| Home Type | Cottages/Townhomes | All sizes | Master plan | Custom foothills |
| Security | 24-hr patrol | 24-hr patrol | Gated areas | Varies |
| Signature Amenity | 26 ponds + trails | 26 ponds + trails | Golf + clubhouse | Sierra views |
| HOA / Month | ~$100–$300 | ~$100–$200 | ~$120–$250 | ~$0–$150 |
| Best For | Attainable · Downsizers | All buyers | Golf · Newer | Luxury · Lots |
| School District | WCSD | WCSD | WCSD | WCSD |
| To Downtown Reno | ~10 min | ~10 min | ~20 min | ~25 min |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Caughlin Cottages Cost You Each Month?
A median $525K Caughlin Cottages purchase runs about $3,800 monthly with 10% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and the two-tier HOA included. The tabs below let you model your own payment, compare renting, and map HOA tiers across southwest Reno communities.
Payment Estimator
Estimate Your Caughlin Cottages Payment
$3,957
Estimated Monthly Payment
- Principal & Interest$3,144
- Property Tax$267
- Insurance$150
- HOA$200
- PMI$197
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 in Caughlin Cottages right now?
At current rates the monthly premium over renting narrows once equity and tax effects are counted — and Caughlin Ranch rents rising ~3.5% annually shift the long-run math toward owning for 5+ year holds.
OWN (10% DOWN, 7%)
$3,910 / mo
- Principal & Interest
- $3,144
- Property Tax (~0.6%)
- $263
- Homeowners Insurance
- $105
- HOA (master + sub, est.)
- $240
- PMI (10% down)
- $158
5-year net cost:~$146,000
Equity built:~$92,000
RENT (MEDIAN CAUGHLIN RANCH TOWNHOME)
$2,600 / mo
- Median Townhome Rent (Caughlin Ranch)
- $2,600
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~3.5%
5-year net cost:~$181,000
Equity built:$0
Avg annual rent increase: 3.5%
The 5-year breakeven
Owning a $525K Caughlin Cottages home for five years builds roughly $92,000 in equity while the renter accumulates none. With annual rent increases of 3.5%, renting costs more over the five-year period once appreciation and principal paydown are counted. The owner also retains full benefit of Nevada's zero state income tax on any gain at sale.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 3.5% annual rent growth, 0.6% effective property tax (Washoe County Assessor), two-tier HOA.
HOA Fees by Community
HOA Fees in Southwest Reno Communities
Southwest Reno HOA dues vary by community type — Caughlin Cottages often carries two layers, while other communities range from none to golf-club tiers.
Caughlin Ranch (Master + Sub)
$100–$300 / mo
Caughlin Cottages
~$100–$300 combined
Includes:
Master: ponds, trails, security, common areas; sub: building exteriors and landscaping (townhomes/cottages)
Caughlin Ranch (single-family)
~$100–$200
Includes:
Master association: ponds, trails, 24-hr security, common areas
Master-Plan & Golf Communities
$120–$250 / mo
Somersett
~$120–$250
Includes:
Clubhouse, trails, recreation amenities (golf membership separate)
Damonte Ranch
~$50–$90
Includes:
Common-area maintenance, parks, trails
Established / Foothill Neighborhoods
$0–$150 / mo
Galena (foothills)
~$0–$150
Includes:
Varies widely; some areas have no HOA
Old Southwest Reno
$0–$80
Includes:
Many established neighborhoods have no HOA
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Caughlin Cottages?
McCarran Boulevard and I-80 connect Caughlin Cottages to downtown Reno, the university, and the airport. Most residents drive — commutes average about 10–15 minutes to most Reno employment centers per U.S. Census ACS data. Reno-Tahoe Airport is 15 minutes northeast; Lake Tahoe is 35 minutes south via the Mount Rose Highway.
Drive Times from Caughlin Cottages
- ~10 minDowntown RenoMcCarran / I-80
- ~8 minMidtown RenoPlumb Ln / Arlington
- ~15 minReno-Tahoe AirportMcCarran / I-580
- ~12 minUniversity of Nevada, RenoMcCarran Blvd
- ~40 minLake Tahoe (Incline)I-580 / Mt Rose Hwy
- ~35 minMt. Rose Ski TahoeMt Rose Hwy / NV-431
- ~35 minTahoe-Reno Industrial CenterI-80 east
- ~5 minTruckee River / MayberryMayberry Dr
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Caughlin Cottages?
Homes in Caughlin Cottages typically close in 30–45 days; cash closes in 7–14. Most Cottages homes fall within conforming limits, so conventional financing moves quickly. For attached townhomes using FHA or VA, the lender will verify the association meets agency approval, which can add time. Budget 30–45 days from a fully executed contract, plus time for both HOA resale packages.
Quick Answer
What credit score do you need to buy in Caughlin Cottages?
Most Caughlin Cottages homes are financeable with a 620+ credit score on conventional loans (best rates above 740). FHA requires a 580 minimum with 3.5% down, subject to any attached association meeting FHA approval. VA has no program minimum, though most lenders want 620+. Because the two-tier HOA adds to your monthly obligation, lenders factor those dues into your debt-to-income ratio — disclose them to your lender before touring.
Caughlin Cottages FAQ — 18 Answers
What Do Caughlin Cottages Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Caughlin Cottages?
Caughlin Cottages homes typically run from the $400Ks into the $700Ks depending on whether the property is a townhome, cottage, or modest single-family home, per Northern Nevada Regional MLS data for ZIP 89519. The median list price across this Caughlin Ranch sub-neighborhood sits near $525,000 per Reno/Sparks Association of REALTORS — the most attainable entry point into the master plan.
Where is Caughlin Cottages located?
Caughlin Cottages sits inside the Caughlin Ranch master plan in Southwest Reno (ZIP 89519), on the slope between the Carson Range foothills and the Truckee River. It is minutes from the Mayberry shopping area, the Truckee River corridor, and downtown Reno, with the Mount Rose Highway to Lake Tahoe close by.
How is Caughlin Cottages different from the rest of Caughlin Ranch?
Caughlin Cottages is the smaller-home, lower-maintenance tier of Caughlin Ranch — cottage-style homes and townhomes from about 1,150 square feet, versus the larger single-family homes and custom estates (up to 6,500+ sq ft) elsewhere in the master plan. Cottages buyers get the same Caughlin Ranch HOA amenities at a more attainable price and a lock-and-leave footprint.
What amenities does the Caughlin Ranch HOA provide?
Caughlin Cottages residents share the full Caughlin Ranch HOA amenity set: maintenance of common areas, 26 ponds, and an extensive private trail system, plus professional landscaping of public spaces, snow removal on common paths, a 24-hour security patrol, and architectural control that protects property values across all 2,454 homes in the master plan.
What are the HOA fees in Caughlin Cottages?
Caughlin Cottages carries the Caughlin Ranch master association dues — generally in the $100–$200 per month range — and many townhome and cottage sub-pockets add a separate sub-association fee covering exterior maintenance and landscaping. Always request the full dues schedule, both association budgets, and the CC&Rs in escrow before writing an offer.
Is Caughlin Cottages a gated community?
Caughlin Ranch, which contains Caughlin Cottages, is not guard-gated but is patrolled by a 24-hour private security service and governed by strict architectural controls. The trail system, ponds, and common areas are private to residents. Some individual sub-pockets within the master plan may have additional access controls, but the Cottages are generally open-access with security patrol.
What types of homes are in Caughlin Cottages?
Caughlin Cottages is the master plan's smaller-format housing — cottage-style single-family homes and attached townhomes generally from about 1,150 to 2,200 square feet. Many are single-level or low-maintenance designs with HOA-handled exterior upkeep, making them popular with downsizers, first-time buyers entering Caughlin Ranch, and lock-and-leave owners who want the amenities without a large lot.
What school district serves Caughlin Cottages?
Caughlin Cottages is served by the Washoe County School District (WCSD). Southwest Reno campuses include Caughlin Ranch Elementary and Hunsberger Elementary, Swope Middle School, and Reno High School, with several private and charter options nearby. WCSD zoning is address-specific, so confirm the assigned schools for a specific Cottages address before purchasing.
What are property taxes like in Caughlin Cottages?
Property taxes in Caughlin Cottages fall under Washoe County's low-rate structure. Nevada's effective 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 $525,000 Cottages home the annual tax bill typically pencils out to $2,600–$3,700 per Washoe County Assessor data, paired with no state income tax.
How competitive is the Caughlin Cottages market?
Well-priced Caughlin Cottages homes typically go under contract within 24 to 32 days per NNRMLS data for ZIP 89519. As the most attainable way into prestigious Caughlin Ranch, the cottages and townhomes draw steady demand from downsizers and first-time Caughlin Ranch buyers, so move-in-ready listings can see multiple offers. Buyers should be pre-approved and ready to act.
Does Caughlin Cottages have trails and ponds?
Yes. Caughlin Cottages shares Caughlin Ranch's signature private amenities — 26 ponds and an extensive trail system woven through the 2,300-acre master plan, connecting toward the Truckee River and the Carson Range foothills. These maintained trails and water features, along with mature landscaping, are a defining feature of daily life across the entire Caughlin Ranch community.
How does Caughlin Cottages compare to other Caughlin Ranch neighborhoods?
Caughlin Cottages is the entry tier; other Caughlin Ranch pockets like Eagles Nest run larger and more expensive, up to custom estates above $1.5M. The trade-off: Cottages buyers get smaller, lower-maintenance homes and the same HOA amenities at a far more attainable price, while the larger neighborhoods offer bigger lots, square footage, and foothill views.
Is Caughlin Cottages a good investment?
Southwest Reno (ZIP 89519) and Caughlin Ranch have long benefited from constrained supply, mature amenities, and proximity to downtown — with Nevada's zero income tax and the 3% property-tax cap under Nevada Revised Statutes 361.471. As the most attainable entry into a prestigious, supply-constrained master plan, Caughlin Cottages has historically held strong resale demand across rate cycles.
Who buys in Caughlin Cottages?
Caughlin Cottages attracts downsizers wanting Caughlin Ranch amenities without a large yard, first-time and move-up buyers seeking the master plan's most attainable price point, lock-and-leave and second-home owners, and California relocators drawn to the trails, ponds, and southwest Reno location. The lower-maintenance footprint and HOA exterior upkeep make it especially popular with empty-nesters.
What should I know before buying in Caughlin Cottages?
Before buying in Caughlin Cottages, confirm both HOA layers — the Caughlin Ranch master association plus any townhome or cottage sub-association — and what each covers, since exterior maintenance varies by pocket. Verify the assigned WCSD schools for the exact address, budget for a full inspection, and get pre-approved early because attainable Caughlin Ranch inventory moves fast. Call Nevada Real Estate Group at (775) 277-2120 for current $525,000 pricing in ZIP 89519.
What is the minimum down payment to buy a home in Caughlin Cottages?
Most Caughlin Cottages homes in the $400K–$700K range fall within 2026 conventional conforming limits, making them accessible with as little as 3% down for qualified first-time buyers or 5% conventional. FHA allows 3.5% down with a 580 credit score (the lender will confirm any townhome/condo association meets FHA approval), and VA-eligible buyers can purchase with 0% down. On a $525,000 home, 5% down is $26,250. Budget 2–3% in closing costs, and include both HOA layers in your debt-to-income calculation.
How does buying a townhome or cottage in Caughlin Cottages work?
Attached townhomes and cottages in Caughlin Cottages typically involve two HOA layers: the Caughlin Ranch master association (ponds, trails, security, common areas) and a sub-association handling building exteriors, roofs, and landscaping. Review both budgets and reserve studies, confirm what each fee covers, and check for any special assessments. For FHA or VA financing on an attached unit, confirm the association meets agency approval early. The upside is genuine lock-and-leave living with amenities.
Can Nevada Real Estate Group help me buy or sell a home in Caughlin Cottages?
Yes — Nevada Real Estate Group assists buyers and sellers across all of Caughlin Ranch, including the Cottages, Eagles Nest, and the larger single-family neighborhoods. Our agents prepare market analyses using NNRMLS data for ZIP 89519, understand the two-tier HOA structure, and maintain a buyer network to match qualified purchasers quickly when attainable Caughlin Ranch inventory comes available. Call (775) 277-2120 or submit the form below.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Caughlin Cottages?
Eight queries Caughlin Cottages buyers type into Google and AI assistants — answered with specifics from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, and NNRMLS. Each covers the southwest Reno data buyers use to compare the Cottages against the broader Caughlin Ranch, Somersett, and Galena.
Is Caughlin Cottages a good neighborhood?
Yes — Caughlin Cottages is the attainable, low-maintenance tier of prestigious Caughlin Ranch, with cottage and townhome homes sharing the master plan's 26 ponds, private trails, and 24-hour security patrol, all 10 minutes from downtown Reno. It draws downsizers, first-time Caughlin Ranch buyers, and California relocators.
What ZIP code is Caughlin Cottages in?
Caughlin Cottages is in ZIP code 89519, the Southwest Reno ZIP that also covers the broader Caughlin Ranch, Mayberry, and Old Southwest. It is one of the metro's most established and amenity-rich areas per Northern Nevada Regional MLS data.
Are there homes for sale in Caughlin Cottages right now?
Attainable Caughlin Ranch inventory is limited and moves fast. Use our live NNRMLS search filtered to Reno / ZIP 89519, or call Nevada Real Estate Group at (775) 277-2120 to be alerted the moment a Caughlin Cottages home comes available.
Is Caughlin Cottages part of Caughlin Ranch?
Yes — Caughlin Cottages is a neighborhood within the larger Caughlin Ranch master plan, a 2,300-acre community of about 2,454 homes. The Cottages are its smaller-home, lower-maintenance tier, sharing the master plan's ponds, trails, security patrol, and HOA amenities.
How do I search for homes in Caughlin Cottages?
Use our live NNRMLS search filtered to Reno / ZIP 89519, browse our Caughlin Ranch page, or call our Northern Nevada team at (775) 277-2120. Because attainable inventory is scarce, working with an agent who tracks the Cottages and can move quickly when a home lists is the most effective strategy.
Does Caughlin Cottages have trails?
Yes — Caughlin Cottages residents share Caughlin Ranch's extensive private trail system and 26 ponds, woven through the 2,300-acre master plan. The maintained trails connect toward the Truckee River and the Carson Range foothills and are a defining feature of daily life in the community.
Is Caughlin Cottages a 55-plus community?
No — Caughlin Cottages is an all-ages community, not a 55+ or age-restricted development. That said, its low-maintenance footprint, single-level options, and HOA exterior upkeep make it especially popular with downsizers and empty-nesters within Caughlin Ranch.
Is Caughlin Cottages close to downtown Reno?
Yes — Caughlin Cottages is one of the most central southwest Reno locations, about 10 minutes from downtown Reno and 8 minutes from Midtown via McCarran Boulevard. The Truckee River and Mayberry shopping are 5 minutes away, and Reno-Tahoe Airport is about 15 minutes.
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Direct market knowledge, 150+ agents statewide, and 9,061+ verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents serve buyers and sellers from the Las Vegas Valley to Caughlin Ranch — that depth is why the team ranks #1 in Nevada and #44 nationally per 2025 production data.
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Want to Talk to a Caughlin Cottages Real Estate Expert?
9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we track Caughlin Ranch's scarce attainable inventory and know the two-tier HOA structure firsthand. Tell us what you're looking for and we'll alert you the moment a Cottages home lists.
NEARBY COMMUNITIES
Which Communities Are Near Caughlin Cottages?
Compare Caughlin Cottages with neighboring Southwest Reno communities. Each card pairs the drive time from the Cottages with the community price positioning — Caughlin Ranch at ~$850K, Somersett at ~$700K, Galena at ~$1.1M — so you can judge whether a few extra minutes buys meaningfully different character or lifestyle fit.
A–Z INDEX
Which Southwest Reno & Reno Neighborhoods Can You Explore A–Z?
Key communities across Southwest Reno and the broader metro — from attainable Caughlin Cottages to the larger Caughlin Ranch homes, Somersett, and the Galena foothills — spanning roughly $400K to $5M+. Every linked entry opens a dedicated page with current NNRMLS listings and community details.
F
- Fernley
M
- Montreux
- Mayberry
O
- Old Southwest Reno
S
- Somersett
- Sparks
- Spanish Springs
KEEP LEARNING
What Else Should You Read About Caughlin Ranch?
These guides extend the research most Caughlin Cottages buyers do next — touring the full Caughlin Ranch master plan, comparing southwest Reno communities, and weighing a California-to-Nevada move — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Caughlin Ranch Community Guide
The full 2,454-home master plan — townhomes to custom estates, 26 ponds, trails, and 24-hour security across 2,300 acres.
Read →GUIDE
Somersett Community Guide
Northwest Reno's golf-and-trails master plan — a contemporary, amenity-rich alternative to Caughlin Ranch.
Read →MARKET REPORT
Reno Real Estate Hub
Reno-Sparks market data, all community guides, and every Northern Nevada neighborhood in one place.
Read →Sources & Methodology
Where Does This Caughlin Cottages 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 data, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89519 and the Caughlin Ranch market. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for Reno and the western Nevada region. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for Reno and ZIP 89519 (ACS). data.census.gov/Reno
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks region. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data covering Southwest Reno. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel records for ZIP 89519 and all Southwest Reno properties. washoecounty.gov/assessor
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Washoe County School District campuses. greatschools.org/nevada/reno
- Nevada Report Card — Official Nevada DOE school performance data for Reno High, Swope Middle, and Caughlin Ranch Elementary in ZIP 89519. nevadareportcard.nv.gov
- Washoe County School District — School boundary maps, enrollment data, and assignment verification for Caughlin Cottages addresses. washoeschools.net
- Caughlin Ranch HOA — Master-plan amenities, home counts, trail and pond system, security patrol, and architectural control details. caughlinhoa.com
- 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