Regency 55+ Homes For Sale

KEY TAKEAWAYS

What Should You Know About Regency 55+ at a Glance?

Regency 55+ is South Reno's premier age-restricted neighborhood — single-story homes inside the Damonte Ranch master plan, per Reno/Sparks Association of REALTORS data — ZIP 89521 median $580,000 with homes under contract in roughly 40 days per Northern Nevada Regional MLS. The five takeaways below show what those numbers mean for 55+ buyers.

• Community type: 55+ age-restricted neighborhood within Damonte Ranch master plan, South Reno ZIP 89521, established 2000s.
• Median list price: $580,000 (June 2026, ZIP 89521) — from $450K entry single-story resales to $750K updated premium-lot homes.
• Best for: California retirees seeking Nevada tax savings, downsizers, fixed-income buyers, and active adults wanting low-maintenance single-story living.
• HOA fees: $50–$160/month covering common-area landscaping and access to Damonte Ranch community amenities.
• Key advantage: Zero Nevada state income tax, no tax on Social Security income, 20-minute airport access, and single-story floor plans at a fraction of Bay Area retirement-community pricing.

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

PRICE DISTRIBUTION

How Many Regency 55+ Area Homes Sell in Each Price Range?

The ZIP 89521 median list price sits at $580K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with Regency 55+ inventory clustering in the $450K–$700K active-adult band. Each card below shows current active-listing counts by price range for the broader ZIP, so you can gauge competition in your budget before touring.

Counts reflect active NNRMLS listings in ZIP 89521 (Damonte Ranch / South Reno) · June 2026 · Updated daily.

SAFETY & CRIME

Is Regency 55+ Safe?

• ASafety grade, South Reno corridorAreaVibes composite 2026
• ActiveHOA enforcementCommon area maintenance + CC&Rs
• Below avgProperty crime vs. RenoMaster-plan design advantage
• Owner occ.Neighborhood densityActive-adult owner-occupant majority

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

LIVABILITY REPORT CARD

How Does Regency 55+ Score for Retirees?

Regency 55+ scores strongly for cost of living, healthcare access, and practical retirement lifestyle compared with both Washoe County and national benchmarks — and dramatically better than Bay Area retirement communities on tax burden and housing cost. Below is a category-by-category report card for the six factors active-adult buyers weigh most heavily.

• A

  Grade A: Safety

  Master-planned Damonte Ranch design with limited through-traffic, active HOA, and quiet active-adult density.

• A

  Grade A: Healthcare Access

  Renown Health flagship campus 20 min north; urgent care, specialty clinics, and pharmacy throughout the corridor.

• A+

  Grade A+: Cost of Living

  $580K median — a fraction of Bay Area pricing — zero Nevada income tax, and capped property taxes under NRS 361.471.

• B+

  Grade B+: Amenities

  Damonte Ranch parks, wetlands, and Town Center within 5 min; South Meadows retail 10 min; Reno entertainment 15 min.

• A

  Grade A: Outdoor Access

  Lake Tahoe 50 min, Mt. Rose Ski Tahoe 45 min; Damonte Ranch wetlands walking trails on the doorstep.

• A

  Grade A: Commute & Access

  20 min to Reno-Tahoe Intl Airport via I-580; 15 min to downtown Reno; I-580 onramp within minutes.

Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.

POPULATION & GROWTH

How Fast Is the Regency 55+ Area Growing?

ZIP 89521 is one of South Reno's fastest-growing corridors, driven by Damonte Ranch master-plan build-out and ongoing California in-migration. The 55+ active-adult segment within the ZIP is projected to grow as the Baby Boomer cohort continues to retire into Nevada's tax-advantaged environment.

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 Regency 55+ Score for Active-Adult Livability?

Regency 55+ posts a strong livability profile for active-adult buyers in South Reno — A-range scores for tax/cost advantage, healthcare access, and outdoor recreation proximity, with solid marks for safety and community amenities. The rings below break that composite into the six categories retirees ask about most.

• 88A

  Overall Livability

• 83A-

  Healthcare Access

• 82A-

  Safety

• 92A+

  Cost of Living

• 80B+

  Amenities

• 88A

  Outdoor / Recreation

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

MARKET TRENDS · LAST 12 MONTHS

How Is the Regency 55+ Real Estate Market Trending?

Median list price, days on market, and active inventory from Northern Nevada Regional MLS ZIP 89521 data, updated monthly. ZIP 89521 (Damonte Ranch / South Reno) has held steady year-over-year near $580K with roughly 256 active listings — the three charts below show the past twelve months.

Updated: June 2026 · Next update: July 2026

Market Competitiveness

How Competitive Is the Regency 55+ Market Right Now?

Regency 55+ is moderately competitive — the age-restricted buyer pool is more deliberate than the general market, with fewer impulsive offers and more due-diligence-focused buyers. Well-priced, move-in-ready single-story homes in the $480K–$620K band go under contract in roughly four to five weeks per NNRMLS ZIP 89521 data. Homes above $680K take six to ten weeks.

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

Neighborhood Comparison

How Does Regency 55+ Compare to Other South Reno Active-Adult Options?

A like-for-like comparison of Regency 55+ against other South Reno and Reno active-adult or value communities — median price, HOA, home style, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $450K in Regency 55+ to $550K+ at Del Webb at Somersett.

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 South Reno Active-Adult Option?

BY ZIP CODE

What Does the Market Look Like in ZIP 89521?

ZIP 89521 covers Damonte Ranch, Regency 55+, and the broader South Reno corridor. 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.

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.

WHY REGENCY 55+

Why Does Regency 55+ Stand Out Among South Reno Active-Adult Communities?

From Nevada's zero income tax to single-story floor plans at sub-$600K pricing, Regency 55+ delivers a retirement lifestyle most California active-adult communities can't replicate at double the price. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, RSAR, NNRMLS data, the California Franchise Tax Board, and Washoe County records.

1. 1

   Zero Nevada state income tax

   No state income tax on pensions, Social Security distributions, or IRA/401(k) withdrawals — a $8,000–$20,000 annual savings for most California retirees.

   Nevada Department of Taxation
2. 2

   Single-story floor plans from $450K

   Purpose-built active-adult homes with level entries, two-car garages, and primary suites on the main floor — designed for retirement living without stairs.

   Northern Nevada Regional MLS
3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped at 3% by Nevada statute — critical for retirees on fixed income planning a 10–20 year hold.

   NRS 361.471
4. 4

   Damonte Ranch master-plan amenities

   Parks, the community wetlands, and the Town Center corridor give Regency 55+ residents a walkable daily environment without a separate membership fee.

   City of Reno
5. 5

   20-minute airport access

   Reno-Tahoe International Airport is 20 minutes via I-580 — direct flights to Los Angeles, San Francisco, Seattle, Denver, and Phoenix for retirees who travel regularly.

   City of Reno

WHY BUY IN REGENCY 55+

What Are the Top Reasons to Buy a Home in Regency 55+?

Regency 55+'s case for retirees rests on numbers, not lifestyle marketing: zero Nevada state income tax, a $50–$160/month HOA, a median list price near $580K per Reno/Sparks Association of REALTORS, and single-story homes at a fraction of Bay Area active-adult community pricing. The reasons below each carry a named source.

1. 1

   Zero Nevada state income tax

   No personal income tax — five-figure annual savings for most California retirees on pension or investment income.

   Nevada Department of Taxation

2. 2

   No tax on Social Security income

   Nevada does not tax Social Security benefits at the state level — a direct benefit for retirees on fixed income.

   Nevada Dept. of Taxation

3. 3

   3% property-tax cap

   Annual increases on a primary residence are capped by statute — critical for long-hold retirement planning.

   NRS 361.471

4. 4

   Single-story floor plans from $450K

   Level-entry, two-car garage, primary suite on main floor — purpose-built for retirement comfort at a fraction of California 55+ pricing.

   Northern Nevada Regional MLS

5. 5

   Low HOA fees

   $50–$160/month compared to $300–$900+/month at comparable California active-adult communities.

   Damonte Ranch / Regency HOA

6. 6

   Damonte Ranch master-plan setting

   Parks, the community wetlands, and Town Center dining and retail built into the surrounding neighborhood.

   City of Reno

7. 7

   20-minute airport

   Reno-Tahoe Intl is 20 minutes — direct flights to most West Coast and major hub cities for traveling retirees.

   Reno-Tahoe Airport Authority

8. 8

   Lake Tahoe 50 minutes away

   Incline Village on Tahoe's north shore and Mt. Rose Ski Tahoe are both roughly 50 minutes from South Reno.

   City of Reno

9. 9

   Healthcare corridor access

   Renown Health flagship campus is 20 minutes north; urgent care and specialty clinics are throughout the South Reno / Double Diamond corridor.

   Renown Health

10. 10

    Resale value in a tight 55+ market

    Age-restricted inventory is limited — qualified buyers compete for a narrow pool, supporting stable values and reasonable resale timelines.

    Reno/Sparks Association of REALTORS

THIS WEEKEND'S OPEN HOUSES

Can You Tour Regency 55+ Homes This Weekend?

Most Regency 55+ sellers schedule open houses Saturday and Sunday; the freshest list lands mid-week. Set up instant alerts for your price range — or browse every active listing in ZIP 89521 now. Our team offers virtual tours for out-of-state retirees unable to fly in for an initial showing.

RELOCATION TIMELINE

How to Retire to Regency 55+ in 8 Steps

From first research to keys-in-hand, here's the 8-12 week timeline most Regency 55+ 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.

1. 01

   Research the 55+ options in South Reno

   Compare Regency 55+ against Del Webb at Somersett — floor plans, HOA fees, amenity levels, and price points differ meaningfully between the two communities.

2. 02

   Confirm HOPA occupancy rules

   Regency 55+ is age-restricted under HOPA — at least one resident must be 55+ and no permanent residents under 18. Verify the specific rules with the current HOA board before writing an offer.

3. 03

   Get pre-approved

   Most Regency 55+ buyers use conventional financing; VA loans and cash offers are also common in this buyer pool. Line up financing before scheduling tours — sellers in this price band expect a letter.

4. 04

   Hire a South Reno active-adult specialist

   HOA document review, HOPA verification, reserve-fund health, and the specific resale quirks of age-restricted communities all require an agent who knows the neighborhood.

5. 05

   Tour in person or virtually

   Our team offers full virtual tours with live video for out-of-state retirees who can't fly in for initial showings. Single-story floor plans vary — tour multiple homes to compare layout before deciding.

6. 06

   Write and negotiate the offer

   Pair list-price strategy with inspection contingencies and a request for seller credits; many Regency 55+ sellers have lived in the home for 10+ years and expect a reasonable offer, not a lowball.

7. 07

   Inspection & appraisal

   Inspect for HVAC age, roof condition, and any deferred maintenance on the older 2000s-era construction. Appraisals in ZIP 89521 typically run 5–7 business days.

8. 08

   Close and establish Nevada residency

   Transfer utilities (NV Energy, Truckee Meadows Water Authority), then handle the Nevada DMV — license within 30 days, vehicle registration within 60 — to formalize your residency and access Nevada's tax benefits.

ECONOMY & JOBS

What Drives the Economy Near Regency 55+?

Regency 55+ retirees prioritize healthcare, retail, and airport access over employer commutes. According to the U.S. Bureau of Labor Statistics, Reno-Sparks MSA unemployment runs near historic lows, and healthcare — anchored by Renown Health 20 minutes north — is the region's largest sector and most critical service for retiree planning.

Top Reno-Area Employers & Services (Relevant to Regency 55+ Retirees)

• Renown HealthNorthern Nevada's largest healthcare system — flagship medical campus, specialty clinics, Level II trauma center (~20 min)
• VA Sierra Nevada Health Care SystemVA medical center serving Reno-area veterans, located in north Reno (~25 min)
• University of Nevada, Reno Medical SchoolAcademic medical center and physician training program expanding healthcare capacity in the Reno MSA
• South Reno Medical CorridorUrgent care, specialty clinics, pharmacy, and imaging throughout the Double Diamond / South Meadows corridor
• Reno-Tahoe International AirportDirect flights to major West Coast and hub cities — 20 minutes from Regency 55+ via I-580 for traveling retirees
• Damonte Ranch Town CenterRetail, dining, medical offices, and services within 5 minutes — the daily anchor for South Reno active-adult residents

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

COMMUNITY COMPARISON

How Does Regency 55+ Compare to Damonte Ranch, Double Diamond & Del Webb at Somersett?

Choosing the right South Reno retirement community? This table compares Regency 55+ ($580K median, 55+ age-restricted), Damonte Ranch general ($565K, family and mixed-age), Double Diamond ($520K, high volume), and Del Webb at Somersett ($650K, golf + clubhouse). Metrics are from RSAR, the U.S. Census, and BLS Reno-Sparks MSA.

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

COMMUTE & TRANSPORTATION

How Easy Is Getting Around from Regency 55+?

From Regency 55+ in South Reno, I-580 is minutes away, putting the airport at 20 minutes and downtown Reno at 15. Most retirees drive — mean commutes in ZIP 89521 run near 22 minutes per U.S. Census ACS data — well below the Bay Area averages most relocators leave behind, and with far less congestion.

Drive Times from Regency 55+

• 5 minDamonte Ranch Town CenterVia Steamboat Pkwy
• 15 minDowntown RenoVia I-580 north
• 20 minReno-Tahoe Intl AirportVia I-580 north
• 10 minSouth Meadows ShoppingVia South Meadows Pkwy
• 45 minMt. Rose Ski TahoeVia NV-431 (Mt. Rose Hwy)
• 50 minLake Tahoe (Incline Village)Via NV-431 over Mt. Rose Summit
• 20 minRenown Health CampusVia I-580 north
• 35 minCarson CityVia US-395/I-580 south

Transportation Options

• Driving

  The default in South Reno. I-580 from Steamboat Parkway reaches downtown in 15 minutes and the airport in 20. Surface streets connect to South Meadows, Double Diamond, and the broader Damonte Ranch corridor.

• RTC RIDE Transit

  Bus routes along Steamboat Parkway and the I-580 corridor connect South Reno to downtown Reno; coverage inside the Damonte Ranch residential streets is limited but exists for central corridor stops.

• Walking & Trails

  Damonte Ranch wetlands and parks are walkable from Regency 55+. The Steamboat Ditch Trail provides a multi-mile flat walking corridor popular with active-adult residents for daily exercise.

• Air Travel

  Reno-Tahoe International Airport is 20 minutes north via I-580 — direct flights to Los Angeles, San Francisco, Seattle, Denver, and Phoenix for retirees with family in major metro areas.

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 Regency 55+?

Conventional loans generally want 620+; FHA allows 580+ with 3.5% down. VA loans have no minimum credit score set by VA, though most lenders want 620+. Many Regency 55+ buyers put 20–50% down using California home-sale equity, which eliminates PMI entirely. The spread between a 680 and a 760 score can exceed $300/month on a $580K purchase — improving credit before applying pays off even for buyers with substantial cash positions.

PEOPLE ALSO ASK

What Else Do People Ask About Regency 55+?

Beyond the FAQ above, these are the queries Regency 55+ buyers actually type into Google and AI assistants — answered with specifics you can verify: prices from the Reno/Sparks Association of REALTORS, tax data from Nevada Department of Taxation and the California Franchise Tax Board, HOPA rules from HUD, and HOA figures from the Damonte Ranch community association.

WHY NEVADA REAL ESTATE GROUP

Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?

Deep South Reno and Damonte Ranch active-adult expertise, 150+ licensed agents statewide, and 9,061+ verified five-star reviews. With 9,600+ closed transactions and $4.85B+ in total volume, Nevada Real Estate Group ranks #1 in Nevada — our specialists handle HOPA documentation, HOA reserve reviews, and virtual tours for out-of-state retirees.

NEARBY COMMUNITIES

Which Communities Are Near Regency 55+?

Compare Regency 55+ with neighboring South Reno communities and nearby active-adult options. Each card pairs the commute time to Regency 55+ 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 in and around Reno — from ArrowCreek and Caughlin Ranch in the west foothills to Damonte Ranch and Regency 55+ in the south corridor. Every linked entry opens a dedicated page with current NNRMLS listings, price ranges, and community details.

Sources & Methodology

Where Does This Regency 55+ 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.

1. Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics for ZIP 89521. rsar.realtor
2. Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and community-level data. nnrmls.com
3. U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment (ACS) for ZIP 89521. data.census.gov
4. Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks MSA. census.gov
5. U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data. bls.gov/reno-sparks
6. Washoe County Assessor — Property tax rates, assessed values, and parcel data for the South Reno / Damonte Ranch corridor. washoecounty.gov/assessor
7. Washoe County School District — School assignments, enrollment, and district performance data for ZIP 89521. washoeschools.net
8. GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for schools near Regency 55+. greatschools.org
9. Nevada Report Card — Official Nevada DOE school performance data cross-referenced with GreatSchools ratings. nevadareportcard.nv.gov
10. FBI Uniform Crime Reporting (UCR) — Violent and property crime rates for the Reno metro, used in the safety section. fbi.gov/ucr
11. Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator and buy-vs-rent model. freddiemac.com/pmms
12. Nevada Revised Statutes — Property tax cap (NRS 361.471), HOPA (Housing for Older Persons Act) Nevada context, and Nevada DMV residency deadlines. leg.state.nv.us/nrs
13. California Franchise Tax Board — California state income tax rates cited in the relocation section for CA-to-NV tax savings 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