Top Rated
6/10
6/10Lemmon Valley Elementary
Lemmon Valley
K-5480 Students20:1
North Valleys Community · North Reno
Lemmon Valley Homes For Sale
Nevada's #1 team for Lemmon Valley real estate. Search homes for sale in North Reno's open high-desert valley — single-family homes, acreage parcels, and newer production builds from $380K to $580K with no HOA on most properties.
MEDIAN LIST PRICE
$460K
RSAR / NNRMLS, ZIP 89506, June 2026
DAYS ON MARKET
43
RSAR / NNRMLS, June 2026
HOA (TYPICAL)
$0-$80/mo
Most parcels no HOA
TO DOWNTOWN RENO
20 min
Via US-395 S
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 Lemmon Valley at a Glance?
Lemmon Valley is North Reno's value-priced high-desert community — single-family homes, acreage parcels, and newer production builds in ZIP 89506 — with a median list price near $460,000 and homes going under contract in about 43 days per Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS. The five takeaways below distill what those numbers mean for buyers.
- Community character: High-desert North Valleys basin in north Reno — newer production subdivisions, older ranch homes, and acreage parcels in ZIP 89506.
- Median list price: $460,000 (June 2026, ZIP 89506) — from $380K entry single-family homes to $580K+ rural-residential acreage lots.
- Best for: Value buyers, first-time homeowners, acreage and horse-property seekers, remote workers, and California relocators wanting more land for less money.
- HOA fees: $0-$80/month — most established parcels carry no HOA; newer subdivision tracts may have nominal fees.
- Key advantage: Zero Nevada state income tax, no-HOA on most properties, generous lot sizes, and 20-minute US-395 access to Downtown Reno.
Last updated June 2026 · Sources: RSAR, U.S. Census, NNRMLS
Where Can You Find Lemmon Valley Homes for Sale?
ZIP 89506 carries roughly 188 active listings per Reno/Sparks Association of REALTORS and NNRMLS data, ranging from $380K entry single-family homes to $580K+ acreage parcels. The eight newest listings appear below, refreshed daily, with every active Lemmon Valley property searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Lemmon Valley Homes Sell in Each Price Range?
The ZIP 89506 median list price sits at $460K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with inventory clustering in the $400K-$520K family-home band. Each card below shows current active-listing counts by price range, so you can gauge real competition in your budget before you start touring Lemmon Valley neighborhoods.
Browse Lemmon Valley Listings
How Can You Find a Lemmon Valley Home by Type, Price & Lifestyle?
Lemmon Valley's roughly 188 active listings span five price bands, multiple property types, and the lifestyle filters below — 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 Lemmon Valley Areas Should You Explore?
Tap a community card to see current listings, price ranges, lot-size details, and what daily life looks like inside each section of the North Valleys.
By Property Type
By Price Range
Updated daily · 188 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Lemmon Valley Listings First?
Custom alerts by price, beds, baths, and lot size — no spam, unsubscribe anytime. With Lemmon Valley homes going under contract in 43 days median per Reno/Sparks Association of REALTORS, seeing new listings within hours gives you a clear edge. Acreage parcels sell fastest in spring — set your alert before the season turns.
- 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
6/10
7/10
8/10
How Are the Schools Near Lemmon Valley?
Lemmon Valley feeds the Washoe County School District, with Lemmon Valley Elementary inside the community and North Valleys High School serving the corridor. The cards below rank the standouts by level, using GreatSchools ratings, Nevada Report Card data, and parent reviews from 2026.
6/10Sky Ranch Elementary
Stead
K-5540 Students20:1
7/10Anderson ES
Northwest Reno
K-5580 Students19:1
8/10Hunsberger ES (nearby Somersett)
Somersett
K-6720 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Lemmon Valley Are the Best?
According to GreatSchools.org, top-rated schools accessible from Lemmon Valley include Marce Herz Middle School (9/10), Galena High School (9/10), and Sage Ridge private school (K-12, 9/10). Assigned community schools — Lemmon Valley Elementary and North Valleys High School — are cross-checked against the Nevada Report Card; the ranked table below adds enrollment and student-teacher ratios.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Galena High School | Public | 9-12 | 9/10 | South Reno | $480,000+ |
| 2 | Marce Herz Middle School | Public | 6-8 | 9/10 | South Reno | $480,000+ |
| 3 | Sage Ridge School | Private | K-12 | 9/10 | South Reno | $500,000+ |
| 4 | McQueen High School | Public | 9-12 | 7/10 | Northwest Reno | $430,000+ |
| 5 | Mendive Middle School | Public | 6-8 | 7/10 | Northwest Reno | $430,000+ |
SAFETY & CRIME
Is Lemmon Valley Safe?
Direct Answer
Yes — Lemmon Valley's low-density, residential character keeps overall crime rates below the Reno city average. According to City of Reno Police and FBI Uniform Crime Reporting data, the open parcels and spread-out lots reduce opportunistic property crime. Standard suburban and rural precautions — secured garages, exterior lighting, and property fencing — are adequate for most households.
- Safety grade, North RenoAreaVibes composite 2026
- Residential characterSpread-out parcels reduce crime
- Informal community oversightRural parcel proximity advantage
- Property crime vs. RenoLow-density design advantage
What Buyers Should Know
Lemmon Valley's safety profile benefits from its low-density, spread-out character: residents on larger parcels tend to know their neighbors and notice unfamiliar activity. Property crime rates in the community run below Reno city averages, with the most common incidents being vehicle break-ins and unsecured outbuilding theft — both highly preventable with basic precautions.
The North Valleys corridor is served by the City of Reno Police Department's North Substation. Response times to North Valleys incidents can be slightly longer than in the denser South or Central Reno districts, a factor worth accounting for on larger acreage parcels with fewer immediate neighbors.
Standard precautions — motion-activated lighting, secured garage doors, locked outbuildings, and ring cameras at entry points — cover virtually all of the remaining risk in this price band. Most Lemmon Valley residents report the area as quiet and safe for families.
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 Lemmon Valley, NV?
The Answer
Lemmon Valley offers open high-desert living in North Reno's North Valleys corridor: wide mountain views, generous lot sizes, no HOA on most parcels, and homes from $380K entry single-family to $580K+ acreage properties. The City of Reno US-395 corridor gives quick access to Downtown Reno in about 20 minutes, with zero Nevada state income tax sweetening every relocation budget.
What is Lemmon Valley known for?
Lemmon Valley is known as the North Valleys' value-priced high-desert community — a broad open basin with mountain views, generous lot sizes, no-HOA properties, and a mix of older ranch homes and newer production subdivisions that price well below South or Northwest Reno master plans. It attracts buyers who want land, quiet, and elbow room at an accessible price.
Who should live in Lemmon Valley?
Lemmon Valley fits first-time buyers, value-focused families, remote workers who want a home office with acreage, horse-property and rural-lifestyle buyers, and California relocators seeking Nevada's tax advantage without paying master-plan premiums. It is also a strong fit for buyers who want to avoid HOA fees entirely.
What is daily life like in Lemmon Valley?
Daily life centers on wide-open skies, morning drives on uncongested North Valleys roads, and easy US-395 access to downtown Reno's restaurants and the Truckee Riverwalk in about 20 minutes. Weekends often mean hiking in the Virginia Range foothills, quick drives to Lake Tahoe (62 minutes), or Saturday errands along the North Valleys retail corridor on Lemmon Drive.
Location
Where Is Lemmon Valley
Lemmon Valley sits in the North Valleys area of north Reno (ZIP 89506), in a broad high-desert basin along US-395. Elevation approximately 4,700-4,900 ft. About 20 minutes north of Downtown Reno via US-395 south, and about 22 minutes from Reno-Tahoe International Airport.
Downtown Reno
20
Min
Airport
22
Min
North Valleys Shopping
12
Min
Sparks
30
Min
Lake Tahoe
62
Min
Lemmon Valley
At a Glance$460,000
Median List Price (ZIP 89506)
~188
Active Listings
~$245
Price / Sq Ft
43
Days on Market
- Community Type
- North Valleys · High-Desert
- ZIP Code
- 89506
- Price Range
- $380K-$580K+
- HOA (typical)
- $0-$80/mo (most no HOA)
- Guard-Gated
- No
- Acreage Parcels
- Yes — rural-residential lots available
- School District
- Washoe County School District
- To Downtown Reno
- 20 min
- To Lake Tahoe
- ~62 min
- Airport
- Reno-Tahoe Intl (22 min)
- Elevation
- ~4,700-4,900 ft
- Access Road
- US-395
LIVABILITY REPORT CARD
How Does Lemmon Valley Score?
Lemmon Valley scores strongly for lot size, affordability, and the Nevada tax advantage against both Washoe County and California benchmarks. Amenity depth and school ratings are more modest than South Reno master plans — the honest trade-off buyers make for more land and lower prices. Six category grades below reflect what our agents walk every relocating buyer through.
Grade B+: Safety
Low-density residential character keeps property crime below Reno city averages; open parcels increase neighbor visibility.
Grade B: Schools
Lemmon Valley Elementary and North Valleys High School serve the corridor within Washoe County School District.
Grade A: Cost of Living
$460K median — below any South Reno master plan — plus zero Nevada state income tax and no HOA on most properties.
Grade B: Amenities
North Valleys retail corridor 12 minutes away; Downtown Reno dining and culture 20 minutes via US-395.
Grade B+: Outdoor Access
Virginia Range foothills nearby; Lake Tahoe 62 minutes; open high-desert trails and wide-open skies on the doorstep.
Grade B+: Commute
About 20 minutes to Downtown Reno and 22 minutes to the airport via US-395.
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 Lemmon Valley a good place to live in Reno?
Yes — for buyers who prioritize value, lot size, and outdoor space over amenity density. Lemmon Valley delivers wide mountain views, generous parcels, and a $460K median that undercuts every South Reno master plan by $100K or more. Nevada's zero state income tax adds $10,000-$30,000+ per year in savings for most California households, and the 20-minute US-395 commute to Downtown Reno keeps the community well-connected to the metro's employers and services.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Lemmon Valley?
According to the U.S. Census Bureau, ZIP 89506 holds a predominantly owner-occupied, working-family population with a median household income near $65,000 — slightly below the Reno city average but within the range of the broader North Valleys corridor. The median age of roughly 37 reflects the younger-family and first-time buyer composition of the community.
Home values in ZIP 89506 have been climbing as Reno's overall market appreciation filters north, and as remote workers and value-seeking California relocators discover the North Valleys' price advantage. The mix of older ranch homes, newer production subdivisions, and rural-residential acreage parcels creates a diverse ownership base across income levels.
~42,000
vs Washoe Co ~510,000
~$65,000
vs Washoe Co $76,000
~37
vs Washoe Co 39
~$460K
vs Washoe Co $530K
~68%
vs Washoe Co 58%
~24%
vs Washoe Co 33%
~33%
vs Washoe Co 28%
2.8
vs Washoe Co 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is Lemmon Valley Growing?
Lemmon Valley and the broader ZIP 89506 North Valleys corridor have grown steadily as Reno's housing market expanded northward and remote-work flexibility unlocked more distant, lower-cost options for buyers. New subdivision construction continues to add inventory at accessible price points.
~42,000ZIP 89506 residents (2024)
4,700+North Valleys housing units (est.)
~47,000ZIP 89506 projected 2030
ZIP 89506 population trajectory, 2010-2030 (projected)
Growth in the North Valleys corridor has been steady rather than explosive — reflecting a value-buyer and family market that absorbs new supply without the overheating seen in South Reno master plans. Remote-work adoption since 2020 accelerated in-migration from California as buyers discovered they could afford a spacious Lemmon Valley home for the same monthly cost as a small apartment in Sacramento or the Bay Area.
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 Lemmon Valley Score for Livability?
Lemmon Valley posts a solid livability profile for a North Reno value community — strong marks for affordability and the Nevada tax advantage, with moderate scores for schools and amenities that reflect the trade-off buyers consciously make for more land and lower prices. The rings below break that composite into the six categories buyers ask about most.
- 74B+
Overall Livability
- 70B
Schools
- 72B+
Safety
- 82A-
Cost of Living
- 68B
Amenities
- 75B+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Lemmon Valley Real Estate Market Trending?
Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89506 data, updated monthly. ZIP 89506 has held steady year-over-year near $460K with roughly 188 active listings — the three charts below show the past twelve months.
Median List Price (ZIP 89506)
+1.5% YoY (May 2025 - May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 - 43 days YoY (seasonal softening winter)
vs May 2025
Source: Las Vegas REALTORS
Active Listings
~188 monthly average, seasonal winter dip
vs May 2025
Source: Las Vegas REALTORS
43
MEDIAN DAYS ON MARKET
$460K
MEDIAN LIST PRICE
188
ACTIVE LISTINGS (ZIP 89506)
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
North Reno specialist.
Market Competitiveness
How Competitive Is the Lemmon Valley Market Right Now?
Lemmon Valley is a moderately paced market — well-priced entry single-family homes below $450K go under contract in roughly five to six weeks per NNRMLS ZIP 89506 data. Acreage and rural-residential parcels above $500K typically take eight to twelve weeks as the qualified buyer pool narrows. Motivated buyers can still find leverage in negotiating repairs and seller credits.
42Moderately Paced
- 43 daysMedian days on market (ZIP 89506)
- $245Median price per sq ft
- 35-60DOM range by tier
- 188Active listings (June 2026)
Is Lemmon Valley Right for You?
Who Should Buy a Home in Lemmon Valley?
Lemmon Valley spans $380K entry single-family to $580K+ acreage and rural-residential parcels — the most affordable and most land-rich option in the Reno market. Six buyer profiles below match lifestyles to specific Lemmon Valley property types, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Lemmon Valley Property Type Fits Your Buyer Profile?
First-Time Buyers
- $380K-$450K entry single-family price range
- FHA-friendly price band below Washoe County limits
- No HOA on most parcels — lower monthly costs
- Production subdivision options with builder warranties
Value Buyers
- Lowest median price in established Reno market
- More sq ft and lot size per dollar than South Reno
- No HOA fees on most older ranches
- Strong appreciation tracking Reno market upside
Acreage & Horse Buyers
- Agricultural zoning on select parcels
- Two-to-five acre rural-residential lots available
- Horses, goats, and small livestock permitted
- BLM land and OHV trails directly adjacent
Remote Workers
- Home-office space on larger lots
- Zero Nevada state income tax
- US-395 quick-access if in-office days needed
- Open desert environment away from urban density
California Relocators
- Zero Nevada state income tax vs. 13.3% California
- Dramatically more land for the same budget
- Production subdivisions with modern floor plans
- 20-min US-395 commute to Reno employers
Growing Families
- Lemmon Valley Elementary inside the community
- Larger lots and yards than South Reno master plans
- Family-friendly price range with room to grow
- Active WCSD school district serving the corridor
Best Fit For
- First-time buyers — FHA-friendly price band, no-HOA parcels, and production subdivision options in the $380K-$460K range.
- Acreage buyers — rural-residential and agricultural-zoned lots for horses, livestock, workshops, and elbow room not found in any Reno master plan.
- Remote workers — home-office space on large lots, zero state income tax, and US-395 access when office days are needed.
- California relocators — three times the land for the same budget, zero state income tax, and a manageable 20-minute commute to Reno employers.
- Value buyers — the lowest median price in established Reno market with genuine upside as North Reno appreciation continues northward.
- Growing families — Lemmon Valley Elementary in the community, large-lot yards, and Washoe County School District pathways at accessible price points.
Ready to explore homes in Lemmon Valley? Our team knows every acreage parcel, production subdivision, and rural-residential listing in the North Valleys corridor.
Start Your Lemmon Valley SearchPros
- Zero Nevada state income tax — five-figure annual savings versus California
- No HOA on most parcels — saves $100-$300/month versus master-planned communities
- Lowest median price in the established Reno market at approximately $460K
- Rural-residential and acreage parcels with agricultural zoning for horses and livestock
- Wide mountain views and high-desert open skies unavailable inside master plans
- Quick US-395 access — 20 minutes to Downtown Reno, 22 minutes to the airport
- Property taxes capped at 3% annual growth under Nevada law
Honest Considerations
- School ratings at assigned North Valleys schools lag the 8-9/10 zones in South and Northwest Reno
- Amenity depth is thinner than master-planned communities — most shopping and dining requires a 10-20 minute drive
- Well and septic on some older parcels — confirm utility connections before purchase
- RTC transit coverage into the North Valleys is limited; residents effectively need a car
- Longer median days on market (43 days) than South Reno master plans, reflecting a smaller buyer pool
Neighborhood Comparison
How Does Lemmon Valley Compare to Other North Reno Communities?
A like-for-like comparison of the four most-searched North Reno and North Valleys communities — median price, price per square foot, days on market, HOA, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $440K in Lemmon Valley / Stead to $460K+ in Golden Valley.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Lemmon Valley | $460,000 | ~$245 | 43 | 45 | Acreage · No HOA · Value |
| Stead | $440,000 | ~$240 | 40 | 42 | Entry-Level · Airport Access |
| Golden Valley | $475,000 | ~$255 | 38 | 36 | Newer Build · View Lots |
| North Valleys (general) | $455,000 | ~$243 | 42 | 59 | Value · Commuter Friendly |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Community Deep Dive
What's Inside Each North Reno Community?
Submarket 1
Lemmon Valley
North Reno's high-desert value community — large lots, no HOA on most parcels, rural-residential options, and a $460K median that undercuts every South Reno master plan.
Browse Lemmon Valley homes →$460KMedian Price
43Days on Market
45Active Listings
~$245Price / Sq Ft
Submarket 2
Stead
The former Stead Air Force Base community — entry-priced single-family homes close to the North Valleys retail corridor and Reno-Tahoe Airport commute corridor.
Browse Stead homes →$440KMedian Price
40Days on Market
42Active Listings
~$240Price / Sq Ft
Submarket 3
Golden Valley
A newer-build North Valleys community west of Lemmon Valley, with higher-elevation view lots and production subdivisions in the $430K-$580K range.
Browse Golden Valley homes →$475KMedian Price
38Days on Market
36Active Listings
~$255Price / Sq Ft
Submarket 4
North Valleys (general)
The broader North Valleys corridor outside individual named communities — established neighborhoods, mixed housing types, and strong value pricing relative to the Reno median.
Browse North Valleys (general) homes →$455KMedian Price
42Days on Market
59Active Listings
~$243Price / Sq Ft
Submarket 5
Pyramid Lake Area (Weekend Escape)
Pyramid Lake — a stunning high-desert alkaline lake on the Paiute Tribal Reservation — is about 35 minutes from Lemmon Valley. World-class Lahontan cutthroat trout fishing, kayaking, and dramatic tufa formations make it a premier weekend destination for North Valleys residents. A tribal permit is required for recreation on the lake.
Browse Pyramid Lake Area (Weekend Escape) homes →35 minFrom Lemmon Valley
Record fishLahontan cutthroat trout
Free shorelineOpen public beaches
Tribal permitRequired for lake recreation
Where Is Lemmon Valley on the Map?
Lemmon Valley sits in the North Valleys area of north Reno (ZIP 89506) along US-395, in a broad high-desert basin at roughly 4,700-4,900 ft elevation. Stead is about 5 minutes south, Golden Valley is about 5 minutes west, and Downtown Reno is roughly 20 minutes south via US-395.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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Lemmon Valley pocket fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89506?
ZIP 89506 covers Lemmon Valley and the broader North Valleys corridor including Stead and Golden Valley. The table below puts the ZIP in context against neighboring Reno ZIP codes — median price, price per square foot, days on market, active inventory, and year-over-year price growth — using Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89506 | Lemmon Valley · North Valleys · Stead | $460K | ~$245 | 43 | 188 | +1.5% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89521 | Damonte Ranch · South Meadows | $565K | ~$290 | 28 | 256 | +2.2% |
| 89511 | South Reno · Galena · ArrowCreek | $745K | ~$355 | 40 | 268 | +2.8% |
| 89509 | Midtown · Central · Lakeridge | $520K | ~$310 | 34 | 174 | +1.5% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Washoe County GIS.
BY THE NUMBERS
Which Statistics Define Lemmon Valley Real Estate?
Eight verifiable numbers — sourced to the BLS Reno-Sparks MSA report, U.S. Census Bureau, Reno/Sparks Association of REALTORS, GreatSchools, and Washoe County Assessor — pin down this community's fundamentals. ZIP 89506 median list price is $460K, days on market run 43, and most properties carry no HOA.
$460K
Median list price in ZIP 89506 (Lemmon Valley / North Reno) in June 2026.
Reno/Sparks Association of REALTORS
+1.5%
Year-over-year price growth in ZIP 89506, May 2025 to May 2026.
Northern Nevada Regional MLS
43
Median days from list to accepted offer in the ZIP 89506 corridor.
RSAR / NNRMLS, June 2026
$245
Median price per square foot among active Lemmon Valley-area listings.
NNRMLS / Repliers IDX, June 2026
$0-$80
Monthly HOA range — most established Lemmon Valley parcels carry no HOA at all.
Northern Nevada Regional MLS
20 min
Drive time from Lemmon Valley to Downtown Reno via US-395 south.
City of Reno
62 min
Drive time from Lemmon Valley to Lake Tahoe at Incline Village via US-395 and NV-431.
Community data
~$245
Price per square foot — the lowest among all established Reno community ZIP codes.
RSAR / NNRMLS, June 2026
WHY LEMMON VALLEY
Why Does Lemmon Valley Stand Out Among North Reno Communities?
From no-HOA acreage parcels to the lowest median price in the Reno corridor to rural-residential horse properties, Lemmon Valley delivers options that no South or Northwest Reno master plan can match at this price. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- Northern Nevada Regional MLS
No HOA on most properties
The majority of Lemmon Valley parcels carry no homeowners association — saving buyers $100-$300/month versus South Reno master plans with mandatory dues.
- Reno/Sparks Association of REALTORS
Largest lots at the lowest prices
At a $460K median, Lemmon Valley delivers more land per dollar than any other established Reno community — with acreage parcels available well below $580K.
- Nevada Revised Statutes 361.471
Nevada tax advantage
Zero state income tax plus a 3% annual cap on primary-residence property taxes under NRS 361.471 keeps long-run carrying costs predictable.
- Washoe County Community Development
Rural-residential and horse properties
Agricultural zoning pockets allow horses, goats, and small livestock — an option unavailable in any South or Northwest Reno master plan.
- City of Reno
US-395 access to Reno
Twenty minutes to Downtown Reno and 22 minutes to Reno-Tahoe International Airport via a well-maintained US-395 commute corridor.
WHY BUY IN LEMMON VALLEY
What Are the Top Reasons to Buy a Home in Lemmon Valley?
Lemmon Valley's case rests on value, land, and Nevada's tax advantage: a $460K median per Reno/Sparks Association of REALTORS, no HOA on most properties, and generous lot sizes unavailable in South Reno master plans at any price. The reasons below each carry a named source.
Zero Nevada state income tax
No personal income tax — five-figure annual savings for most California relocators.
Nevada Department of Taxation
No HOA on most parcels
Most Lemmon Valley properties carry no HOA — saving $100-$300/month versus master-planned alternatives.
Northern Nevada Regional MLS
Lowest median price in the Reno corridor
$460K median — under any established South or Northwest Reno community by $100K or more.
RSAR / NNRMLS, June 2026
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute.
NRS 361.471
Acreage and rural-residential options
Horse properties, agricultural zoning, and two-to-five acre lots available at accessible prices.
Washoe County Community Development
Newer production homes available
Modern single-family homes in phased subdivisions from $430K-$560K, with builder incentives available.
Northern Nevada Regional MLS
Wide mountain views and open desert
High-desert basin delivers wide open skies and Virginia Range foothill views that master-planned streets cannot replicate.
Community character
US-395 commute corridor
20 minutes to Downtown Reno, 22 minutes to the airport — efficient access without highway congestion.
City of Reno
Strong value appreciation
ZIP 89506 has tracked steady year-over-year appreciation as Reno's market expands northward.
Reno/Sparks Association of REALTORS
First-time buyer friendly
FHA financing fits the price band well; most entry-level Lemmon Valley homes stay below Washoe County FHA loan limits.
HUD FHA guidelines
New Construction
Who Are the Builders in Lemmon Valley?
Lemmon Valley and the North Valleys corridor have seen ongoing production homebuilding, with regional and national builders adding modern single-family homes to phased subdivisions. Entry-priced production homes in the $430K-$560K range sell quickly in spring and summer. Verify current incentives, because rate buydowns and closing-cost credits change month to month.
Outdoor Recreation
What Outdoor Amenities Does Lemmon Valley Offer?
Lemmon Valley is built for open-desert and foothill outdoor living: wide skies, direct access to the Virginia Range foothills, and Lake Tahoe roughly 62 minutes via US-395 and NV-431. The City of Reno maintains the North Valleys park corridor, with Rancho San Rafael and Galena Creek Recreation Area reachable in 30-35 minutes.
ADJACENT
Virginia Range Foothills
Open desertHiking · Riding · OHVFree
Open BLM land directly accessible from North Valleys parcels — informal trails, equestrian routes, and OHV corridors through high-desert terrain.
10 MIN
North Valleys Community Park
Community parkTrails · Ball fields · PicnicsFree
The main community park in the North Valleys corridor, with walking paths, sports fields, and picnic areas for North Reno families.
55 MIN
Mt. Rose Ski Tahoe
1,200 acresSkiing · SnowboardingTicketed
The closest major ski resort to Reno, with the highest base elevation at Lake Tahoe and dependable deep Sierra snow from November through April.
62 MIN
Lake Tahoe (Incline Village)
191 sq miBoating · Beaches · SkiingFree shoreline
North America's largest alpine lake — public beaches at Sand Harbor and Kings Beach, marinas, and a dozen surrounding ski resorts within one drive.
35 MIN
Galena Creek Recreation Area
230+ acresHiking · PicnicsFree
Forested Sierra trails and a visitor center on the Mt. Rose Highway — the closest wilderness trailhead to North Reno.
30 MIN
Rancho San Rafael Park
595 acresTrails · Events · ArboretumFree
Reno's flagship regional park, home to the Great Reno Balloon Race and the Wilbur D. May Arboretum.
35 MIN
Pyramid Lake (Paiute Tribal Land)
188 sq miFishing · Kayaking · WildlifeTribal permit required
A stunning high-desert alkaline lake famous for record-class Lahontan cutthroat trout fishing, kayaking, and dramatic tufa formations.
15 MIN
Hungry Valley SVRA
OHV parkOff-Road · MotocrossFree
One of Northern Nevada's most popular off-highway vehicle recreation areas, a quick drive from Lemmon Valley on US-395.
The Lemmon Valley Lifestyle
What Does a Weekend in Lemmon Valley Look Like?
Wide-open desert mornings, quick US-395 access to downtown Reno's restaurants and the Truckee Riverwalk per the City of Reno, and weekend adventures to Pyramid Lake for trout fishing or Lake Tahoe for beaches and skiing — all within 30-62 minutes of the driveway.
300+Days of Sun
62 minTo Lake Tahoe
$460KMedian Home Price
4,700+ ftElevation (basin)
THIS WEEKEND'S OPEN HOUSES
Can You Tour Lemmon Valley Homes This Weekend?
Most Lemmon Valley sellers schedule open houses on weekends, especially in spring and early summer. Acreage and rural-residential parcels are shown by appointment, as tours require gate access across larger lots. Set up instant alerts to be notified when a home in your price range opens, or browse every active Lemmon Valley listing now.
Quick Answer
What does it cost to own in Lemmon Valley per month?
A median $460K Lemmon Valley purchase runs about $3,300 monthly with 10% down at 7% — principal, interest, 0.6% property tax ($230/mo), homeowners insurance ($100/mo), and PMI ($207/mo). Most properties have no HOA, which saves $100-$300/month versus master-planned community alternatives. Nevada's zero state income tax offsets much of the ownership premium for California relocators comparing total cost of living.
Moving to Lemmon Valley
Should I Move to Lemmon Valley?
Value-focused households from California and within Nevada choose North Reno for affordability, wide-open lot sizes, and zero state income tax. Lemmon Valley fits buyers who want more land for less money than master-planned South Reno offers. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that gap drives most relocation decisions.
Why Value Buyers Are Choosing Lemmon Valley
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $250,000 saves roughly $22,000 per year in state income taxes alone. Lemmon Valley adds a second layer: the widest selection of acreage, no-HOA, and rural-residential properties in the North Reno market at a median near $460K — a price that in the Sacramento Valley buys a small 1,200 sq ft home on a postage-stamp lot.
At a $500,000 budget, buyers in California's Inland Empire or Sacramento Valley compete for older, smaller homes with limited lot size. That same budget in Lemmon Valley secures a 1,600-2,400 sq ft newer home on a generous lot with mountain views and no HOA — often with room for a workshop, RV parking, or horses on acreage parcels.
According to Reno/Sparks Association of REALTORS, the ZIP 89506 median active list price runs about $460,000 — a compelling value for North Reno. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5-0.7% of taxable value, capped at 3% annual growth on a primary residence. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA unemployment near historic lows, driven by Tahoe-Reno Industrial Center employers including Tesla, Switch, and Panasonic.
Lemmon Valley residents tap into Reno's diversified economy with a quick US-395 commute. The Tahoe-Reno Industrial Center east of Sparks — home to Tesla's Gigafactory, Switch hyperscale data centers, Panasonic, and Google — is roughly 30-35 minutes via US-395 and I-80. Downtown Reno tech and healthcare employers (Renown Health, University of Nevada, Reno) are about 20 minutes via US-395 south. The corridor also suits remote workers who need occasional airport runs — Reno-Tahoe International is about 22 minutes away.
Cost of Living Snapshot — Lemmon Valley, Reno vs. Sacramento Valley, CA
Day-to-day costs run dramatically lower than California across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. A $460K Lemmon Valley home is priced well below comparable Sacramento or Inland Empire properties, and Washoe County property taxes are capped by statute at 3% annual growth.
| Metric | Lemmon Valley, Reno NV | Sacramento Valley, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (community) | ~$460K | ~$550K-$700K |
| Effective Property Tax Rate | ~0.5%-0.7% | ~1.0%-1.2% |
| HOA / Month | $0-$80 (most none) | Varies · $0-$500+ |
| Avg. Lot Size at $460K | 7,000-20,000+ sq ft | 4,000-6,000 sq ft |
| Airport Commute | 22 min (Reno-Tahoe Intl) | 30-60+ min (SMF/OAK) |
Figures are approximate, for illustration. Contact our team for current market data.
Lemmon Valley Rental Market — Rent vs. Own
Single-family rentals in Lemmon Valley and ZIP 89506 typically run $1,700-$2,400/month based on Reno/Sparks Association of REALTORS rental tracking, with acreage or larger homes above $2,400. For buyers planning a 5+ year hold, purchasing builds equity that the North Valleys' steadily rising rents otherwise hand to a landlord — and Nevada adds no state income tax on top of appreciation gains.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Lemmon Valley? Our team specializes in out-of-state relocation — virtual tours, acreage-parcel due diligence, well-and-septic review, and closing coordination without requiring you to fly in repeatedly.
Start Your Lemmon Valley SearchRELOCATION TIMELINE
How to Relocate to Lemmon Valley in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Lemmon Valley 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 property types
Compare older ranch homes on large lots, newer production subdivision tracts, and rural-residential acreage parcels — each carries different utility setups, HOA status, zoning, and maintenance profiles.
Confirm utilities before buying
Not all North Valleys parcels are on public water and sewer. Confirm whether the property connects to TMWA / Washoe County Water or uses a private well and septic system — costs differ significantly.
Get pre-approved
FHA financing fits this price band well. Get your pre-approval letter ready before touring; many Lemmon Valley sellers still expect it at the showing even at accessible price points.
Hire a North Reno specialist
Rural-residential parcel due diligence, well-and-septic inspection coordination, agricultural zoning confirmation, and acreage valuation all require local expertise — work with an agent who knows the North Valleys.
Tour properties in person or virtually
Walk larger parcels at different times of day — sun exposure, wind, and noise from US-395 vary across the valley floor depending on exact lot location.
Inspection and due diligence
Inspect for well pump condition, septic capacity, electrical panel age on older ranch homes, and defensible-space compliance. Rural inspections may take longer than a standard 10-day inspection period.
Clear conditions and fund
Nevada closes through escrow companies, not attorneys — expect 30-45 days from acceptance to funding. FHA appraisals may flag well-water and septic requirements as conditions.
Close, move, and register
Transfer utilities (NV Energy, TMWA if on public water), update your address, then handle the Nevada DMV — license within 30 days of establishing residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Lemmon Valley?
Lemmon Valley taps the Reno-Sparks MSA job base via US-395 — manufacturing, healthcare, and data centers within 20-35 minutes. According to the U.S. Bureau of Labor Statistics, MSA unemployment is near historic lows, led by Tesla, Switch, and Panasonic at the Tahoe-Reno Industrial Center (30-35 min) and Renown Health and UNR (20 min via US-395).
~$65,000Median household income, ZIP 89506U.S. Census ACS estimate
TRI CenterTesla · Switch · Panasonic · Google30-35 min via US-395 / I-80 east
20 minTo downtown Reno employersVia US-395 south
22 minTo Reno-Tahoe International AirportVia US-395 south
Top Reno-Area Employers (Commutable from Lemmon Valley)
- Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center (~30 min via US-395/I-80)
- Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~20 min via US-395)
- University of Nevada, RenoR1 research university, north campus (~22 min)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~30 min)
- Panasonic EnergyBattery manufacturing partner, TRI Center (~30 min)
- Washoe County School DistrictSchools across Reno and Sparks, including Lemmon Valley Elementary in-community
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Lemmon Valley Compare to Stead, Golden Valley & South Meadows?
Choosing among North Reno and Reno value communities? This table compares Lemmon Valley (median $460K, large lots, mostly no HOA), Stead ($440K, entry-level and airport access), Golden Valley ($475K, newer builds and view lots), and South Meadows ($550K, South Reno master plan). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Lemmon Valley | Stead | Golden Valley | South Meadows |
|---|---|---|---|---|
| Median List Price | $460K | $440K | $475K | $550K |
| Price / Sq Ft | ~$245 | ~$240 | ~$255 | ~$285 |
| Days on Market | 43 | 40 | 38 | 30 |
| HOA / Month | $0-$80 (most none) | $0-$60 | $50-$100 | $80-$180 |
| Guard-Gated | No | No | No | No |
| Acreage Parcels | Yes — rural-residential lots | Limited | No | No |
| Top School Rating | 6/10 (Lemmon Valley ES) | 6/10 (Sky Ranch ES) | 7/10 (WCSD) | 8/10 (South Meadows HS) |
| New Construction | Active phases | Limited | Active phases | Limited |
| Best For | Acreage · No HOA · Value | Entry-Level · Airport | Newer Build · Views | Families · Master Plan |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Lemmon Valley Cost You Each Month?
A median $460K Lemmon Valley purchase runs about $3,300 per month with 10% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and PMI, with no HOA on most properties. Comparable North Valleys rentals run roughly $1,750/month. The three tabs below let you model your own payment and compare renting.
Payment Estimator
Estimate Your Lemmon Valley Payment
$3,511
Estimated Monthly Payment
- Principal & Interest$2,754
- Property Tax$234
- Insurance$150
- HOA$200
- PMI$173
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 Lemmon Valley right now?
At current rates the monthly gap is wider than in master-planned South Reno — but the no-HOA structure and lower taxes narrow the total cost of ownership, and the corridor's rising rents shift the five-year math toward owning for long-term residents.
OWN (10% DOWN, 7%)
$3,297 / mo
- Principal & Interest
- $2,760
- Property Tax (~0.6%)
- $230
- Homeowners Insurance
- $100
- HOA (most none)
- $0-$80
- PMI (10% down)
- $207
5-year net cost:~$138,000
Equity built:~$59,000
RENT (MEDIAN SFR)
$1,750 / mo
- Median SFR Rent (ZIP 89506)
- $1,750
- Renters Insurance
- $18
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$113,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Lemmon Valley home for five years costs more in cash terms than renting — but the owner walks away with roughly $59,000 in equity while the renter walks away with none. Nevada's zero state income tax savings widen the gap further for California relocators who would otherwise pay 13.3% state income tax on top of rent.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax.
HOA Fees by Community
HOA Fees by Lemmon Valley Property Type
Most Lemmon Valley properties carry no HOA — a key financial advantage versus master-planned Reno communities. Newer production subdivision tracts may carry a nominal HOA for common-area landscaping or entry monuments.
No HOA (most established parcels)
$0 / mo
Older ranch homes and acreage parcels
$0
Includes:
No association dues, no transfer fees, no restrictions beyond county zoning and CC&Rs if any
Nominal HOA (newer production tracts)
$30-$80 / mo
Post-2010 production subdivision tracts
$30-$80
Includes:
Common-area landscaping, entry monument maintenance, minor neighborhood standards
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Lemmon Valley?
From Lemmon Valley, US-395 puts Downtown Reno about 20 minutes south and the airport about 22 minutes away. Most residents drive — mean commutes in ZIP 89506 run near 24 minutes per U.S. Census ACS data — reasonable by Nevada standards, though RTC transit coverage thins significantly north of downtown.
Drive Times from Lemmon Valley
- 20 minDowntown RenoVia US-395 south
- 22 minReno-Tahoe Intl AirportVia US-395 south
- 12 minNorth Valleys ShoppingVia Lemmon Dr / US-395
- 30 minSparksVia US-395 south to I-80 east
- 30 minTahoe-Reno Industrial CenterVia US-395 / I-80 east
- 35 minPyramid LakeVia US-395 north to NV-445
- 55 minMt. Rose Ski TahoeVia US-395 south to NV-431
- 62 minLake Tahoe (Incline Village)Via US-395 south to NV-431 over Mt. Rose Summit
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 Lemmon Valley?
Most Lemmon Valley purchases close in 30-45 days. Cash offers can close in 7-14 days. FHA and conventional financed purchases run 30-45 days. Acreage or rural-residential parcels with well and septic may require additional inspection time — plan for 35-50 days if well-and-septic inspections are needed. New-construction spec homes typically close in 30-60 days from certificate of occupancy.
Quick Answer
What credit score do you need to buy a home in Lemmon Valley?
FHA loans allow 580+ credit with 3.5% down — a common path for Lemmon Valley first-time buyers at the $380K-$460K price band, which stays well below Washoe County FHA limits. Conventional loans start at 620+. The spread between a 680 and a 760 score can save $200-$350/month on a $460K purchase, so improving credit before applying is worth the effort even in this accessible price range.
Lemmon Valley FAQ — 18 Answers
What Do Lemmon Valley Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Lemmon Valley?
The median asking price for a Lemmon Valley home is about $460,000 per Northern Nevada Regional MLS data for ZIP 89506, at roughly $245 per square foot. Entry-level single-family homes and older ranch parcels start near $380K, newer production subdivisions cluster around $440K-$520K, and larger acreage or rural-residential lots can reach $580K and above.
Where exactly is Lemmon Valley in Reno?
Lemmon Valley sits in the North Valleys area of north Reno, Nevada (ZIP 89506), in a broad high-desert basin along US-395 roughly 20 minutes north of Downtown Reno. The valley runs west of Stead Boulevard and north of the airport corridor, bounded by the Virginia Range foothills to the east and open desert to the north. It is administratively part of the City of Reno.
Does Lemmon Valley have an HOA?
Most Lemmon Valley properties carry no HOA or very low HOA fees — a key reason buyers choose the area over master-planned communities in South or Northwest Reno. Newer subdivision tracts built after 2010 may carry a nominal HOA of $30-$80 per month for common-area landscaping or entry monuments. Always confirm HOA status, dues, and transfer fees with the listing agent before writing an offer.
How long does it take to sell a home in Lemmon Valley?
Lemmon Valley homes typically sell in about 43 days from list to accepted offer per NNRMLS data for ZIP 89506 — slightly longer than the broader Reno median, reflecting the mix of older ranch parcels and newer production homes in the corridor. Entry-priced homes below $450K in move-in-ready condition tend to go pending fastest; acreage and rural-residential lots above $530K take longer as the qualified buyer pool narrows.
What schools serve Lemmon Valley?
Lemmon Valley sits in the Washoe County School District. Students are generally zoned for Lemmon Valley Elementary (K-5), which is inside the community, and feed through the North Valleys Middle School and North Valleys High School corridor. Confirm exact zone assignments by street address, as boundaries can shift across the ZIP 89506 area.
What types of homes are available in Lemmon Valley?
Lemmon Valley offers the widest variety of housing types in the North Valleys corridor: older 1970s-1990s ranch homes on half-acre to one-acre lots, newer production single-family homes in subdivisions built since 2010, manufactured homes on deeded land, and rural-residential acreage parcels of two to five acres for buyers who want horses or a larger footprint. Floor plans range from about 1,100 sq ft to 2,800+ sq ft.
Is Lemmon Valley a good place to live in Reno?
Lemmon Valley is a solid choice for value-focused buyers and families who want more lot size and elbow room than South Reno master plans allow at the same price. The high-desert basin delivers wide mountain views and open skies. The tradeoff is a thinner amenity layer than communities like Somersett or Damonte Ranch — most shopping and dining requires a 10-20 minute drive into Reno proper or North Valleys retail.
Are there new construction homes in Lemmon Valley?
Yes — Lemmon Valley has seen ongoing new construction in the North Valleys corridor, with production builders adding modern single-family homes in phased subdivisions. New builds typically run $430K-$560K for 1,600-2,400 sq ft homes on lots of 6,000-12,000 sq ft. Call Nevada Real Estate Group at (775) 277-2120 to find out which phases are currently selling and whether builder incentives like rate buydowns are available.
What are property taxes like in Lemmon Valley?
Property taxes in Lemmon Valley follow Washoe County's effective rate of roughly 0.5-0.7% of assessed value. Nevada caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $460K Lemmon Valley home, the annual tax bill typically runs $2,300-$3,220 depending on assessed value — well below comparable California properties, and paired with Nevada's zero state income tax.
How does Lemmon Valley compare to Stead or Golden Valley?
All three are North Valleys ZIP 89506 communities. Stead centers on the former Stead Air Force Base area and is slightly closer to the North Valleys retail corridor. Golden Valley is a newer-build, slightly higher-elevation community west of Lemmon Valley with homes running $430K-$580K and a handful of production subdivision HOAs. Lemmon Valley offers the most acreage and rural-residential parcels of the three, making it the best fit for buyers who want horses or larger lots.
What is the commute like from Lemmon Valley to Downtown Reno?
From Lemmon Valley, Downtown Reno is about 20 minutes via US-395 south in typical traffic. Reno-Tahoe International Airport is roughly 22 minutes via US-395. Sparks is about 30 minutes via the I-80 interchange. Lake Tahoe's Incline Village is roughly 62 minutes via US-395 and NV-431 — longer than from South Reno by about 10 minutes. Most residents drive; RTC bus coverage into the North Valleys is limited.
What is the crime rate in Lemmon Valley?
Lemmon Valley's low-density, residential character keeps overall crime rates below the Reno city average for most property-crime categories, according to City of Reno Police and FBI Uniform Crime Reporting data. The open, spread-out parcels mean neighbors tend to know each other, which informally deters opportunistic crime. Standard precautions — secured garages, exterior lighting, and property fencing — are adequate for most households.
Can I have horses or livestock in Lemmon Valley?
Yes — many rural-residential parcels in Lemmon Valley are zoned for horses, goats, and small livestock under Washoe County's agricultural zoning designations. Parcel size requirements and animal count limits vary by zoning designation (RR-1, RR-2, RR-5). Confirm the specific zoning and permitted uses with the Washoe County Community Development office before purchasing any property intended for animals.
What should I know before buying in Lemmon Valley?
Budget for well and septic maintenance if the property is on private water and sewer — not all North Valleys parcels are on Washoe County Water and Truckee Meadows Water Authority service. Confirm utility connections (water, sewer, natural gas) for each specific parcel. Older ranch homes may have deferred maintenance or outdated electrical. Get pre-approved before touring; with a $460K median, many sellers still expect a lender letter at showing.
Is Lemmon Valley a good option compared with Southern California?
For California buyers priced out of San Diego, the Inland Empire, or the Sacramento Valley, Lemmon Valley offers a dramatic upgrade in lot size and outdoor access at a fraction of the cost. A $460K Lemmon Valley home delivers 1,600-2,400 sq ft with a large lot and mountain views. Nevada adds zero state income tax versus California's top marginal 13.3% rate per the California Franchise Tax Board, and Washoe County property taxes are capped at 3% annual growth under Nevada Revised Statutes 361.471.
What is the minimum down payment to buy in Lemmon Valley?
Most Lemmon Valley buyers put down 3.5%-20%. FHA loans allow 3.5% down with a 580+ credit score — well-suited to this price band where the $460K median stays comfortably below the FHA loan limit for Washoe County. Conventional loans start at 3% for qualified first-time buyers. At a $460K purchase, 10% down is $46,000 and 20% is $92,000. Rural-residential and acreage parcels with non-conforming lot sizes may require conventional financing and a 10-20% down payment minimum.
Is Lemmon Valley better for buyers than South Reno?
It depends on priorities. South Reno communities like Damonte Ranch or Double Diamond offer newer master plans, top WCSD school zones, and stronger amenity layers at $480K-$680K. Lemmon Valley beats South Reno on lot size, rural character, and entry-level pricing — with a meaningful number of no-HOA and acreage options that South Reno simply does not have. Buyers who prioritize space and value over schools and retail proximity will find Lemmon Valley more rewarding.
How long does it take to close on a Lemmon Valley home?
Most Lemmon Valley purchases close in 30-45 days. Cash offers can close in 7-14 days. FHA and conventional financed purchases run 30-45 days from accepted offer. Acreage or rural-residential parcels involving well, septic, or agricultural inspections may add 5-10 days to the timeline. New-construction spec homes typically close in 30-60 days once the certificate of occupancy is issued.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Lemmon Valley?
Beyond the FAQ above, these are the queries Lemmon Valley buyers actually type into Google and AI assistants — answered with specifics you can verify: prices from the Reno/Sparks Association of REALTORS, school ratings from GreatSchools, utility information from TMWA and Washoe County, and tax data from the Washoe County Assessor.
Is Lemmon Valley a nice area?
Yes — for buyers who prioritize value, land, and open-desert character over amenity density. Lemmon Valley delivers wide mountain views, generous lots, and a $460K median that undercuts every established South Reno community by $100K or more. The tradeoff is a thinner retail and dining layer that requires a 20-minute drive to downtown Reno.
Does Lemmon Valley have good schools?
Lemmon Valley Elementary serves the community, and students feed into North Valleys High School within Washoe County School District. Both schools rate in the 6/10 range on GreatSchools — below the 8-9/10 zones in South Reno and Somersett. Families prioritizing top school assignments may want to consider WCSD school choice options or private alternatives like Sage Ridge (9/10, 25 minutes).
Can you have horses in Lemmon Valley?
Yes — select rural-residential parcels in Lemmon Valley are zoned for horses and small livestock under Washoe County agricultural designations. Parcel size and animal count requirements vary by zoning type (RR-1, RR-2, RR-5). Confirm specific zoning with Washoe County Community Development before purchasing any property intended for animals.
Is there public water in Lemmon Valley?
Some parcels connect to TMWA (Truckee Meadows Water Authority) or Washoe County Water public service, while older and rural parcels use private wells. Confirm the specific utility connections for each parcel — well-water properties require an inspection and water-quality test, and costs to pump or treat can vary significantly.
How much does it cost to live in Lemmon Valley per month?
A $460K purchase with 10% down at 7% runs roughly $3,297/month all-in — principal, interest, 0.6% property tax, homeowners insurance, and PMI. Most properties carry no HOA, saving $100-$300 versus master-planned alternatives. Nevada's zero state income tax is an additional off-budget benefit for California relocators.
What ZIP code is Lemmon Valley in?
Lemmon Valley is in ZIP code 89506, which covers the North Valleys corridor including Lemmon Valley, Stead, and parts of Golden Valley. The median list price in 89506 is about $460,000 per Northern Nevada Regional MLS data, with roughly 188 active listings as of June 2026.
Is Lemmon Valley growing?
Yes — the North Valleys corridor has grown steadily as Reno's housing market expands northward and remote-work flexibility makes the 20-minute US-395 commute practical for more buyers. New production subdivision construction continues to add inventory, and year-over-year appreciation in ZIP 89506 has tracked +1.5% per NNRMLS data.
How far is Lemmon Valley from Pyramid Lake?
Pyramid Lake is about 35 minutes from Lemmon Valley via US-395 north to NV-445 — one of the perks of North Reno living that South Reno residents typically view as a 45-50 minute trip. The Paiute Tribal land requires a fishing or recreation permit purchasable at tribal offices or online.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep expertise in North Reno acreage parcels, rural-residential due diligence, and the North Valleys market — plus 150+ licensed agents statewide and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume since 2011, Nevada Real Estate Group ranks #1 in Nevada. That reach covers every property type from Lemmon Valley acreage to luxury estates.
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Founded by Chris Nevada · License S.181401
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Want to Talk to a Lemmon Valley 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 know every acreage parcel, production subdivision, and rural-residential listing in the North Valleys firsthand. Call (775) 277-2120 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Lemmon Valley?
Compare Lemmon Valley with neighboring North Reno communities and nearby Northern Nevada options. Each card pairs the commute time to Lemmon Valley with the community's price positioning, so you can judge whether moving to an adjacent area actually buys you more home for the money.
A-Z INDEX
Which Reno Neighborhoods Can You Explore A-Z?
21 neighborhoods and communities within and around Reno — from ArrowCreek and Caughlin Ranch in the west foothills to Lemmon Valley and Stead in the North Valleys. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and community details.
KEEP LEARNING
What Else Should You Read About Lemmon Valley and Reno?
These guides extend the research most Lemmon Valley buyers do next — comparing neighboring North Valleys communities, understanding Reno's tax advantage, and exploring the full Reno market — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Stead Community Guide
Entry-level North Valleys living — former Air Force Base community with accessible pricing and quick US-395 airport access.
Read →GUIDE
Golden Valley Community Guide
Newer-build North Valleys community west of Lemmon Valley — higher-elevation view lots and production subdivisions at $430K-$580K.
Read →MARKET REPORT
Reno Market Hub
Truckee Meadows market data, neighborhood comparisons, and every Reno community page in one place.
Read →Sources & Methodology
Where Does This Lemmon Valley Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89506. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89506. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, and parcel data for the Lemmon Valley / North Valleys corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for Lemmon Valley (ZIP 89506). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Lemmon Valley. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
- FBI Uniform Crime Reporting (UCR) — Violent and property crime rates for the Reno metro, used in the safety section. fbi.gov/ucr
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
- Nevada Revised Statutes — Property tax cap (NRS 361.471) and Nevada residency / DMV deadlines cited in relocation guide. leg.state.nv.us/nrs
- California Franchise Tax Board — California state income tax rates cited in the NV-vs-CA relocation comparison section. ftb.ca.gov
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