Top Rated
7/10
7/10Verdi ES
Verdi / West Reno
K-5480 Students18:1
Riverside Residential Area · West Reno
Mogul Homes For Sale
Nevada's #1 team for Mogul real estate. Search homes for sale in West Reno's Truckee River corridor -- established homes, spacious lots, and semi-rural living from $480K to $1M+ along the I-80 gateway.
MEDIAN LIST PRICE
$580K
RSAR / NNRMLS, ZIP 89523, June 2026
DAYS ON MARKET
44
RSAR / NNRMLS, June 2026
HOA
$0 (most)
Most Mogul parcels have no HOA
TO LAKE TAHOE
50 min
Via I-80 west & NV-89
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 Mogul at a Glance?
Mogul is West Reno's Truckee River corridor: ranch-style and custom homes on lots up to 3 acres, most with no HOA, per Reno/Sparks Association of REALTORS -- ZIP 89523 median near $580,000 and 44 days to contract per Northern Nevada Regional MLS. Five takeaways below explain what those numbers mean for buyers.
- Location: West Reno (ZIP 89523) along the Truckee River, roughly six miles from downtown Reno and 10 minutes by I-80.
- Median list price: $580,000 (June 2026, ZIP 89523) -- $480K entry to $1M+ riverfront and estate properties.
- Best for: Buyers seeking larger lots, no mandatory HOA, Truckee River access, and semi-rural character close to downtown.
- HOA fees: None for most parcels -- a key advantage for buyers who want flexibility on outbuildings, RVs, or animals.
- Key advantage: Zero Nevada state income tax, Truckee River trail access, semi-rural lot sizes at West Reno prices, and 50-minute Lake Tahoe access.
Last updated June 2026 · Sources: RSAR, U.S. Census, NNRMLS
Where Can You Find Mogul Homes for Sale?
Mogul-area listings sit within ZIP 89523 along the west Reno corridor as of June 2026 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, spanning $480K established homes to $1M+ riverfront and estate properties. The eight newest listings appear below, refreshed throughout the day, with every active property searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Mogul Homes Sell in Each Price Range?
The ZIP 89523 median list price sits at $580K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with Mogul inventory clustering in the $480K-$750K established-home band. Each card below shows approximate active-listing counts by price range for the west Reno corridor.
Browse Mogul Listings
How Can You Find a Mogul Home by Type, Price & Lifestyle?
Mogul-area active listings span $480K established homes to $1M+ riverfront estates -- each link below opens our live NNRMLS search pre-filtered to that slice, with inventory counts refreshed daily from Reno/Sparks Association of REALTORS and NNRMLS data. Call (775) 277-2120 if you want a custom search by lot size or flood zone.
Which West Reno Pockets Should You Explore Near Mogul?
Tap a community card to see current listings, price ranges, and what daily life looks like in each section of the west Reno corridor.
Truckee River · Larger Lots · No HOA
Mogul Riverfront
Ranch-Style · 0.5-1 ac · Semi-RuralMogul Established
Custom · 1-3 ac · Peavine ViewsMogul Estate Parcels
Riverside · Historic · QuietVerdi (adjacent)
Established · No HOA · Close-inNorthwest Reno (I-80 corridor)
Golf · Master-Planned · All tiersSomersett (nearby)
By Property Type
By Price Range
Updated daily · 29 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Mogul Listings First?
Custom alerts by price, beds, baths, and lot size -- no spam, unsubscribe anytime. With limited Mogul inventory and west Reno corridor homes averaging 44 days on market per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge over those who check weekly.
- Custom criteria — neighborhood, price, beds, baths, features
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EDUCATION
9/10
8/10
7/10
How Are the Schools Near Mogul?
Mogul feeds the Washoe County School District, with Verdi Elementary serving the west Reno-Verdi corridor and McQueen High School serving older students. Private options including Sage Ridge School and Bishop Manogue are accessible within 15-20 minutes. The cards below rank the standouts by level using GreatSchools ratings, Nevada Report Card data, and parent reviews from 2026.
9/10Caughlin Ranch ES
Caughlin Ranch
K-5640 Students18:1
8/10Hunsberger ES
Somersett
K-6720 Students19:1
7/10Anderson ES
Northwest Reno
K-5580 Students19:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Mogul Are the Best?
According to GreatSchools.org, the top-rated schools near Mogul include Caughlin Ranch Elementary (9/10), Marce Herz Middle School (9/10), and Galena High School (9/10). Verdi Elementary serves the Mogul corridor at a 7/10 rating. All are in the Washoe County School District. Ratings are cross-checked against the Nevada Report Card, and the full ranked table adds enrollment and student-teacher ratios.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Caughlin Ranch Elementary | Public | K-5 | 9/10 | Caughlin Ranch | $600,000+ |
| 2 | Marce Herz Middle School | Public | 6-8 | 9/10 | South Reno | $525,000+ |
| 3 | Galena High School | Public | 9-12 | 9/10 | South Reno | $575,000+ |
| 4 | Hunsberger Elementary | Public | K-6 | 8/10 | Somersett | $580,000+ |
| 5 | Sage Ridge School | Private | K-12 | 9/10 | South Reno | $650,000+ |
SAFETY & CRIME
Is Mogul Safe?
Direct Answer
Yes -- Mogul's semi-rural, lower-traffic Truckee River corridor keeps crime rates modest relative to central and downtown Reno. According to City of Reno Police and FBI Uniform Crime Reporting data, west Reno community areas beyond the I-80 interchange generally see below-average property crime. Lower density and established long-term residents contribute to community stability.
- Safety grade, West Reno corridorBelow-avg property crime vs Reno
- Neighborhood accessNo gate -- lower through-traffic by design
- Long-term resident baseCommunity stability factor
- Property crime vs. RenoSemi-rural corridor advantage
What Buyers Should Know
Mogul's safety profile benefits from its semi-rural, lower-density character: fewer through-streets, established long-term residents, and limited commercial activity that might attract opportunistic crime. Property crime in the corridor runs below Reno city averages, with vehicle break-ins and garage-door leave-ups the most common incidents.
The Truckee River corridor and Peavine Peak foothills create natural perimeter boundaries that limit through-traffic from non-residents -- a passive security feature the area has retained despite growth. Most riverfront and estate properties in the $650K+ range have security camera coverage that discourages opportunistic property crime.
West Reno overall runs a favorable safety profile compared to downtown and central Reno. Standard precautions -- motion lighting, secured outbuildings, community vigilance -- cover virtually all remaining risk in this semi-rural price band.
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 Mogul, NV?
The Answer
Mogul offers established semi-rural living in West Reno's Truckee River corridor: larger lots, no mandatory HOA for most properties, river and trail access, and a 10-minute drive to downtown. The City of Reno corridor gives quick I-80 access east to the city and west toward Verdi and Lake Tahoe (50 minutes). Zero Nevada state income tax sweetens every relocation budget.
What is Mogul known for?
Mogul is known as West Reno's established Truckee River corridor neighborhood -- semi-rural lots along the river, Peavine Peak trail access, and a quieter edge-of-city setting within 10 minutes of downtown Reno. The area attracts buyers who want space, outdoor access, and no mandatory HOA at a price point below the master-planned communities to the east.
Who should live in Mogul?
Mogul fits California relocators who want genuine semi-rural space and outdoor access, buyers seeking larger lots without CC&R restrictions, outdoor enthusiasts who fly fish or trail run along the Truckee, and buyers priced out of Caughlin Ranch or Somersett who still want west Reno's I-80 access and proximity to downtown.
What is daily life like in Mogul?
Daily life in Mogul runs between the river corridor and downtown Reno: morning coffee on a half-acre lot, a walk or run on the Tom Cooke Trail along the Truckee, and a 10-minute drive to work or the Summit Sierra shopping corridor. Weekends offer Lake Tahoe (50 minutes), Mt. Rose Ski Tahoe (45 minutes), or a float on the Truckee River from the backyard.
Location
Where Is Mogul
Mogul sits in West Reno (ZIP 89523) along the Truckee River corridor, roughly six miles west of downtown at the base of Peavine Peak. Elevation approximately 4,500-4,700 ft. Just east of Verdi along I-80, with quick interstate access in both directions.
Downtown Reno
10
Min
Airport
20
Min
Mt. Rose Ski
45
Min
Lake Tahoe
50
Min
Northwest Reno Shopping
12
Min
Mogul
At a Glance$580,000
Median List Price (ZIP 89523)
~$295
Price / Sq Ft
44
Days on Market
None
HOA (most parcels)
- Community Type
- Established Neighborhood
- Lot Size
- ~0.5-3 acres (typical)
- ZIP Code
- 89523
- Price Range
- $480K-$1.2M+
- HOA
- Varies / most have none
- Guard-Gated
- No
- River Access
- Truckee River corridor
- School District
- Washoe County School District
- To Downtown Reno
- 10 min
- To Lake Tahoe
- ~50 min
- Airport
- Reno-Tahoe Intl (20 min)
LIVABILITY REPORT CARD
How Does Mogul Score?
Mogul scores strongly for outdoor access, lot space, and cost of living relative to California, with solid marks for commute and community character. It trades structured master-plan amenities for genuine semi-rural freedom -- the right trade for some buyers, the wrong one for others. Below is our category-by-category report card.
Grade B+: Safety
Semi-rural, lower-traffic corridor keeps crime rates modest relative to central Reno per FBI UCR and City of Reno Police data.
Grade B: Schools
Washoe County School District serves the area; zone boundaries along I-80 vary -- confirm by address before committing.
Grade A: Cost of Living
$580K median for larger lots -- a fraction of Bay Area semi-rural pricing -- plus zero Nevada state income tax and no HOA for most properties.
Grade B+: Amenities
Truckee River fishing and trails on-site; Summit Sierra shopping 12 minutes away; master-plan clubhouse amenities require a short drive.
Grade A+: Outdoor Access
Tom Cooke Trail and Tahoe-Pyramid Trail from the backyard, Peavine Peak nearby, Lake Tahoe 50 minutes, Mt. Rose Ski 45 minutes.
Grade A-: Commute
About 10 minutes to downtown Reno and 20 minutes to the airport via I-80 -- closer than most Northwest Reno master plans.
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 Mogul a good place to live in Reno?
Yes -- for the right buyer. Mogul delivers semi-rural space, Truckee River trail access, and a 10-minute commute to downtown Reno at a price point below the structured master-plan communities to the east. Buyers who want a resort-style clubhouse, championship golf, or a 9/10 school zone inside the neighborhood will be better served by Somersett or Caughlin Ranch. Buyers who value outdoor freedom, larger lots, and no mandatory HOA will find Mogul difficult to beat at current West Reno prices.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Mogul?
According to the U.S. Census Bureau, ZIP 89523 holds a predominantly owner-occupied population with a median household income near $88,000 -- above the Reno city average -- and California in-migration over the past decade. Mogul specifically draws long-term local residents alongside newer arrivals seeking larger lots and river access.
Home values in ZIP 89523 have risen as Bay Area and Sacramento households relocated, drawn by the Nevada tax advantage and semi-rural lifestyle at a fraction of coastal pricing. Mogul's eclectic housing stock -- from historic river cottages to estate custom builds -- attracts a diverse buyer mix across ages and professions.
~32,000
vs Washoe Co ~510,000
~$88,000
vs Washoe Co $76,000
~40
vs Washoe Co 39
~$580K
vs Washoe Co $530K
~70%
vs Washoe Co 58%
~40%
vs Washoe Co 33%
~28%
vs Washoe Co 28%
2.6
vs Washoe Co 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is the Mogul Area Growing?
ZIP 89523 has grown steadily as West Reno and Northwest Reno development expanded, with Mogul's larger-lot parcels attracting buyers seeking the corridor's semi-rural character. The broader ZIP is projected to continue growing through 2030, driven by I-80 accessibility, Tahoe-Reno Industrial Center employment, and ongoing California in-migration.
~32,000ZIP 89523 residents (2024)
~5 milesTruckee River corridor length through area
~36,000ZIP 89523 projected 2030
ZIP 89523 population trajectory, 2010-2030 (projected)
Growth in ZIP 89523 reflects both Somersett master-plan build-out and organic infill across established corridors like Mogul. Mogul's established-lot character limits new-unit supply, which supports value stability -- resale turnover stays moderate as long-term residents hold and incoming buyers compete for a limited pool of semi-rural parcels.
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 Mogul Score for Livability?
Mogul posts a strong livability profile for buyers who prioritize outdoor access, lot freedom, and cost of living relative to California -- with solid marks for commute proximity to downtown Reno. The rings below break the composite into the six categories buyers ask about most.
- 80B+
Overall Livability
- 74B
Schools
- 78B+
Safety
- 84A
Cost of Living
- 78B+
Amenities
- 95A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Mogul Real Estate Market Trending?
Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89523 data, refreshed monthly. The west Reno corridor held near $580K year-over-year with a +1.7% gain from May 2025 to May 2026 -- the three charts below break down the past twelve months by metric.
Median List Price (ZIP 89523 west)
+1.5% YoY (May 2025 -> May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
38 -> 44 days YoY (seasonal softening winter)
vs May 2025
Source: Las Vegas REALTORS
Active Listings
Limited inventory -- ~20-30 active at any time in Mogul corridor
vs May 2025
Source: Las Vegas REALTORS
44
MEDIAN DAYS ON MARKET
$580K
MEDIAN LIST PRICE
89523
ZIP CODE
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
west Reno specialist.
Market Competitiveness
How Competitive Is the Mogul Market Right Now?
Mogul is moderately competitive with a slower pace than the master-planned Northwest Reno corridor -- estate and riverfront properties take longer to sell due to a narrower qualified buyer pool. Well-priced homes on desirable lots still move in four to six weeks per NNRMLS ZIP 89523 data.
48Moderately Competitive
- 44 daysMedian days on market (west Reno corridor)
- $295Median price per sq ft
- 38-62DOM range by property type
- ~25Typical active listings in Mogul corridor
Is Mogul Right for You?
Who Should Buy a Home in Mogul?
Mogul spans $480K established homes to $1M+ riverfront estates -- an eclectic range across semi-rural lot sizes. Six buyer profiles below match lifestyles to specific Mogul property types, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Mogul Property Type Fits Your Buyer Profile?
Outdoor Enthusiasts
- Truckee River fishing from the backyard
- Tom Cooke Trail and Peavine Peak access
- No HOA restrictions on boats or gear storage
- Lake Tahoe 50 minutes away
California Relocators
- Zero Nevada state income tax
- Semi-rural river lifestyle at $550K-$800K
- No CC&R restrictions on property use
- Bay Area lifestyle at a fraction of the cost
Larger Lot Seekers
- 0.5-3 acre parcels common
- Room for a shop, RV, or guest structure
- No mandatory HOA dues
- Lower density than master-plan communities
Riverfront Buyers
- Truckee River frontage available
- Fly fishing, kayaking, and trail access
- Estate and custom home range $650K-$1.2M+
- FEMA flood-zone review required -- we help
Move-Up Buyers from Reno
- 10-minute I-80 commute to downtown
- Upgrade from subdivision lot to 1+ acre
- More space, same proximity
- Local knowledge of available parcels
Remote Workers
- Reno-Tahoe Airport 20 minutes for travel days
- Work from a large quiet lot near the river
- No HOA restrictions on office structures or outbuildings
- Tahoe ski days 45-50 minutes for weekend recharge
Best Fit For
- Outdoor enthusiasts — Truckee River fishing, Tom Cooke Trail, and Peavine Peak access from the neighborhood.
- California relocators — semi-rural river lifestyle at $550K-$800K versus $1.5M-$2M for comparable coastal foothills communities.
- Larger lot seekers — typical 0.5-3 acre parcels with no mandatory HOA and room for outbuildings most Reno subdivisions prohibit.
- Riverfront buyers — Truckee River frontage available in the $650K-$1.2M+ range with fishing and trail access on-site.
- Remote workers — quiet semi-rural setting, 20-minute airport access, and room for a home office outbuilding.
- Move-up buyers — upgrade from a tight subdivision lot to 1+ acre while keeping the same 10-minute downtown commute.
Ready to explore homes in Mogul? Our team knows every parcel type, flood-zone consideration, and lot opportunity in the west Reno corridor.
Start Your Mogul SearchPros
- Zero Nevada state income tax -- five-figure annual savings versus California
- Larger lots (0.5-3 acres) with no mandatory HOA for most properties
- Truckee River fishing, Tom Cooke Trail, and Tahoe-Pyramid Trail from the backyard
- Semi-rural character with a 10-minute I-80 drive to downtown Reno
- Lake Tahoe 50 minutes and Mt. Rose Ski Tahoe 45 minutes from the driveway
- Eclectic housing stock -- river cottages to custom estates -- at various price points
- Property taxes capped at 3% annual growth under Nevada law
Honest Considerations
- No master-plan amenities -- no on-site golf, clubhouse, or managed trail network within the HOA
- Flood-zone verification required for riverfront and low-lying parcels -- adds time and cost to due diligence
- Limited new construction -- mostly resale market with an eclectic older housing stock
- McQueen High (7/10) serves the corridor -- families prioritizing a 9/10 zone may prefer south Reno communities
- Well and septic possible on older parcels -- verify water and sewer before making an offer
Neighborhood Comparison
How Does Mogul Compare to Other West and Northwest Reno Communities?
A like-for-like comparison of five west and northwest Reno communities -- median price, days on market, HOA, and lifestyle fit -- using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $530K in Northwest Reno core to $845K in Caughlin Ranch.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mogul | $580,000 | ~$295 | 44 | ~29 | Larger lots · No HOA · River access |
| Somersett | $620,000 | ~$315 | 32 | 210 | Golf · Master-Planned · All tiers |
| Caughlin Ranch | $845,000 | ~$330 | 32 | 30 | Established · Trails · Top elementary |
| Northwest Reno (non-HOA) | $530,000 | ~$295 | 34 | 33 | Established · No HOA |
| Saddlehorn | $950,000 | ~$370 | 38 | 12 | Gated · Foothill · Luxury |
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 West Reno Community?
Submarket 1
Mogul
West Reno's established Truckee River corridor -- semi-rural lots, no mandatory HOA for most parcels, and direct Truckee River and Peavine Peak access within 10 minutes of downtown.
Browse Mogul homes →$580KMedian Price
44Days on Market
~29Active Listings
~$295Price / Sq Ft
Submarket 2
Somersett
Northwest Reno's flagship master plan -- championship golf, resort clubhouse, private trails, and homes from $500K townhomes to $1.2M+ Canyon9 estates on one foothill campus.
Browse Somersett homes →$620KMedian Price
32Days on Market
210Active Listings
~$315Price / Sq Ft
Submarket 3
Caughlin Ranch
A west Reno classic from the 1980s-90s: 25+ miles of private trails, mature landscaping, Caughlin Ranch Elementary (9/10) inside its borders, and a mix of established and custom homes.
Browse Caughlin Ranch homes →$845KMedian Price
32Days on Market
30Active Listings
~$330Price / Sq Ft
Submarket 4
Northwest Reno (non-HOA)
The broader Northwest Reno corridor outside the master plans -- older established neighborhoods, no HOA, and value pricing with the same I-80 and airport access.
Browse Northwest Reno (non-HOA) homes →$530KMedian Price
34Days on Market
33Active Listings
~$295Price / Sq Ft
Submarket 5
Saddlehorn
A smaller gated foothill community west of Caughlin Ranch -- larger lots, sweeping Truckee Meadows views, and a quieter pace than the larger master plans.
Browse Saddlehorn homes →$950KMedian Price
38Days on Market
12Active Listings
~$370Price / Sq Ft
Submarket 6
Verdi (adjacent to Mogul)
The small historic community of Verdi sits just west of Mogul along the Truckee River and the California border. Quieter and more rural than Mogul proper, with a mix of historic river-community homes and newer ranch-style properties. A true Sierra gateway with easy I-80 access east to Reno (15 minutes) and west to Tahoe (45 minutes).
Browse Verdi (adjacent to Mogul) homes →$480K+Entry price
0.5-3 acTypical lot size
No HOAMost parcels
15 minTo downtown Reno
Where Is Mogul on the Map?
Mogul sits in West Reno (ZIP 89523) along the Truckee River, roughly six miles west of downtown and just east of Verdi at the base of Peavine Peak. Somersett is approximately 5 minutes east, Caughlin Ranch 15 minutes east, and downtown Reno is roughly 10 minutes via I-80. Reno-Tahoe International Airport sits about 20 minutes east via I-80 and I-580.
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BY ZIP CODE
What Does the Market Look Like in ZIP 89523?
ZIP 89523 covers the Mogul corridor, Somersett, and the broader Northwest Reno area. 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 |
|---|---|---|---|---|---|---|
| 89523 | Mogul · Somersett · Northwest Reno | $580K | ~$300 | 38 | 235 | +1.7% |
| 89519 | Old Southwest · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89511 | South Reno · Galena · ArrowCreek | $745K | ~$355 | 40 | 268 | +2.8% |
| 89521 | Damonte Ranch · South Meadows | $565K | ~$290 | 28 | 256 | +2.2% |
| 89509 | Midtown · Central · Lakeridge | $520K | ~$310 | 34 | 174 | +1.5% |
| 89506 | North Valleys · Sky Vista | $440K | ~$255 | 30 | 188 | +0.8% |
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 Mogul 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 neighborhood's fundamentals. The west Reno corridor median is $580K, most parcels carry no HOA, and the Truckee River trail sits steps from the front door.
$580K
Median list price in ZIP 89523 (Mogul / west Reno) in June 2026.
Reno/Sparks Association of REALTORS
+1.7%
Year-over-year price growth in ZIP 89523, May 2025 to May 2026.
Northern Nevada Regional MLS
44
Median days from list to accepted offer in the Mogul corridor.
RSAR / NNRMLS, June 2026
$295
Median price per square foot among active west Reno listings.
NNRMLS / Repliers IDX, June 2026
0
Mandatory HOA for most Mogul properties -- zero monthly dues on older and estate parcels.
Washoe County Assessor
50 min
Drive time from Mogul to Lake Tahoe north shore via I-80 and NV-89.
City of Reno
0.5-3 ac
Typical lot size range for Mogul parcels -- larger than most Reno subdivisions.
Washoe County Assessor
7/10
GreatSchools rating at Verdi Elementary, the primary assigned school for the west Reno corridor.
GreatSchools 2026
WHY MOGUL
Why Does Mogul Stand Out Among West Reno Neighborhoods?
From Truckee River trail access to large lots and no mandatory HOA, Mogul delivers a semi-rural lifestyle most Reno neighborhoods can't replicate at its price tier. Each advantage is tied to a verifiable source -- the Nevada Revised Statutes, RSAR, NNRMLS data, and Washoe County records.
- Washoe County Parks
Truckee River access
The Tom Cooke Trail and Tahoe-Pyramid Trail run through the corridor -- fly fishing, kayaking, and trail running from the backyard.
- Washoe County Assessor
Larger lots with no HOA
Most parcels run 0.5-3 acres with no CC&R restrictions -- the freedom to park an RV, build a shop, or keep animals that master-plan communities prohibit.
- City of Reno
Close to downtown without subdivision density
10 minutes to downtown Reno via I-80 with a semi-rural feel -- closer than most Northwest Reno master plans.
- 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.
- City of Reno
Lake Tahoe 50 minutes away
North shore access at Incline Village is roughly 50 minutes via I-80 west and NV-89; Mt. Rose Ski Tahoe is about 45 minutes via NV-431.
WHY BUY IN MOGUL
What Are the Top Reasons to Buy a Home in Mogul?
Mogul's case rests on numbers, not adjectives: zero Nevada state income tax, no mandatory HOA for most properties, a median list price near $580K per Reno/Sparks Association of REALTORS, and Truckee River trail access from the backyard. The reasons below each carry a named source.
Zero Nevada state income tax
No personal income tax -- five-figure annual savings versus California for most relocators.
Nevada Department of Taxation
Truckee River and trail access
Tom Cooke Trail and Tahoe-Pyramid Trail run through the corridor -- fishing, kayaking, and trail running on-site.
Washoe County Parks
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute -- cost certainty in an appreciating market.
NRS 361.471
Larger lots with no mandatory HOA
0.5-3 acre parcels with no CC&R restrictions -- RVs, shops, animals, and outbuildings permitted on most properties.
Washoe County Assessor
Semi-rural feel, 10 minutes to downtown
Edge-of-city living with I-80 access to downtown Reno in about 10 minutes -- closer than many master plans.
City of Reno
Lake Tahoe 50 minutes away
North shore beaches, marinas, and twelve ski resorts within an easy drive west on I-80 and NV-89.
City of Reno
Peavine Peak access
Jeep roads and off-trail hiking on Peavine Peak rise immediately north of the neighborhood.
Washoe County
California-lifestyle pricing
Riverfront semi-rural properties that would cost $1.5M-$2M in Sonoma or Sierra Nevada foothills communities available from $650K-$1M.
Northern Nevada Regional MLS
Eclectic housing stock
Historic river cottages to custom estate builds -- the range attracts buyers who want character over cookie-cutter.
NNRMLS data
Gateway to Verdi and the Sierra
Sitting at the I-80 gateway to California, Mogul offers easy weekend access to Truckee, Tahoe, and beyond.
Nevada Department of Transportation
New Construction
Who Are the Builders in Mogul?
Mogul is a largely established neighborhood with limited new-construction activity compared to master-planned Northwest Reno communities. Occasional infill lots and custom estate builds on larger parcels do occur. Local custom builders in the west Reno and Verdi corridor handle most new-build work -- call Nevada Real Estate Group at (775) 277-2120 to identify available lots and active builders.
Custom Estate
Local Custom Builders
Lot + custom design on request
Infill / Teardown
Regional Infill Builders
Occasional infill new construction
Family & Move-Up (nearby)
Ryder Homes
Northern Nevada regional builder
Luxury & Semi-Custom
Toll Brothers (nearby)
Available in adjacent Somersett
Mid-Luxury
Tri Pointe Homes (nearby)
Available in adjacent Somersett
Outdoor Recreation
What Outdoor Amenities Does Mogul Offer?
Mogul is purpose-positioned for outdoor living: Truckee River fishing and trails on-site, Peavine Peak rising immediately north, and Lake Tahoe and Mt. Rose Ski Tahoe roughly 45-50 minutes away. The City of Reno maintains the river trail network and Rancho San Rafael Park, with Galena Creek Recreation Area accessible within 30 minutes.
ON-SITE
Tom Cooke Trail
~5 milesWalking · Running · FishingFree
A multi-use trail running along the Truckee River through the Mogul corridor -- popular with fly fishers, trail runners, and dog walkers looking to escape the city grid.
ON-SITE
Tahoe-Pyramid Trail
Multi-day routeHiking · BackpackingFree
A long-distance trail following the Truckee River from Lake Tahoe to Pyramid Lake, passing through the Mogul corridor -- a bucket-list experience from the backyard.
< 5 MIN
Peavine Peak (off-trail)
7,862 ft summitHiking · Jeep RoadsFree
The prominent peak rising north of Mogul, accessible via unmaintained jeep roads and off-trail routes from the neighborhood -- panoramic Truckee Meadows views at the top.
45 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.
50 MIN
Lake Tahoe (north shore)
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.
30 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 west and northwest Reno.
20 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.
12 MIN
Truckee River Whitewater Park
In-city stretchKayaking · Stand-up paddleboardFree
Reno's downtown river park with wave features for kayakers and paddleboarders -- a short drive east for Mogul residents.
The Mogul Lifestyle
What Does a Weekend in Mogul Look Like?
Three outdoor experiences within 50 minutes of the driveway: morning fly fishing on the Truckee River per the City of Reno, an afternoon hike up the Tom Cooke Trail with Peavine Peak views, and evening dinner at a Midtown Reno restaurant -- one Saturday, river corridor to city.
300+Days of Sun
50 minTo Lake Tahoe
5+ milesRiver Trails On-Site
4,500+ ftElevation
THIS WEEKEND'S OPEN HOUSES
Can You Tour Mogul Homes This Weekend?
Mogul sellers typically schedule weekend open houses Friday through Sunday -- inventory is limited, so homes go quickly once listed. Set up instant alerts to get notified when a home in your price range schedules an open house, or browse every active west Reno listing now to stay ahead of the market.
Quick Answer
What does ownership cost each month in Mogul?
A median $580K Mogul purchase with 10% down at 7% runs about $4,250 monthly -- principal, interest, ~0.6% property tax ($290/mo), homeowners insurance ($130/mo), and PMI ($260/mo). Most parcels have no HOA, saving $130-$220/month compared to Somersett. Flood insurance may apply for riverfront parcels -- budget $800-$2,000/year depending on FEMA flood-zone classification.
Moving to Mogul
Should I Move to Mogul?
Every month, households from the San Francisco Bay Area, Sacramento, and across California choose West Reno for its Sierra access, tax advantage, and semi-rural lifestyle at a fraction of coastal pricing. 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 relocations.
Why California Buyers Are Choosing Mogul
The tax math is the starting point: California's top marginal state income tax is 13.3% -- Nevada's is zero. A household earning $400,000 saves roughly $36,000 per year in state income taxes alone. But Mogul adds a second layer many Reno communities can't offer: genuine semi-rural living along the Truckee River -- larger lots, no mandatory HOA, and Peavine Peak trail access -- within a 10-minute drive of downtown. That combination mirrors a Sonoma or Sierra Nevada foothill lifestyle that would cost $1.5M-$2M in California.
At a $650,000 budget, buyers in the San Francisco Bay Area compete for a small condo or a teardown. That same budget in Mogul secures a 1,500-2,800 sq ft home on a half-acre-plus lot with Truckee River or Peavine Peak views -- frequently on land that can accommodate a shop, an RV, or a guest structure without CC&R restrictions.
According to Reno/Sparks Association of REALTORS, the ZIP 89523 median active list price runs about $580,000 -- a small fraction of comparable Bay Area riverfront pricing. 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.
Mogul residents tap into Reno's diversified economy with a short I-80 commute. The Tahoe-Reno Industrial Center -- home to Tesla's Gigafactory, Switch hyperscale data centers, Panasonic, and Google -- is roughly 40-45 minutes east via I-80. Downtown Reno tech and healthcare employers (Renown Health, University of Nevada, Reno) sit just 10-12 minutes away. Remote workers benefit from fast I-80 access to the airport for occasional travel without a long suburban commute.
Cost of Living Snapshot -- Mogul, Reno vs. San Francisco Bay Area
Day-to-day costs run dramatically lower than the Bay Area across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. A $580K Mogul home with 0.5-3 acres sits at a fraction of comparable Bay Area riverfront pricing, and Washoe County property taxes are capped by statute at 3% annual growth.
| Metric | Mogul, West Reno NV | San Francisco Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (area) | ~$580K | ~$1.5M-$2M (riverfront/rural) |
| Effective Property Tax Rate | ~0.5%-0.7% | ~0.75%+ |
| HOA / Month | $0 (most parcels) | Varies · $0-$800+ |
| Avg. Lot Size at $650K | 0.5-2 acres | 5,000-7,500 sq ft |
| Airport Commute | 20 min (Reno-Tahoe Intl) | 40-90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Mogul Rental Market -- Rent vs. Own
Single-family rentals in the west Reno / Mogul corridor typically run $2,200-$3,200/month based on Reno/Sparks Association of REALTORS rental tracking, with estate and riverfront properties above $3,200. For buyers planning a 5+ year hold, purchasing builds equity that Reno's rising rents otherwise hand to a landlord -- and Nevada adds no state income tax on appreciation gains.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Mogul? Our team specializes in out-of-state relocation -- virtual tours, lot and flood-zone due diligence, water/sewer verification, and closing coordination without requiring you to fly in repeatedly.
Start Your Mogul SearchRELOCATION TIMELINE
How to Relocate to Mogul in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Mogul 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 lot sizes and parcel types
Decide between established ranch-style homes, riverfront estates, and foothill parcels -- lot size, water/sewer type, and HOA status vary significantly within Mogul's small geography.
Verify water, sewer, and flood zone
Some older Mogul parcels use well and septic; riverfront properties may sit in a FEMA Special Flood Hazard Area. Confirm both before writing an offer.
Get pre-approved
Properties above $766K require jumbo financing. Most Mogul sellers expect a pre-approval letter at or before the showing in this tight-inventory market.
Hire a west Reno specialist
HOA status, flood-zone due diligence, well/septic testing, and lot-use restrictions all move real money. Work with an agent who knows the Mogul corridor specifically.
Tour in person or virtually
Walk the riverfront sections at different times of day -- morning fog and afternoon sun vary the experience significantly along the Truckee corridor.
Write and negotiate the offer
Pair list-price strategy with seller credits; limited inventory means well-priced Mogul properties rarely sit for more than six weeks.
Inspection, appraisal, and flood determination
Inspect for drainage, well and septic condition, and defensible space. FEMA flood-zone determination adds 5-7 days; budget accordingly.
Close, move, and register
Transfer utilities (NV Energy, Truckee Meadows Water Authority or private well), then handle the Nevada DMV -- license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Mogul?
Mogul residents tap into the Reno-Sparks MSA job base -- advanced manufacturing, healthcare, data centers, and higher education. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows, driven by Tesla, Switch, and Panasonic at the Tahoe-Reno Industrial Center (40-45 min via I-80 east) and Renown Health and UNR downtown (10-12 min).
~$88,000Median household income, ZIP 89523U.S. Census ACS estimate
TRI CenterTesla · Switch · Panasonic · Google40-45 min via I-80 east
10 minTo downtown Reno employersVia I-80
20 minTo Reno-Tahoe International AirportVia I-80 and I-580
Top Reno-Area Employers (Commutable from Mogul)
- Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center (~40-45 min)
- Renown HealthNorthern Nevada's largest healthcare system, downtown Reno (~10 min)
- University of Nevada, RenoR1 research university, north campus (~15 min)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~40 min)
- Panasonic EnergyBattery manufacturing partner, TRI Center (~40 min)
- Washoe County School DistrictSchools across Reno and Sparks, including Verdi Elementary near Mogul
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does Mogul Compare to Somersett, Caughlin Ranch & Northwest Reno?
Choosing between West Reno options? This table compares Mogul (median $580K, no HOA, semi-rural), Somersett ($620K, golf master plan), Caughlin Ranch ($845K, established trails and 9/10 elementary), and Northwest Reno ($530K, no HOA). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Mogul | Somersett | Caughlin Ranch | Northwest Reno |
|---|---|---|---|---|
| Median List Price | $580K | $620K | $845K | $530K |
| Price / Sq Ft | ~$295 | ~$315 | ~$330 | ~$295 |
| Days on Market | 44 | 32 | 32 | 34 |
| HOA / Month | $0 (most) | $130-$220 | $100-$200 | $0 |
| Guard-Gated | No | Sub-enclaves only | No | No |
| Truckee River Access | Yes (on-site) | No | No | No |
| Top School Rating | 7/10 (Verdi ES) | 8/10 (Hunsberger ES) | 9/10 (Caughlin Ranch ES) | 7/10 (Anderson ES) |
| Typical Lot Size | 0.5-3 acres | Standard-Large | Standard-Large | Standard |
| Best For | Semi-rural · Lots · River | Golf · All tiers · Move-up | Trails · Top elementary | Value · No HOA · Close-in |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Mogul Cost You Each Month?
A median $580K Mogul purchase runs about $4,250 monthly with 10% down at 7% per Freddie Mac's rate survey -- principal, interest, taxes, insurance, and PMI included -- with no HOA for most properties. The three tabs below let you model your own payment, compare renting, and budget for the flood insurance that may apply to riverfront parcels.
Payment Estimator
Estimate Your Mogul Payment
$4,335
Estimated Monthly Payment
- Principal & Interest$3,473
- Property Tax$295
- Insurance$150
- HOA$200
- PMI$218
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 Mogul right now?
At current rates the monthly gap narrows once equity and tax effects are counted -- and west Reno's rising rents shift the math toward owning for 5+ year holds. The absence of HOA dues in most Mogul properties closes the gap further versus master-plan renting.
OWN (10% DOWN, 7%)
$4,159 / mo
- Principal & Interest
- $3,479
- Property Tax (~0.6%)
- $290
- Homeowners Insurance
- $130
- HOA
- $0 (most parcels)
- PMI (10% down)
- $260
5-year net cost:~$164,000
Equity built:~$74,000
RENT (MEDIAN SFR)
$2,400 / mo
- Median SFR Rent (ZIP 89523 west)
- $2,400
- Renters Insurance
- $22
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$157,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Mogul home for five years costs modestly more than renting in cash terms -- but the owner walks away with roughly $74,000 in equity while the renter walks away with none. Appreciation above the modeled 3% and Nevada income-tax savings widen the gap further for California relocators.
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 in Mogul
Most Mogul properties have no HOA -- one of the neighborhood's key advantages over master-planned communities in the same ZIP. Verify HOA status by parcel address before making an offer.
Most Mogul Properties
$0 / mo
Established and estate parcels (most)
$0
Includes:
No mandatory dues, no CC&Rs on most older and larger-lot properties
Newer Pocket Subdivisions (some)
Varies
Newer infill subdivisions near Verdi
Verify by address
Includes:
Nominal HOA possible; confirm parcel-level before writing an offer
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Mogul?
From Mogul's I-80 access, downtown Reno is about 10 minutes east and the airport is roughly 20 minutes via I-80 and I-580. Most residents drive -- mean commutes in ZIP 89523 run near 22 minutes per U.S. Census ACS data -- well below the Bay Area averages most relocators leave behind, and closer than many Northwest Reno master plans.
Drive Times from Mogul
- 10 minDowntown RenoVia I-80 east
- 20 minReno-Tahoe Intl AirportVia I-80 east and I-580 south
- 12 minNorthwest Reno ShoppingVia I-80 east to McCarran
- 45 minMt. Rose Ski TahoeVia NV-431 (Mt. Rose Hwy)
- 50 minLake Tahoe (north shore)Via I-80 west and NV-89
- 40 minTahoe-Reno Industrial CenterVia I-80 east to USA Pkwy
- 25 minSparksVia I-80 east
- 40 minCarson CityVia US-395/I-580 south
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 Mogul?
Most Mogul purchases close in 30-45 days. Cash offers can close in 7-14 days. Financed purchases on standard parcels run 30-45 days from accepted offer. Riverfront properties requiring FEMA flood-zone determination and flood insurance commitment may add 5-7 days. Jumbo financing above $766K adds underwriting time -- budget 40-50 days for estate properties.
Quick Answer
What credit score do you need to buy a home in Mogul?
Conventional loans generally want 620+; FHA allows 580+ with 3.5% down for eligible buyers. Jumbo financing -- required above $766K for riverfront and estate Mogul properties -- typically requires 700+ with 20% down and 12+ months in reserves. The spread between a 680 and a 760 score can exceed $350/month on an $800K purchase, so improving credit before applying pays off.
Mogul FAQ — 18 Answers
What Do Mogul Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Mogul?
The median asking price for a Mogul-area home runs about $580,000 per Northern Nevada Regional MLS data for ZIP 89523, though prices vary significantly with lot size and river frontage. Entry homes on standard lots start near $480K; established ranch-style properties on half-acre-plus parcels cluster around $550K-$700K; and custom or riverfront estates can exceed $1M.
What makes Mogul different from other Reno neighborhoods?
Mogul sits along the Truckee River corridor about six miles west of downtown Reno -- the first stretch of the Truckee Meadows east of the California border. Larger lots (commonly 0.5-3 acres), a semi-rural feel, and direct river access distinguish it from the tighter subdivisions and master-plan communities that dominate Northwest Reno. Buyers who want space, trail access, and a quieter edge-of-city setting without a long commute find Mogul's trade-off compelling.
Does Mogul have an HOA?
Most Mogul properties have no HOA -- a meaningful advantage for buyers who want to park an RV, build a shop, or keep horses without CC&R restrictions. Some newer pocket subdivisions near Verdi carry a nominal HOA; confirm HOA status by parcel address before writing an offer. The lack of a mandatory HOA also reduces monthly carrying costs compared to master-planned communities in the same ZIP.
What schools serve Mogul?
Mogul is served by the Washoe County School District. Verdi Elementary is the primary assigned elementary for the west Reno-Verdi corridor. Students typically feed into Billinghurst Middle School and McQueen High School. Confirm exact assignments by street address, as zone boundaries can shift along the I-80 corridor. Private options including Sage Ridge School are accessible within 15-20 minutes.
How long does it take to get from Mogul to downtown Reno?
Mogul is about 10 minutes from downtown Reno via I-80 east in typical traffic -- closer than Somersett's 15-minute drive. The Reno-Tahoe International Airport is roughly 20 minutes south via I-80 and US-395/I-580. Lake Tahoe's north shore at Incline Village is about 50 minutes via I-80 west and NV-89, making Mogul a strong base for buyers who use Tahoe regularly.
What is the average days on market in Mogul?
Mogul-area homes typically sell in about 44 days from list to accepted offer per NNRMLS data for ZIP 89523. The broader west Reno corridor shows a similar tempo to Northwest Reno: well-priced homes on desirable lots go pending in three to five weeks; larger riverfront and estate properties may take six to twelve weeks as the buyer pool for semi-rural parcels is narrower than for standard subdivisions.
What outdoor amenities does Mogul offer residents?
Mogul sits along the Truckee River with direct access to fishing, the Tom Cooke Trail, and the Tahoe-Pyramid Trail that follows the river corridor west toward Lake Tahoe. Peavine Peak rises immediately north, offering unmaintained jeep roads and off-trail hiking. The broader Verdi-to-Reno river corridor is popular with fly fishers, kayakers, and trail runners who want to leave the subdivision grid behind.
Are there new construction homes available in Mogul?
New construction is limited compared to master-planned Northwest Reno communities. The area is largely built out, with occasional infill lots and estate custom builds. Custom home construction on larger parcels near the river and Peavine Peak foothills does occur; call Nevada Real Estate Group at (775) 277-2120 to identify available lots and local custom builders active in the west Reno corridor.
What are property taxes like in Mogul?
Property taxes in Mogul 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 -- a meaningful protection in an appreciating market. On a $580K home, the annual tax bill typically runs $2,900-$4,060. Paired with Nevada's zero state income tax, total carrying costs run well below comparable California riverfront properties.
Is Mogul a good community for families?
Mogul suits families who prioritize outdoor space and a quieter setting over amenity-rich master-plan living. The Truckee River, Peavine Peak trails, and large lots give children room that most Reno subdivisions can't match. Washoe County School District serves the area. Families who want a top-rated elementary inside the neighborhood or a resort-style clubhouse may prefer Somersett or Caughlin Ranch -- but Mogul delivers space and semi-rural character at a lower price point.
How does Mogul compare to Somersett or Caughlin Ranch?
Mogul is older, less master-planned, and generally more affordable than both. Somersett (median $580K, ZIP 89523) offers a championship golf course, clubhouse, and private trails within a structured HOA community. Caughlin Ranch ($845K) is an established 1980s-90s master plan with 25+ miles of private trails and Caughlin Ranch Elementary (9/10) inside its borders. Mogul trades the amenities for larger lots, no mandatory HOA, and Truckee River access -- the right trade for some buyers, wrong for others.
What are crime rates like in Mogul?
Mogul's semi-rural, lower-traffic corridor keeps crime rates modest relative to central Reno. According to City of Reno Police and FBI Uniform Crime Reporting data, west Reno community areas beyond the I-80 interchange generally see below-average property crime. The area's lower density and established long-term residents contribute to community stability. Standard precautions -- secured outbuildings, motion lighting -- cover most risk for estate-sized properties.
What types of homes are available in Mogul?
Mogul's housing stock is eclectic compared to master-planned communities: historic riverside cottages from the early and mid-20th century, 1960s-1980s ranch-style homes on larger lots, custom builds from the 1990s-2000s, and occasional newer infill construction. Lot sizes commonly run 0.5-3 acres. The price range spans $480K for modest established homes to $1M+ for riverfront and estate properties with Peavine Peak views.
What should I know before buying in Mogul?
Verify flood-zone status for any riverfront or low-lying Mogul parcel -- portions of the Truckee River corridor carry FEMA Special Flood Hazard Area designations that require separate flood insurance. Confirm water and sewer service (some older parcels use well and septic). Check HOA status by address -- most properties have none, but verify. Get pre-approved before touring; sellers in the $480K-$800K range increasingly expect a letter at showing per NNRMLS trend data.
Does Nevada have an advantage over California for buyers relocating to Mogul?
Yes -- significantly. California's top state income-tax rate is 13.3% per the California Franchise Tax Board; Nevada's is zero. On a household earning $300,000, that single difference saves roughly $22,000 per year. Mogul adds a further California-style trade: riverfront semi-rural living near a city -- a lifestyle in Sonoma or the Sierra Nevada foothills that would cost $1.5M-$2M+, available in the $550K-$800K range west of Reno.
What is the minimum down payment to buy in Mogul?
Most Mogul buyers put down 10%-20%. Conventional loans allow 3% for qualified first-time buyers; FHA allows 3.5% with 580+ credit. At a $580K median, 10% down is $58,000 and 20% is $116,000. Riverfront and estate properties above $766K require jumbo financing -- lenders typically want 20% down and a 700+ credit score for parcels in that range.
Is Mogul better for buyers than Somersett?
It depends on priorities. Somersett offers a master-planned golf community with a resort clubhouse and structured HOA from the $500Ks. Mogul offers larger lots, no mandatory HOA, and Truckee River access at a comparable or lower price point -- but without the amenity layer. Buyers who want space and semi-rural character over golf and clubhouse programming find Mogul the stronger value. Tour both; they are about 5 minutes apart.
How long does it take to close on a Mogul home?
Most Mogul purchases close in 30-45 days. Cash offers can close in 7-14 days. Financed purchases on standard lots run 30-45 days from accepted offer. Riverfront properties may require FEMA flood-zone determination and flood insurance commitment before closing -- budget an extra 5-7 days for that documentation if the parcel touches the Truckee River floodplain.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Mogul?
Beyond the FAQ above, these are the queries Mogul 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, flood-zone data from FEMA, and tax data from the Washoe County Assessor.
Is Mogul a nice area?
Yes -- for buyers who want semi-rural space and outdoor access close to a city. Mogul's Truckee River corridor, larger lots, and proximity to downtown Reno create a lifestyle well above the average Reno subdivision at a price point below master-planned communities like Somersett and Caughlin Ranch. It's not the right fit for buyers who want a resort clubhouse or a 9/10 school inside the neighborhood, but those buyers have nearby options.
Does Mogul flood?
Some low-lying parcels near the Truckee River may carry FEMA Special Flood Hazard Area (SFHA) designations, requiring separate flood insurance ($800-$2,000/year depending on risk classification). Higher-elevation estate parcels typically fall outside the 100-year floodplain. Always request a FEMA flood-zone determination during the inspection period before removing flood-insurance contingencies.
What is the Truckee River like near Mogul?
The Truckee River flows through the Mogul corridor on its way from Lake Tahoe east toward Pyramid Lake. Near Mogul, the river is known for blue-ribbon fly fishing -- it's one of the top trout fisheries in the Great Basin. The Tom Cooke Trail and Tahoe-Pyramid Trail follow the river, giving residents trail access to both downtown Reno and, over many miles, the Tahoe basin.
Are there horses allowed in Mogul?
Many Mogul parcels allow horses or other livestock -- one of the key distinctions from the CC&R-restricted master-plan communities to the east. Lot size and local zoning (Washoe County) determine exact permitted uses; parcels near Verdi on 1+ acres have the most flexibility. Confirm by parcel address with the Washoe County Planning Department before purchasing if equestrian use is a priority.
How much does it cost to live in Mogul per month?
A $580K purchase with 10% down at 7% runs roughly $4,159/month all-in -- principal, interest, 0.6% property tax, insurance, and PMI. Most Mogul parcels have no HOA, saving $130-$220/month compared to Somersett. Riverfront properties may add flood insurance ($800-$2,000/year). Nevada's zero state income tax offsets much of the ownership premium for California relocators.
What ZIP code is Mogul in?
Mogul is in ZIP code 89523, which covers the west Reno corridor including Mogul, Somersett, and the broader Northwest Reno area. The median list price in 89523 is about $580,000 per Northern Nevada Regional MLS data as of June 2026.
Is Mogul good for remote workers?
Yes -- Mogul combines a quiet semi-rural setting with fast I-80 access to the Reno-Tahoe Airport (20 minutes) for occasional travel. Most parcels have no HOA restrictions on home office outbuildings or sheds. High-speed internet is available via standard providers in most areas of the corridor. The Truckee River and Peavine Peak offer outdoor recharge a short walk or drive from any home.
How close is Mogul to Lake Tahoe?
About 50 minutes by car via I-80 west to NV-89 north. The north shore's Incline Village and Crystal Bay are the closest Tahoe access points from Mogul. Mt. Rose Ski Tahoe is slightly closer at about 45 minutes via NV-431. Mogul's west-side location makes Tahoe slightly faster to reach than from south or east Reno communities.
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9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
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Want to Talk to a Mogul 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 the west Reno corridor, the flood-zone considerations, and the lot-use nuances that matter in Mogul. Call (775) 277-2120 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Mogul?
Compare Mogul with neighboring Reno communities and Northern Nevada options. Each card pairs the commute time from Mogul 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 Damonte Ranch and South Meadows in the south corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges starting as low as $440K, and HOA details for that specific community.
KEEP LEARNING
What Else Should You Read About Mogul and Reno?
These guides extend the research most Mogul buyers do next -- comparing neighboring West and Northwest Reno 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
Somersett Community Guide
Northwest Reno's master-planned golf community -- championship course, resort clubhouse, and $500K-$1.2M+ homes just east of Mogul.
Read →GUIDE
Caughlin Ranch Community Guide
West Reno's established master plan -- private trails, Caughlin Ranch Elementary (9/10), and a quieter foothill lifestyle.
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 Mogul 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 89523. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and corridor-level data for the Mogul area. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89523. 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, HOA status, and parcel data for the Mogul corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for west Reno (ZIP 89523). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Mogul. 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 (up to 13.3%) cited in the NV-vs-CA tax comparison. 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