Top Rated
7/10
7/10Orvis Ring ES
Old Southwest Reno
K-5510 Students18:1
Historic District · Tree-Lined Streets · No HOA
Old Southwest Reno Homes For Sale
Nevada's #1 team for Old Southwest Reno real estate. Search historic Tudor, Craftsman, and brick homes for sale in Reno's most prestigious in-town neighborhood — from $500K bungalows to $1.5M+ Newlands Heights estates, all within walking distance of Midtown and the Truckee River.
MEDIAN LIST PRICE
$725K
RSAR / NNRMLS, ZIP 89509, June 2026
DAYS ON MARKET
30
RSAR / NNRMLS, June 2026
PROPERTY TYPE
Historic SFR / No HOA
NNRMLS listing data
TO MIDTOWN RENO
5–10 min
Via S Virginia St
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 Old Southwest Reno at a Glance?
Old Southwest Reno is Reno's most architecturally significant historic neighborhood — tree-lined streets, large mature lots, and Tudor/Craftsman homes from the 1920s–1950s with a median list price near $725,000 per Reno/Sparks Association of REALTORS and homes going under contract in about 30 days per Northern Nevada Regional MLS.
- Property type: Single-family dominant — restored Tudors, Craftsman bungalows, brick colonials, and ranch-style mid-century homes on mature lots in ZIPs 89509 and 89501.
- Median list price: $725,000 (June 2026) — from $500K updated bungalows to $1.5M+ Newlands Heights estate homes.
- Best for: Established families, California relocators seeking in-town character, professionals at Renown Health and UNR, and buyers who want no HOA and walkability to Midtown.
- HOA fees: None on the vast majority of homes — one of the most appealing features of Old Southwest Reno; verify status on each specific address before writing an offer.
- Key advantage: Historic architectural character, large mature lots, no HOA, walkability to Midtown and the Riverwalk, Reno High School (8/10) assigned, and zero Nevada state income tax.
Last updated June 2026 · Sources: RSAR, U.S. Census, NNRMLS
Where Can You Find Old Southwest Reno Homes for Sale?
Old Southwest Reno carries roughly 45 active single-family listings across ZIPs 89509 and 89501 as of June 2026 according to Reno/Sparks Association of REALTORS and NNRMLS data, spanning $500K bungalows to $1.5M+ Newlands Heights estates. The eight newest appear below, with every active listing searchable in our live portal.
PRICE DISTRIBUTION
How Many Old Southwest Reno Homes Sell in Each Price Range?
The Old Southwest Reno median list price sits at $725K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with inventory clustering in the $600K–$1M historic 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 historic homes.
Browse Old Southwest Reno Listings
How Can You Find an Old Southwest Reno Home by Type, Price & Lifestyle?
Old Southwest Reno's roughly 45 active listings span five price bands, three 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 Old Southwest Reno Areas Should You Explore?
Tap a community card to see current listings, price ranges, and what daily life looks like inside each Old Southwest and adjacent historic Reno neighborhood.
By Price Range
Updated daily · 45 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Old Southwest Reno Listings First?
Custom alerts by price, beds, baths, and architectural style — delivered the moment a match lists. With Old Southwest Reno homes going under contract in a median 30 days per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge — inventory is thin and the best Tudors go fast.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
8/10
9/10
7/10
How Are the Schools Near Old Southwest Reno?
Old Southwest Reno feeds the Washoe County School District, with Orvis Ring and Hunter Lake Elementary as assigned elementaries, Swope Middle School in the middle grades, and Reno High School (8/10 GreatSchools) as the assigned secondary — one of Northern Nevada's strongest public high schools. Davidson Academy (gifted, 10/10) is a nearby alternative.
8/10Hunter Lake ES
Old Southwest / Caughlin
K-5540 Students18:1
9/10Caughlin Ranch ES
Caughlin Ranch
K-5640 Students18:1
7/10Kate Smith ES
Downtown Reno
K-5480 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Near Old Southwest Reno Are the Best?
According to GreatSchools.org, the top-rated schools near Old Southwest Reno include Davidson Academy (gifted, 10/10), Reno High School (8/10), Hunter Lake Elementary (8/10), and Coral Academy of Science charter (8/10). All are in the Washoe County School District and cross-checked against the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Davidson Academy | Public Charter (gifted) | 6-12 | 10/10 | UNR Campus | $500,000+ |
| 2 | Reno High School | Public | 9-12 | 8/10 | Old Southwest / Midtown | $500,000+ |
| 3 | Hunter Lake Elementary | Public | K-5 | 8/10 | Old Southwest / Caughlin | $550,000+ |
| 4 | Coral Academy of Science | Public Charter | K-12 | 8/10 | Reno | $400,000+ |
| 5 | Swope Middle School | Public | 6-8 | 7/10 | Old Southwest Reno | $500,000+ |
SAFETY & CRIME
Is Old Southwest Reno Safe?
Direct Answer
Old Southwest Reno crime rates run near the Reno metro average — meaningfully quieter than the downtown casino corridor. According to City of Reno Police and FBI Uniform Crime Reporting data, property crime is the primary concern in ZIP 89509, but the residential streets remain comfortable for families year-round.
- Safety score (0-100)Near metro average per AreaVibes composite 2026
- Crime trend (Old Southwest)Residential streets consistent year-over-year
- Property crime vs. metroLower than downtown; higher than Somersett
- Resident assessmentWalkable streets comfortable for families
What Buyers Should Know
Old Southwest Reno's crime profile is near the Reno metro average — a meaningful step above the downtown casino corridor and below the very low rates found in gated or master-plan communities like Somersett. Property crime — vehicle break-ins and package theft on higher-traffic blocks near Virginia Street — is the primary concern. The quieter residential blocks west of Virginia and south of the river have a suburban-residential feel.
The neighborhood's owner-occupant majority and established community character create natural informal surveillance that affects crime rates positively. Long-term residents know their neighbors, and the architectural investment required to maintain historic homes tends to attract owners with a stake in the block's quality.
Buyers should tour the specific block at multiple times of day — Old Southwest spans from busier Virginia Street-adjacent blocks to very quiet side streets. The streets closest to the Truckee River corridor and the Midtown commercial zone see more foot traffic; the blocks deeper in the neighborhood between Lakeside and Mae Anne feel fully suburban.
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 Old Southwest Reno, NV?
The Answer
Old Southwest Reno offers what no Reno master plan can replicate — tree-canopied streets, large mature lots, and historic homes from the 1920s–1950s steps from Midtown dining and the Truckee Riverwalk. The City of Reno maintains public streets throughout the district, and most homes carry no HOA — drawing California buyers who want walkable in-town character.
What is Old Southwest Reno known for?
Old Southwest Reno is known for Reno's most intact collection of early-twentieth-century residential architecture — Tudor revivals, Craftsman bungalows, brick colonials, and ranch-style mid-century homes on large, established lots with mature tree canopy. The Newlands Manor and Newlands Heights sub-districts carry some of the neighborhood's most historically significant properties, and California Avenue and Plumb Lane are the two primary east-west corridors that define the district's character.
Who should live in Old Southwest Reno?
Old Southwest Reno fits established families who want a quiet, walkable in-town neighborhood with architectural character; California relocators who want prestige-tier historic homes without Bay Area pricing; professionals at Renown Health, UNR, and the downtown civic sector; and buyers who specifically want no HOA restrictions on how they use their property. Buyers drawn to suburban master-plan amenities (golf, clubhouse, community pool) should look at Somersett or Caughlin Ranch instead.
What is daily life like in Old Southwest Reno?
Daily life in Old Southwest Reno is walkable and neighborhood-paced: morning coffee at a Midtown café 5–10 minutes on foot, afternoon errands along Virginia Street, evenings at Midtown's restaurant row or on the Truckee Riverwalk. Lake Tahoe is 50 minutes away, and the airport is 20 minutes — an accessible, established lifestyle without the subdivision sameness of master-plan Reno.
Location
Where Is Old Southwest Reno
Old Southwest Reno occupies the area just south of downtown Reno and the Truckee River (ZIP 89509, with some 89501 overlap), bounded roughly by the Truckee River to the north, Lakeside Drive to the west, Plumb Lane to the south, and Virginia Street to the east. Elevation approximately 4,400 ft. About 5 minutes from Midtown Reno, 10–15 minutes from downtown, and 20 minutes from the airport.
Midtown Reno
5
Min
Downtown Reno
10
Min
Airport
20
Min
UNR Campus
10
Min
Lake Tahoe
50
Min
Old Southwest Reno
At a Glance$725,000
Median List Price (ZIP 89509)
~45
Active Listings
~$340
Price / Sq Ft
30
Days on Market
- Community Type
- Historic Established Neighborhood
- ZIP Codes
- 89509 + 89501 (partial)
- Established
- Early 1900s (1920s–1950s core)
- Price Range
- $500K–$1.5M+
- HOA
- None (most homes)
- Guard-Gated
- No
- Walk Score
- 70+
- School District
- Washoe County School District
- To Midtown Reno
- 5–10 min
- To Lake Tahoe
- ~50 min
- Airport
- Reno-Tahoe Intl (20 min)
LIVABILITY REPORT CARD
How Does Old Southwest Reno Score?
Old Southwest Reno scores at the top of the Reno metro for in-town character, school quality, and no-HOA freedom, with a mixed profile on walkability score versus downtown. Below is our category-by-category report card — the same six factors our agents walk through with every relocating buyer before a first tour.
Grade B+: Safety
Near metro average crime; meaningfully quieter than the downtown casino corridor; residential streets feel comfortable for families.
Grade A-: Schools
Reno High School (8/10 GreatSchools) is one of Northern Nevada's strongest public high schools; Davidson Academy (gifted) nearby.
Grade A-: Cost of Living
$725K median with no HOA — historic in-town pricing, still far below Bay Area equivalents plus zero Nevada income tax.
Grade B+: Urban Amenities
5–10 min walk to Midtown restaurants and the Truckee Riverwalk; neighborhood-scale walkability without downtown density.
Grade B+: Walkability
Walk Score 70+: Midtown dining and the Riverwalk reachable on foot or by bike; daily errands need a car for most residents.
Grade A-: Commute
20 minutes to the airport, 10 minutes to UNR and downtown, 5 minutes to Midtown Reno; RTC bus access on Virginia St corridor.
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 Old Southwest Reno a good place to live?
Old Southwest Reno is an excellent fit for buyers who prioritize historic architectural character, mature lots, no HOA, and walkability to Midtown Reno — and an honest mismatch for buyers who need a community pool, golf course, or master-plan amenity package. The tree-lined streets, Reno High School (8/10), 20-minute airport access, and $500K–$1.5M+ price range are genuinely compelling. Nevada's zero state income tax adds an estimated $10,000–$40,000+ per year in savings for most relocating California households.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Old Southwest Reno?
According to the U.S. Census Bureau, ZIP 89509 — the primary Old Southwest Reno ZIP — holds a predominantly owner-occupied population with a median household income near $78,000, above the Washoe County average, attracting professionals, UNR and Renown Health faculty, and California relocators seeking historic character and Nevada tax advantages.
Home values in Old Southwest Reno have climbed steadily as Bay Area and Sacramento households relocated seeking historic-quality homes at Nevada prices. The owner-majority profile (roughly 62% owner-occupied in 89509) creates scarcity in the resale market — inventory consistently runs thin relative to demand, which supports prices and keeps days on market near 30 for well-priced, move-in-ready homes.
~52,000
vs Washoe Co ~510,000
~$78,000
vs Washoe Co $76,000
~42
vs Washoe Co 39
~$725K
vs Washoe Co $530K
~62%
vs Washoe Co 58%
~42%
vs Washoe Co 33%
~28%
vs Washoe Co 28%
2.4
vs Washoe Co 2.5
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is Old Southwest Reno Growing?
Old Southwest Reno has grown steadily as California in-migration and UNR and Renown Health expansion have raised demand for in-town character homes. The scarcity of period homes on large lots — land that cannot be replicated by new construction — has supported values through market cycles and attracted buyers who prioritize architecture over amenity packages.
~52,000ZIP 89509 residents (2024)
$725KMedian list price (June 2026)
~56,000ZIP 89509 projected 2030
ZIP 89509 population trajectory, 2010–2030 (projected)
Growth in Old Southwest Reno tracks California net in-migration, UNR enrollment and research expansion, and Renown Health employment growth. The scarcity of large-lot historic homes has kept the neighborhood competitive — when a restored Tudor or Craftsman hits the market at a fair price, it typically goes pending within three to four weeks.
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 Old Southwest Reno Score for Livability?
Old Southwest Reno posts strong marks for school quality, no-HOA freedom, and in-town character, with a solid B+ overall livability composite reflecting an established, family-friendly neighborhood that lacks suburban amenity packages. The rings below break that composite into the six categories buyers ask about most.
- 82A-
Overall Livability
- 85A-
Schools
- 78B+
Safety
- 83A-
Cost of Living
- 80B+
Urban Amenities
- 75B+
Walkability
MARKET TRENDS · LAST 12 MONTHS
How Is the Old Southwest Reno Real Estate Market Trending?
Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89509 data, updated monthly. Old Southwest Reno has held near $725K year-over-year with roughly 40–55 active listings — the three charts below show the past twelve months.
Median List Price (ZIP 89509)
+2.8% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
24 → 30 days YoY (seasonal softening winter)
vs May 2025
Source: Las Vegas REALTORS
Active Listings
~45 monthly average, seasonal winter dip to ~35
vs May 2025
Source: Las Vegas REALTORS
30
MEDIAN DAYS ON MARKET
$725K
MEDIAN LIST PRICE
45
ACTIVE LISTINGS (ZIPs 89509/89501)
< 1 hr
OUR RESPONSE TIME
HISTORIC HOMES MOVING FAST
Get matched with an
Old Southwest Reno specialist.
Market Competitiveness
How Competitive Is the Old Southwest Reno Market Right Now?
Old Southwest Reno is moderately competitive to competitive — well-priced historic homes in the $600K–$900K range go under contract in three to four weeks per NNRMLS data. Larger estates above $1M take six to twelve weeks as the qualified buyer pool narrows. Inventory stays thin year-round, keeping prices firm.
72Moderately Competitive
- 30 daysMedian days on market (ZIP 89509)
- $340Median price per sq ft
- 24–48DOM range by tier
- 45Active listings (June 2026)
Is Old Southwest Reno Right for You?
Who Should Buy a Home in Old Southwest Reno?
Old Southwest Reno spans $500K entry bungalows to $1.5M+ Newlands Heights estates — Reno's most architecturally distinguished in-town neighborhood. Six buyer profiles below match lifestyles to specific Old Southwest sub-districts, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Old Southwest Reno Profile Fits Your Buyer Type?
Established Families
- Reno High School (8/10) assigned
- Large lots with mature trees
- No HOA — freedom to renovate and landscape
- Quiet residential streets near Midtown
California Relocators
- $500K–$1.5M+ historic SFR vs $1.3M–$2M Bay Area equivalents
- Zero Nevada state income tax
- No HOA on most homes
- Lake Tahoe 50 minutes away
Professionals / Remote Workers
- 10 min to UNR and Renown Health
- 20 min to airport for occasional travel
- Walkable to Midtown dining and coffee
- Zero Nevada income tax on remote income
Move-Up Buyers
- Character homes unavailable in new master plans
- No HOA caps or restrictions
- Reno High School (8/10) for school-age children
- Strong resale demand — 30 days median DOM
Downsizers / Empty Nesters
- Walkable to Midtown restaurants and culture
- Smaller historic bungalows from $500K
- Airport 20 minutes for travel
- Zero Nevada state income tax on retirement income
Investors / Long-Term Hold
- No HOA rental restrictions
- SFR rents $2,200–$3,500/month
- Scarcity of historic inventory supports values
- Strong tenant pool: UNR faculty, medical professionals
Best Fit For
- Established families — Reno High School (8/10), large mature lots, quiet residential streets, and no HOA — a combination no Reno master plan replicates at any price point.
- California relocators — $500K–$1.5M+ historic SFR versus $1.3M–$2M Bay Area equivalents for comparable lot sizes, plus zero Nevada state income tax saving $10,000–$40,000+ annually.
- Professionals and remote workers — 10 minutes to UNR and Renown Health, 20 minutes to the airport, walkable to Midtown, and Nevada income tax savings on remote or investment income.
- Move-up buyers — Historic homes on large lots that no new master plan can replicate, with no HOA restrictions and strong resale demand at 30-day median days on market.
- Downsizers and empty nesters — Walkable to Midtown restaurants and culture, smaller historic bungalows from $500K, airport 20 minutes away, and zero Nevada income tax on retirement income.
- Investors seeking long-term hold — No HOA rental restrictions, $2,200–$3,500/month SFR rents, and a scarcity-supported inventory floor — the historic in-town land cannot be replicated by new supply.
Ready to explore homes in Old Southwest Reno? Our team knows every sub-district, historic home inspection consideration, and financing option available in the Old Southwest corridor.
Start Your Old Southwest Reno SearchPros
- No HOA on the vast majority of homes — freedom to renovate, landscape, and use your property
- Reno High School (8/10 GreatSchools) assigned — one of Northern Nevada's strongest public high schools
- Historic architectural character — Tudors, Craftsman, and brick colonials on large mature lots
- Walkable to Midtown Reno restaurants and arts corridor, 5–10 minutes by foot or bike
- Zero Nevada state income tax — five-figure annual savings versus California for most households
- 3% property-tax cap on primary residences under Nevada Revised Statutes 361.471
- Scarcity-supported values — historic in-town land cannot be replicated by new construction
Honest Considerations
- Higher purchase prices than most Reno master plans — $500K entry with median near $725K
- Pre-1960 homes may require significant investment in plumbing, electrical, and deferred maintenance
- No community amenity package — no clubhouse, community pool, or HOA-maintained common areas
- Walk Score lower than downtown (70+ vs 90+) — a car needed for most grocery and errand trips
- Flood zone verification required for properties near the Truckee River drainage corridor
Neighborhood Comparison
How Does Old Southwest Reno Compare to Midtown, West University & Downtown Reno?
A like-for-like comparison of the four most-searched urban Reno neighborhoods — 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 $420K in downtown to $725K in Old Southwest Reno.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Old Southwest Reno | $725,000 | ~$340 | 30 | 45 | Historic · No HOA · Schools |
| Midtown Reno | $450,000 | ~$320 | 33 | 65 | Restaurants · Arts · Mixed-Use |
| West University | $480,000 | ~$330 | 32 | 30 | Historic · UNR Adjacent · Walkable |
| Downtown Reno | $420,000 | ~$310 | 35 | 100 | Walkability · Condos · Investment |
| Caughlin Ranch | $650,000 | ~$320 | 32 | 55 | Established · Low HOA · Schools |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each Urban Reno Neighborhood?
Submarket 1
Old Southwest Reno
Reno's most prestigious historic in-town neighborhood — tree-lined streets, large mature lots, Tudors and Craftsman homes from the early 1900s, Reno High School (8/10) assigned, no HOA on most homes, and walkable to Midtown dining.
Browse Old Southwest Reno homes →$725KMedian Price
30Days on Market
45Active Listings
~$340Price / Sq Ft
Submarket 2
Midtown Reno
Reno's restaurant and arts hub — a walkable, mixed-use neighborhood with condos, lofts, and smaller SFR at a median near $450K, 5 minutes south of Old Southwest Reno.
Browse Midtown Reno homes →$450KMedian Price
33Days on Market
65Active Listings
~$320Price / Sq Ft
Submarket 3
West University
An established historic neighborhood immediately adjacent to UNR — character homes, walkable to campus and Midtown, and a strong mix of owner-occupants and university-affiliated residents.
Browse West University homes →$480KMedian Price
32Days on Market
30Active Listings
~$330Price / Sq Ft
Submarket 4
Downtown Reno
Reno's urban core along the Truckee Riverwalk — Walk Score 90+, condos and lofts from $300K to $800K+, strong rental demand from UNR and downtown employers, and 10 minutes to the airport.
Browse Downtown Reno homes →$420KMedian Price
35Days on Market
100Active Listings
~$310Price / Sq Ft
Submarket 5
Caughlin Ranch
An established southwest Reno neighborhood with mature landscaping, varied HOA levels ($0–$150/month), and strong school assignments including Hunter Lake ES and Reno HS.
Browse Caughlin Ranch homes →$650KMedian Price
32Days on Market
55Active Listings
~$320Price / Sq Ft
Submarket 6
Newlands Heights — The Prestige Tier
The most historically significant and architecturally prestigious sub-district of Old Southwest Reno — large estate homes on half-acre parcels, primarily Tudors and brick colonials from the 1930s–1950s, with mature tree canopy that shades every block. Properties range from $900K to $1.5M+ with no HOA, Reno High School assigned, and a location that puts Midtown and the Riverwalk within biking distance.
Browse Newlands Heights — The Prestige Tier homes →$900K+Newlands Heights From
No HOAMost Properties
Reno HS 8/10Assigned High School
10 minTo Downtown
Where Is Old Southwest Reno on the Map?
Old Southwest Reno occupies the area south of downtown and the Truckee River (ZIP 89509), bounded by the river to the north, Lakeside Drive west, Plumb Lane south, and S Virginia Street east. Midtown Reno is 5–10 minutes north, and Reno-Tahoe International Airport is 20 minutes south via I-580.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which
Old Southwest sub-district fits?
BY ZIP CODE
What Does the Market Look Like in ZIP 89509 and Nearby Reno ZIPs?
ZIP 89509 covers Old Southwest Reno, Midtown, and the central Reno corridor. The table below puts 89509 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 |
|---|---|---|---|---|---|---|
| 89509 | Old Southwest · Midtown · Central Reno | $725K | ~$340 | 30 | 174 | +2.8% |
| 89501 | Downtown Reno · Riverwalk District | $400K | ~$305 | 36 | 68 | +2.1% |
| 89503 | West University · Old Northwest | $480K | ~$325 | 32 | 95 | +2.3% |
| 89519 | Old Southwest Hills · Caughlin Ranch | $725K | ~$340 | 36 | 142 | +3.1% |
| 89523 | Somersett · Northwest Reno | $620K | ~$315 | 32 | 210 | +1.9% |
| 89512 | North Reno · University Area | $390K | ~$280 | 34 | 88 | +1.2% |
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 Old Southwest Reno 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 records — pin down this neighborhood's fundamentals. Old Southwest Reno median list price is $725K, days on market run 30, and the vast majority of homes carry no HOA.
$725K
Median list price in ZIP 89509 (Old Southwest Reno) in June 2026.
Reno/Sparks Association of REALTORS
+2.8%
Year-over-year price growth in Old Southwest Reno, May 2025 to May 2026.
Northern Nevada Regional MLS
30
Median days from list to accepted offer in the Old Southwest Reno corridor.
RSAR / NNRMLS, June 2026
$340
Median price per square foot among active Old Southwest Reno listings.
NNRMLS / Repliers IDX, June 2026
None
HOA fee for most Old Southwest Reno homes — the vast majority carry no HOA restrictions.
Washoe County Assessor records
8/10
GreatSchools rating for Reno High School, the assigned public high school for most Old Southwest addresses.
GreatSchools.org 2026
$500K–$1.5M+
Full price range for Old Southwest Reno homes, from entry bungalows to Newlands Heights estates.
Northern Nevada Regional MLS
10 min
Drive time from Old Southwest Reno to the University of Nevada, Reno campus and Renown Health.
City of Reno
WHY OLD SOUTHWEST RENO
Why Does Old Southwest Reno Stand Out Among Reno Neighborhoods?
From no-HOA freedom to Reno High School (8/10) to $500K–$1.5M+ historic homes, Old Southwest Reno delivers architectural character and in-town walkability that no Reno master plan replicates. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, Washoe County School District, and Washoe County records.
- Washoe County Assessor
No HOA on most homes
The vast majority of Old Southwest Reno historic homes carry no HOA — freedom to renovate, landscape, and use your property without association oversight.
- GreatSchools.org / WCSD 2026
Reno High School (8/10) assigned
One of Northern Nevada's strongest public high schools is the assigned secondary for most Old Southwest addresses — a major draw for families.
- NNRMLS listing data
Historic architectural character
Tudors, Craftsman bungalows, brick colonials, and ranch mid-century homes on large mature lots — architectural quality no new construction can replicate.
- City of Reno
Walkable to Midtown Reno
5–10 minutes on foot or by bike to Midtown's restaurant and arts corridor — the most walkable established neighborhood outside downtown Reno.
- Nevada Department of Taxation
Zero Nevada state income tax
No personal income tax — five-figure annual savings for most California relocators, on top of the no-HOA and prestige-pricing advantage.
WHY BUY IN OLD SOUTHWEST RENO
What Are the Top Reasons to Buy a Home in Old Southwest Reno?
Old Southwest Reno's case rests on architectural character, no-HOA freedom, school quality, and tax savings: no HOA on most homes, Reno High School (8/10) assigned, median list price near $725K per Reno/Sparks Association of REALTORS, and 20 minutes to the airport. The reasons below each carry a named source.
No HOA on most homes
Freedom to renovate, landscape, and use your property without HOA oversight — rare in Reno at this price tier.
Washoe County Assessor
Reno High School (8/10 GreatSchools)
One of Northern Nevada's strongest public high schools — the assigned secondary for most Old Southwest addresses.
GreatSchools.org / WCSD 2026
Zero Nevada state income tax
No personal income tax — five-figure annual savings versus California for most households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by Nevada statute.
NRS 361.471
Historic homes on large mature lots
Tudors, Craftsman bungalows, and brick colonials on 7,000–15,000+ sq ft lots with mature tree canopy — architectural quality no new master plan can replicate.
NNRMLS / Washoe County Assessor
Walkable to Midtown Reno
5–10 minutes on foot to Midtown's restaurant and arts corridor — a genuine walkability advantage most Reno communities lack.
City of Reno
Truckee Riverwalk 10 minutes away
Wingfield Park, the Riverwalk path, and downtown Reno cultural venues are all a short drive or extended bike ride.
City of Reno Parks
20 minutes to the airport
Reno-Tahoe International Airport via I-580 — convenient for business travelers and remote workers who need occasional air travel.
City of Reno
UNR and Renown Health employment access
University of Nevada Reno and Renown Health — Northern Nevada's largest healthcare system — both within 10 minutes for professional commuters.
University of Nevada, Reno
Resale value and scarcity
Old Southwest historic homes are scarce by definition — the land and architecture cannot be replicated, creating a supply floor that supports values.
Reno/Sparks Association of REALTORS
Sub-Districts & Neighborhoods
What Are the Key Sub-Districts in Old Southwest Reno?
Old Southwest Reno is not a single master plan but a collection of adjacent historic sub-districts, each with its own character, price point, and architectural era. Understanding the sub-districts helps buyers target the right streets — and the right price range — before touring. Most properties in all sub-districts carry no HOA.
Historic Estate · Large Lots
Newlands Heights
Old Southwest's most prestigious address; largest historic estates
Historic Established · Mid-Scale
Newlands Manor
Established brick and Tudor homes on mature lots; most sought-after streets
In-Town · Walkable
California Avenue Corridor
Craftsman and early bungalows; highest walkability to Midtown
Transitional · Value Entry
Plumb Lane Area
Entry to the district; older ranch and mid-century homes; mixed renovation status
Western Edge · Quiet
Lakeside Drive Border
Quieter western edge; established homes with quick Caughlin Ranch access
Outdoor Recreation
What Outdoor Amenities Does Old Southwest Reno Offer?
Old Southwest Reno's outdoor life balances walkable neighborhood parks with quick access to the Truckee Riverwalk and the broader Sierra Nevada recreation corridor. Lake Tahoe and Mt. Rose Ski Tahoe are roughly 50 minutes away, and the City of Reno maintains parks and tree corridors throughout the district, with Galena Creek accessible in 30 minutes.
10 MIN
Truckee Riverwalk
1+ mile pathWalking · Dining · EventsFree
Reno's most active urban outdoor amenity — a mile-plus waterfront path lined with restaurants, galleries, and event venues, 10 minutes by bike from Old Southwest Reno.
10 MIN
Wingfield Park
3-acre island parkConcerts · Festivals · RecreationFree
A river island park hosting the Reno River Festival, concerts, and community events — 10 minutes by bike or 15 by foot from Old Southwest Reno.
5 MIN
Idlewild Park
30+ acresPicnics · Trails · Rose GardenFree
Reno's most beloved neighborhood park — a mature riverside park with a rose garden, playground, picnic areas, and the Truckee River trail just 5 minutes from Old Southwest.
15 MIN
Rancho San Rafael Park
595 acresTrails · Events · ArboretumFree
Reno's flagship regional park — home to the Great Reno Balloon Race, the Wilbur D. May Arboretum, and miles of walking trails north of the university.
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 Reno and a 30-minute drive from Old Southwest.
50 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.
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.
20 MIN
Bartley Ranch Regional Park
56 acresTrails · EquestrianFree
Trails, an amphitheater, and equestrian facilities at the edge of south Reno neighborhoods — a quick drive from Old Southwest via S Virginia St and I-580.
The Old Southwest Reno Lifestyle
What Does a Weekend in Old Southwest Reno Look Like?
A Saturday in Old Southwest Reno runs from the neighborhood streets to the mountains: morning walk through tree-lined blocks per the City of Reno, bike ride to Midtown for brunch and Farmers Market, afternoon at Idlewild Park or the Riverwalk, evening at a Midtown restaurant — and Lake Tahoe 50 minutes away for Sunday.
300+Days of Sun
20 minTo Airport
50 minTo Lake Tahoe
No HOAMost Homes
THIS WEEKEND'S OPEN HOUSES
Can You Tour Old Southwest Reno Homes This Weekend?
Old Southwest Reno single-family homes regularly hold weekend open houses — Saturday and Sunday afternoon touring is the norm for well-priced listings in the $600K–$900K range. Newlands Manor and Newlands Heights estate homes typically show by appointment. Set up instant alerts for your target sub-district and price range, or browse every active listing now.
Quick Answer
Do Old Southwest Reno homes have HOA fees?
The vast majority of Old Southwest Reno homes carry no HOA — it is one of the neighborhood's defining advantages over master-planned communities in Reno. A small number of sub-developments within the broader 89509 ZIP carry nominal HOA dues of $50–$200/month, but the historic Tudors, Craftsman bungalows, brick colonials, and ranch-style homes that define the Old Southwest district are overwhelmingly HOA-free. Always verify HOA status on the specific address before writing an offer — it will be disclosed on the listing.
Moving to Old Southwest Reno
Should I Move to Old Southwest Reno?
Every month, Bay Area and Sacramento households choose Reno for its tax advantage. Old Southwest adds what most Nevada communities can't replicate — historic architecture, tree-lined streets, no HOA, and walkability to Midtown at $500K–$1.5M+. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero.
Why California Buyers Are Choosing Old Southwest Reno
The tax math is the starting point: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $24,000 per year in state income taxes alone. Old Southwest Reno adds a second layer: historic homes on mature lots, walkability to Midtown restaurants and the Truckee Riverwalk, no HOA on most properties, and prices from $500K to $1.5M+ — a range that in San Francisco buys a renovated flat with a $1,000+ monthly HOA.
At a $725,000 budget, buyers in the San Francisco Bay Area compete for a two-bedroom condo or small townhome in a secondary location. That same budget in Old Southwest Reno secures a 3–4 bedroom restored Tudor or Craftsman on a mature lot, walking distance to Midtown, with no HOA and Reno High School (8/10) assigned — frequently with original hardwood floors, a full basement, and a tree-canopied yard that no new master plan can produce.
According to Reno/Sparks Association of REALTORS, the Old Southwest Reno median active list price runs about $725,000 — a fraction of comparable San Francisco Bay Area pricing for similar lot sizes and architectural quality. 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.
Old Southwest Reno residents sit minutes from downtown Reno's job base — Renown Health (Northern Nevada's largest healthcare system), University of Nevada Reno, City of Reno government, and the hospitality sector. Remote workers benefit from 20-minute airport access and strong in-town fiber infrastructure. The Tahoe-Reno Industrial Center (Tesla, Switch, Panasonic, Google) is about 40 minutes via I-80 for those who need occasional in-person presence.
Cost of Living Snapshot — Old Southwest 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 $725K Old Southwest Reno historic home sits at a fraction of comparable Bay Area pricing, and Washoe County property taxes are capped by statute at 3% annual growth.
| Metric | Old Southwest Reno NV | San Francisco Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price (area) | ~$725K | ~$1.3M–$1.8M (SFR equivalent) |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| HOA / Month | None (most homes) | $300–$800+ common |
| Lot Size | 7,000–15,000+ sq ft | 3,000–6,000 sq ft (comparable hoods) |
| Airport Commute | 20 min (Reno-Tahoe Intl) | 40–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Old Southwest Reno Rental Market — Rent vs. Own
Old Southwest Reno single-family homes typically rent for $2,200–$3,500/month based on Reno/Sparks Association of REALTORS rental tracking, driven by UNR faculty, Renown Health professionals, and remote workers who want historic in-town character. For buyers planning a 5+ year hold, purchasing builds equity that 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 Old Southwest Reno? Our team specializes in out-of-state relocation — virtual neighborhood tours, historic home inspection vetting, pre-1960 construction guidance, and closing coordination without requiring you to fly in repeatedly.
Start Your Old Southwest Reno SearchRELOCATION TIMELINE
How to Relocate to Old Southwest Reno in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Old Southwest Reno historic home 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 sub-districts
Compare Newlands Heights, Newlands Manor, the California Avenue corridor, and the Plumb Lane area — each carries a different price range, lot size, and architectural era. Know which sub-district and price tier fits before your first tour.
Budget for historic home due diligence
Pre-1960 homes often need thorough inspection of plumbing, electrical (knob-and-tube risk), HVAC, foundation, and roof. Budget $800–$1,500 for a specialist historic home inspection beyond a standard home inspection.
Get pre-approved for your financing tier
Confirm conventional (under $766K) vs. jumbo (above $766K) status with your lender — rates and requirements differ significantly. Jumbo loans for Newlands Heights estates above $1M typically require 700+ credit and 20% down.
Hire an Old Southwest Reno specialist
Historic home renovation costs, flood zone verification, HOA status confirmation, and pre-1960 construction knowledge all move real money here. Work with an agent who knows the Old Southwest sub-districts specifically.
Tour in person and at multiple times
Walk the specific block at morning, afternoon, and evening. Evaluate proximity to Virginia Street traffic noise, Midtown foot traffic patterns, and the mature tree canopy — both the beauty and the root-intrusion risk.
Write, negotiate, and inspect
Pair list-price strategy with seller repair requests; most Old Southwest homes have some deferred maintenance to negotiate. The inspection contingency is critical on any pre-1960 home — never waive it.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys — expect 30–45 days from acceptance to funding for conventional purchases, 45–60 days for jumbo.
Close, move, and register
Transfer utilities (NV Energy, City of Reno water/sewer), then handle the Nevada DMV — license within 30 days, registration within 60.
ECONOMY & JOBS
What Drives the Economy Near Old Southwest Reno?
Old Southwest Reno residents sit minutes from Reno's largest employers — Renown Health, University of Nevada Reno, and City of Reno government. According to the U.S. Bureau of Labor Statistics, MSA unemployment runs near historic lows, driven by healthcare, education, and the Tahoe-Reno Industrial Center (Tesla, Switch, Panasonic) about 40 minutes east via I-80.
~$78,000Median household income, ZIP 89509U.S. Census ACS estimate
Renown HealthNorthern Nevada's largest healthcare system10 min from Old Southwest Reno
10 minTo University of Nevada, RenoDrive or extended bike ride
20 minTo Reno-Tahoe International AirportVia I-580 south
Top Reno-Area Employers (Commutable from Old Southwest Reno)
- Renown HealthNorthern Nevada's largest healthcare system — main campus and medical offices approximately 10 minutes from Old Southwest Reno
- University of Nevada, RenoR1 research university — approximately 10 minutes by car or 20 by bike from Old Southwest via N Virginia
- City of Reno / Washoe CountyGovernment employment concentrated in the downtown civic center, 10–15 minutes north via S Virginia St
- Casino and Hospitality SectorMultiple major casino resorts and hospitality employers in downtown Reno, 10–15 minutes north
- Tesla Gigafactory NevadaBattery & EV manufacturing, Tahoe-Reno Industrial Center (~40 min via I-80 east)
- SwitchHyperscale data centers, Tahoe-Reno Industrial Center (~40 min)
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
NEIGHBORHOOD COMPARISON
How Does Old Southwest Reno Compare to Midtown, West University & Downtown Reno?
Choosing between urban Reno neighborhoods? This table compares Old Southwest Reno (median $725K, no HOA, Reno HS 8/10), Midtown Reno ($450K, restaurant and arts hub), West University ($480K, UNR-adjacent historic), and Downtown Reno ($420K, Walk Score 90+, condos). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Old Southwest Reno | Midtown Reno | West University | Downtown Reno |
|---|---|---|---|---|
| Median List Price | $725K | $450K | $480K | $420K |
| Price / Sq Ft | ~$340 | ~$320 | ~$330 | ~$310 |
| Days on Market | 30 | 33 | 32 | 35 |
| HOA / Month | None (most) | $0–$350 | $0–$250 | $200–$600 (condo) |
| Walk Score | 70+ | 85+ | 80+ | 90+ |
| Dominant Type | Historic SFR | Mixed / Restaurant | Historic SFR | Condos / High-Rise |
| Top School | Reno HS (8/10) | Reno HS (8/10) | Reno HS (8/10) | Davidson Academy (charter) |
| Safety vs. Metro | Near avg | Near avg | Near avg | Below avg (improving) |
| Best For | Historic · No HOA · Family | Dining · Arts · Mixed | Historic · UNR · Quiet | Walkability · Investment |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Old Southwest Reno Cost You Each Month?
A median $725K Old Southwest Reno historic home purchase runs about $5,100 monthly with 10% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and PMI included, with no HOA on most properties. The three tabs below let you model your own payment, compare renting, and understand the no-HOA advantage versus master-plan alternatives.
Payment Estimator
Estimate Your Old Southwest Reno Payment
$5,332
Estimated Monthly Payment
- Principal & Interest$4,341
- Property Tax$369
- Insurance$150
- HOA$200
- PMI$272
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 Old Southwest Reno right now?
At current rates the monthly ownership cost exceeds renting in year one — but the five-year equity position and Nevada income-tax savings dramatically favor buying for 5+ year households, particularly for California relocators who save $10,000–$40,000 annually in state income taxes.
OWN (10% DOWN, 7%)
$5,163 / mo
- Principal & Interest
- $4,343
- Property Tax (~0.6%)
- $363
- Homeowners Insurance
- $130
- HOA
- $0 (most homes)
- PMI (10% down)
- $327
5-year net cost:~$195,000
Equity built:~$90,000
RENT (MEDIAN SFR)
$2,800 / mo
- Median SFR Rent (Old Southwest)
- $2,800
- Renters Insurance
- $25
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$185,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Old Southwest Reno historic home for five years costs modestly more than renting in cash terms — but the owner walks away with roughly $90,000 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 saving $10,000–$40,000 annually.
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 Comparison — Old Southwest Reno vs. Nearby Neighborhoods
Old Southwest Reno's no-HOA profile is one of its defining financial advantages — no monthly dues, no architectural review board, and no rental restrictions on most properties. The table below shows what HOA fees look like in comparable Reno neighborhoods.
Old Southwest Reno (most homes)
$0 / mo
Historic SFR — Tudor, Craftsman, Brick Colonial, Ranch
$0
Includes:
No HOA: freedom to renovate, landscape, rent, and use without association oversight
Nearby Alternatives (for comparison)
$50–$400 / mo
Caughlin Ranch
$50–$150
Includes:
Common area maintenance, gated entry on some sub-tracts, trails
Somersett
$150–$350
Includes:
Golf course access, clubhouse, trails, community pool — full master-plan package
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Old Southwest Reno?
From Old Southwest Reno, the airport is 20 minutes via I-580, UNR and Renown Health are 10 minutes, and Midtown is 5–10 minutes by bike. Mean commutes in ZIP 89509 run near 20 minutes per U.S. Census ACS data — well below the Bay Area averages most relocators leave behind.
Drive Times from Old Southwest Reno
- 5 minMidtown RenoVia S Virginia St
- 10 minDowntown RenoVia S Virginia St north
- 20 minReno-Tahoe Intl AirportVia I-580 south
- 10 minUNR CampusVia N Virginia St
- 10 minRenown HealthVia S Virginia St north
- 50 minLake Tahoe (Incline Village)Via US-395 south to NV-431
- 40 minTahoe-Reno Industrial CenterVia I-80 east to USA Pkwy
- 35 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
What credit score do you need to buy in Old Southwest Reno?
Conventional loans generally require 620+ for the best rates; FHA allows 580+ with 3.5% down. Jumbo financing — required above $766K for Newlands Heights estates — typically needs 700+ credit, 20% down, and six months' reserves. Most Old Southwest Reno homes fall at conventional limits; the jumbo tier covers the upper third of the market.
Quick Answer
Are Old Southwest Reno homes a good investment?
Old Southwest Reno historic homes have appreciated roughly 2.8% per year on average since 2020 per NNRMLS data, with the scarcity of large-lot historic inventory providing a floor that new construction cannot undercut. Single-family rental yields run 4–5% gross depending on purchase price and condition. The no-HOA profile eliminates a significant monthly cost drag versus master-plan alternatives, improving net yield. For 5+ year holds, Old Southwest has consistently outperformed suburban Reno master plans on appreciation per square foot.
Old Southwest Reno FAQ — 18 Answers
What Do Old Southwest Reno Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Old Southwest Reno?
The median asking price for an Old Southwest Reno home is about $725,000 per Reno/Sparks Association of REALTORS data for ZIPs 89509 and 89501. Entry-level bungalows and updated Craftsman homes start near $500K; mid-range Tudors and brick colonials on larger lots cluster around $700K–$900K; larger restored historic estates and Newlands Heights properties regularly reach $1.2M–$1.5M+.
What makes Old Southwest Reno different from other Reno neighborhoods?
Old Southwest Reno is Reno's only genuinely historic in-town district with tree-canopied streets, large mature lots, and homes from the 1920s–1950s. Most properties carry no HOA. The walkability to Midtown Reno's restaurant corridor, the Truckee Riverwalk, and UNR is unmatched outside downtown — yet Old Southwest is quieter, more residential, and commands higher prices reflecting scarcity of this land type in Reno.
What types of properties are available in Old Southwest Reno?
Old Southwest Reno is single-family dominant: restored Tudor revivals, brick colonials, Craftsman bungalows, and ranch-style mid-century homes on mature lots with mature trees and established landscaping. Lot sizes typically run 7,000–15,000+ sq ft. Some larger historic estates in Newlands Heights and Newlands Manor reach half-acre parcels. Condos and townhomes are rare here — this is an owner-occupied single-family neighborhood.
Is Old Southwest Reno safe?
Old Southwest Reno crime rates run near the Reno metro average — a meaningful improvement over downtown. According to FBI Uniform Crime Reporting data and City of Reno Police reports, the residential streets in Old Southwest are meaningfully quieter than the casino corridor. The walkable proximity to Midtown's restaurant blocks means some foot traffic, but most buyers find the safety profile comfortable for families.
What schools serve Old Southwest Reno?
Old Southwest Reno falls within the Washoe County School District. Reno High School (8/10 GreatSchools) is the primary assigned high school — one of the strongest public high schools in Northern Nevada. Orvis Ring Elementary and Hunter Lake Elementary serve the elementary corridor; Swope Middle School handles the middle grades. Davidson Academy (gifted) and Coral Academy charter are options for qualifying students.
How long to get from Old Southwest Reno to downtown and the airport?
Old Southwest Reno sits about 10–15 minutes from downtown Reno via S Virginia St and US-395. Reno-Tahoe International Airport is about 20 minutes south via I-580. Midtown Reno restaurants and the Truckee Riverwalk are 5–10 minutes by car or an easy bike ride along Virginia Street, making Old Southwest one of the most accessible in-town neighborhoods without downtown pricing.
What is the average days on market in Old Southwest Reno?
Old Southwest Reno homes typically sell in about 30 days from list to accepted offer per NNRMLS data for ZIP 89509, tracking slightly under the broader Reno median. Well-priced historic homes with updated kitchens and systems in the $600K–$800K range tend to go pending within three to four weeks; larger estates above $1M and properties needing significant restoration may take six to twelve weeks to attract the right buyer.
What amenities does Old Southwest Reno offer residents?
Old Southwest Reno's appeal is neighborhood-scale: mature tree canopy, walkable streets, and easy access to Midtown's dense restaurant and bar scene. Residents are 5–10 minutes from the Truckee Riverwalk, Wingfield Park, and UNR's cultural calendar. The neighborhood lacks suburban amenity packages (no golf, no community pool by default) but trades those for architectural character and land that no master plan can replicate.
What are investment and rental opportunities like in Old Southwest Reno?
Old Southwest Reno is primarily an owner-occupied neighborhood, but investor-owners do rent historic homes to UNR faculty, medical professionals at Renown Health, and remote workers who value walkable in-town living. Single-family homes typically rent for $2,200–$3,500/month depending on size and condition. No HOA rental restrictions apply to most properties — a meaningful advantage for investors versus downtown condo buildings.
What are property taxes like in Old Southwest Reno?
Property taxes 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 $725K Old Southwest home, the annual tax bill typically runs $3,600–$5,075 per the Washoe County Assessor — paired with Nevada's zero state income tax, total carrying cost stays far below California equivalents for comparable historic homes.
How does Nevada's zero income tax compare to California for Old Southwest Reno buyers?
Nevada has zero state personal income tax versus California's rate of up to 13.3% per the California Franchise Tax Board. A household earning $250,000 saves roughly $20,000 per year in state income taxes alone by relocating from California to Old Southwest Reno. Paired with property-tax caps under NRS 361.471 and no California-style wealth taxes, the annual after-tax advantage is often the single largest financial reason buyers make the move.
Is Old Southwest Reno good for families?
Old Southwest Reno is one of Reno's better in-town options for families — quieter streets than downtown, Reno High School (8/10 GreatSchools) assigned at the secondary level, and large lots with mature trees that suburban master plans can't replicate. Families prioritizing walkability to Midtown dining and Truckee Riverwalk activities over formal community amenities find Old Southwest a natural fit.
How does Old Southwest Reno compare to Midtown Reno?
Old Southwest Reno (89509) is quieter, more residential, and priced higher than Midtown Reno — $725K median vs roughly $450K in Midtown. Old Southwest homes are almost exclusively single-family on large historic lots; Midtown mixes condos, lofts, and smaller SFR. Both are highly walkable to Reno restaurants and the Riverwalk, but Old Southwest skews toward established families and buyers who want architectural character over urban density.
What should I know about HOA fees in Old Southwest Reno?
Most homes in Old Southwest Reno carry no HOA — one of the neighborhood's most appealing features for buyers who want flexibility. A handful of sub-developments built in or converted to HOA structures carry dues of $50–$200/month, but the large majority of the district's Tudor, Craftsman, and brick homes are HOA-free. Verify HOA status on each specific address before writing an offer.
What should I know before buying in Old Southwest Reno?
Budget for higher purchase prices reflecting the scarcity of historic in-town land — $500K–$1.5M+ depending on size and condition. Commission a thorough home inspection on any pre-1960 home: older plumbing, knob-and-tube wiring, and deferred maintenance are common in the lower price tiers. Verify flood zone designation along the Truckee River drainage corridor. And tour the neighborhood on foot at multiple times of day — the streets are genuinely pleasant and that walkability rarely shows up in listing photos.
What is the minimum down payment to buy in Old Southwest Reno?
Most Old Southwest Reno buyers put down 10%–20%. Conventional loans start at 3% for qualified first-time buyers (620+ credit). At the $725K ZIP median, 10% down is $72,500 and 20% is $145,000. Jumbo financing is required above $766K, typically needing 700+ credit and 20% down with reserves. Call Nevada Real Estate Group at (775) 277-2120 to confirm current conventional and jumbo thresholds — they shift with each year's conforming limit.
Is Old Southwest Reno better for buyers than Midtown Reno?
It depends on priorities. Old Southwest Reno has a median near $725K, larger lots, historic architectural character, no HOA on most homes, and Reno High School (8/10) assigned — ideal for buyers who want single-family prestige close to Midtown. Midtown Reno offers more entry-level options from $380K–$500K, a denser restaurant and arts scene, and a more urban mixed-use energy. They're 5 minutes apart — tour both before deciding.
How long does it take to close on an Old Southwest Reno home?
Most Old Southwest Reno single-family purchases close in 30–45 days. Cash offers can close in 10–21 days on fully renovated homes. Financed purchases run 30–45 days from accepted offer. Historic homes requiring lender appraisal clarification or well-and-septic inspections (rare in this in-town district) may add 5–10 days. Estates above $1.2M with jumbo financing occasionally run 45–60 days as underwriting is more intensive.
Updated June 2026
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL HAVE QUESTIONS?
Chris Nevada answers
personally.
PEOPLE ALSO ASK
What Else Do People Ask About Old Southwest Reno?
Beyond the FAQ above, these are the queries Old Southwest Reno 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, HOA status from Washoe County records, and drive times from City of Reno data.
What is the Old Southwest Reno neighborhood boundary?
Old Southwest Reno is bounded roughly by the Truckee River to the north, Lakeside Drive to the west, Plumb Lane to the south, and S Virginia Street to the east. The primary ZIP is 89509 with some overlap into 89501. Sub-districts include Newlands Heights, Newlands Manor, the California Avenue corridor, and the Plumb Lane area — each with its own character and price range.
What are the best streets in Old Southwest Reno?
The most sought-after addresses in Old Southwest Reno are in Newlands Manor and Newlands Heights — California Avenue and the streets immediately surrounding it for mid-range historic homes ($650K–$1.1M), and the higher-elevation blocks west of Lakeside for Newlands Heights estates ($900K–$1.5M+). The specific block matters as much as the sub-district — tour in person.
Are there new homes in Old Southwest Reno?
Very few. Old Southwest Reno is a fully built-out historic district — the occasional teardown/rebuild happens on larger lots, but new construction is the exception rather than the rule. That scarcity of land is a key reason why Old Southwest values hold up well and appreciation has outpaced many Reno master plans.
How far is Old Southwest Reno from Reno High School?
Reno High School (8/10 GreatSchools) is approximately 5–10 minutes from most Old Southwest Reno addresses — walking distance from the California Avenue corridor and a short bike ride from Newlands Manor. Most Old Southwest students can walk or bike to school, which is a meaningful quality-of-life advantage versus suburban Reno.
What renovation costs should I expect on an Old Southwest Reno historic home?
Budget for a thorough pre-purchase inspection ($800–$1,500 for a specialist on pre-1960 homes) and potential remediation of older plumbing (galvanized or cast iron), knob-and-tube electrical, and HVAC systems. Cosmetically updated homes in the $700K–$900K range have often already addressed these issues. Homes at the lower $500K–$650K entry often need more investment. Always ask for disclosure of any prior work and permits.
Is Old Southwest Reno walkable to Midtown restaurants?
Yes — the California Avenue corridor and blocks closest to Virginia Street are 5–10 minutes on foot or by bike from Midtown Reno's restaurant and bar scene. The deeper western blocks (closer to Lakeside Drive) are a 15–20 minute walk or a quick bike ride. Old Southwest Reno is the most walkable established single-family neighborhood in the Reno metro outside downtown.
Does Old Southwest Reno have a flood risk?
Verify flood zone status on each individual property — the northern edge of Old Southwest Reno near the Truckee River corridor includes some parcels in or near FEMA flood zones. Properties along California Avenue and deeper into the neighborhood south of the river corridor are typically outside the flood zone, but always check the FEMA Flood Map Service Center and your lender's flood certificate requirement before making an offer.
How does Old Southwest Reno compare to Caughlin Ranch?
Old Southwest Reno ($725K median, no HOA, historic character) and Caughlin Ranch ($650K median, $50–$150/month HOA, established master plan) serve similar family-oriented buyer profiles but with different tradeoffs. Old Southwest wins on architectural character, school assignment prestige (same Reno HS), and no-HOA freedom. Caughlin Ranch wins on newer home condition, lower entry price, and HOA-maintained common areas. Both offer quick airport access (20–25 min) and Midtown proximity (10–15 min).
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
Deep knowledge of Old Southwest sub-districts — Newlands Manor, Newlands Heights, California Avenue, and Plumb Lane — plus historic home inspection vetting, pre-1960 construction guidance, and jumbo financing coordination across 150+ licensed agents and 9,061+ verified five-star reviews. Nevada Real Estate Group: 9,600+ closings, $4.85B+ in volume, #1 in Nevada.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
WORK WITH THE BEST
Nevada's #1 team is
ready to help you move.
Ready to make a move?
Want to Talk to an Old Southwest Reno 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 Old Southwest sub-district, historic home inspection consideration, and financing tier from conventional to jumbo. Call (775) 277-2120 or tell us what you're looking for and we'll find your home.
NEARBY COMMUNITIES
Which Communities Are Near Old Southwest Reno?
Compare Old Southwest Reno with neighboring Reno neighborhoods and nearby Northern Nevada options. Each card pairs the commute time to Old Southwest with the community's price positioning, so you can judge whether an adjacent area offers better value for your specific priorities.
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 $420K, and HOA details for that specific community.
KEEP LEARNING
What Else Should You Read About Old Southwest Reno and Reno?
These guides extend the research most Old Southwest Reno buyers do next — comparing the Midtown Reno restaurant district, exploring the downtown Reno condo market, and understanding the broader Reno real estate landscape — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Midtown Reno Community Guide
Reno's restaurant and arts hub — walkable, mixed-use, and 5 minutes north of Old Southwest at a lower median price.
Read →GUIDE
Downtown Reno Community Guide
Walk Score 90+, condos from $300K, and the Truckee Riverwalk on the doorstep — the urban condo alternative to Old Southwest.
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 Old Southwest Reno 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 89509 (Old Southwest Reno). rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data for Old Southwest Reno. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89509. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. census.gov/quickfacts
- 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 verification, and parcel data for the Old Southwest Reno corridor. washoecounty.gov/assessor
- Washoe County School District — School assignments, enrollment, and district performance data for Old Southwest Reno (ZIP 89509). washoeschools.net
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Old Southwest Reno, including Reno High School (8/10). 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 and ZIP 89509 corridor, 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
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