Top Rated
7/10
7/10Brown ES
Damonte Ranch
K-6640 Students20:1
Gated Ryder Homes enclave · South Reno
The Meadows Homes For Sale
Nevada Real Estate Group — your South Reno gated-community specialists. Search homes for sale in The Meadows, a gated ~78-home Ryder Homes enclave at Arrowcreek & Wedge Parkway: community pool, clubhouse, fitness, HOA-maintained front yards, and lock-and-leave living, generally $450K–$900K.
PRICE RANGE
$450K–$900K
NNRMLS / RSAR
DAYS ON MARKET
25
RSAR / NNRMLS, June 2026
COMMUNITY TYPE
Gated · ~78 homes
Ryder Homes / HOA
TO LAKE TAHOE
~30 min
via Mt Rose Hwy
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 The Meadows at a Glance?
The Meadows is a gated ~78-home Ryder Homes enclave in South Reno (ZIP 89521) with a community pool, clubhouse, and fitness facility. Homes go under contract in about 25 days at roughly $450K–$900K per Reno/Sparks Association of REALTORS and NNRMLS. Five takeaways below explain what those numbers mean for buyers in this gated Nevada State Demographer-tracked South Reno corridor.
- Community type: gated enclave of ~78 single-family Ryder homes with pool, clubhouse, fitness, and HOA-maintained front yards — lock-and-leave living.
- Price range: $450,000–$900,000 (June 2026) — original 1998-era plans at the low end, modern 2020–2022 Ryder builds at the top.
- Best for: professionals, downsizers, families, and lock-and-leave owners who want gated security and low maintenance in South Reno.
- Schools: Washoe County School District — Damonte Ranch High, Marce Herz Middle, and Double Diamond-area elementary serve ZIP 89521.
- Why people choose The Meadows: gated security, pool/clubhouse/fitness amenities, HOA-maintained yards, Nevada's zero income tax, and Lake Tahoe 30 minutes south.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find The Meadows Homes for Sale?
The Meadows is a small gated enclave of about 78 homes, so dedicated inventory is limited. Listings below show South Reno / ZIP 89521 homes priced roughly $450K–$900K from live NNRMLS data, per Reno/Sparks Association of REALTORS. Gated communities with pool and clubhouse amenities command a premium — call us to be alerted the moment a Meadows home lists.
PRICE DISTRIBUTION
How Are South Reno Homes Distributed by Price Range?
The Meadows is a small gated enclave, so the bands below reflect the broader South Reno / ZIP 89521 market it sits within, with a median near $565K per Reno/Sparks Association of REALTORS and June 2026 NNRMLS data. Meadows homes typically land in the $500K–$800K bands, with modern Ryder builds reaching higher.
Browse The Meadows & South Reno Listings
How Can You Find a Home in The Meadows by Type, Lifestyle & Price?
The Meadows is a ~78-home gated community, so dedicated listings are limited; the filters below open our live NNRMLS search across South Reno / ZIP 89521, where Meadows homes appear as they list. Counts update daily from Reno/Sparks Association of REALTORS and NNRMLS data — call us to be alerted the moment a Meadows home comes available.
Which South Reno Communities Should You Explore?
Tap a community to see its dedicated page — current listings, price ranges, HOA details, and what daily life looks like inside each neighborhood.
By Property Type
By Price Range
Updated daily · 252 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New The Meadows Listings First?
With only ~78 homes behind the gates, The Meadows listings are scarce and move fast — well-priced homes often receive offers within days per Reno/Sparks Association of REALTORS data for the South Reno gated tier. Set a custom alert for The Meadows and ZIP 89521 by price, beds, and baths — no spam, unsubscribe anytime.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
EDUCATION
7/10
8/10
8/10
7/10
7/10
How Are the Schools near The Meadows?
The Meadows is served by the Washoe County School District (WCSD). Primary public schools for the South Reno / ZIP 89521 area include Brown and Double Diamond Elementary, Marce Herz Middle School, and Damonte Ranch High School, with highly rated Galena High nearby. Verify current zoning for the exact address before purchasing.
7/10Double Diamond ES
South Reno
K-6620 Students20:1
8/10Nick Poulakidas ES
South Reno
K-6580 Students19:1
8/10Hunsberger ES
South Reno
K-6560 Students19:1
7/10Lenz ES
South Reno
K-6520 Students19:1
7/10Pleasant Valley ES
Pleasant Valley
K-6460 Students18:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Serve The Meadows?
According to GreatSchools.org, Damonte Ranch High, Marce Herz Middle, and Brown/Double Diamond Elementary are the primary public schools serving most Meadows addresses in ZIP 89521, all administered by the Washoe County School District. Ratings are cross-checked against the Nevada Report Card. Confirm zoning with the district before purchasing.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Galena High School | Public | 9-12 | 9/10 | South Reno | $500,000+ |
| 2 | Marce Herz Middle School | Public | 7-8 | 9/10 | South Reno | $450,000+ |
| 3 | Nick Poulakidas ES | Public | K-6 | 8/10 | South Reno | $450,000+ |
| 4 | Damonte Ranch High School | Public | 9-12 | 7/10 | Damonte Ranch | $450,000+ |
| 5 | Sage Ridge School | Private | K-12 | 9/10 | South Reno | $600,000+ |
SAFETY & CRIME
Is The Meadows Safe?
Direct Answer
Yes — as a gated community with security gates, high owner-occupancy, and only about 78 homes, The Meadows is among the most secure neighborhoods in South Reno, an area that already posts crime rates well below the Reno city and Nevada averages per FBI Uniform Crime Reporting context.
- Safety grade, The MeadowsGated + South Reno composite
- Security gatesControlled access
- Violent crime ratevs Reno city average
- Owner-occupancyHigh for the Reno metro
What Buyers Should Know
The Meadows' gated entry and small scale naturally support a very secure environment — controlled access, high owner-occupancy, and an active HOA presence mean few outside vehicles and a tight-knit community. Gated communities consistently post some of the lowest property-crime profiles in any metro.
The surrounding South Reno area benefits from City of Reno and Washoe County law-enforcement coverage and quick emergency response along the I-580 corridor. The Double Diamond and Damonte Ranch corridor, with its high owner-occupancy and master-plan design, sees mainly low-level property crime rather than violent crime.
Buyers coming from the Bay Area or Sacramento will find South Reno's overall crime environment less intense than most large California metros, and a gated enclave like The Meadows adds an extra layer of security. As always, we recommend reviewing City of Reno Police Department public data before purchasing.
Sources: FBI Uniform Crime Reporting (latest available data), City of Reno Police Department reporting. Last updated June 2026.
Living In
What's It Like Living in The Meadows?
The Answer
The Meadows delivers gated, low-maintenance living in South Reno (ZIP 89521): security gates, a community pool and clubhouse, a fitness facility, and HOA-maintained front yards, all minutes from Double Diamond amenities and the I-580 corridor. The community is zoned under Washoe County School District to strong South Reno campuses including Damonte Ranch High and Marce Herz Middle.
What is The Meadows known for?
The Meadows is known as a small gated enclave with resort-style amenities — a community pool, clubhouse, and fitness facility behind security gates — uncommon in a community of only ~78 homes. The HOA-maintained front yards and snow removal give it a true lock-and-leave character that draws professionals, downsizers, and second-home owners.
Who should live in The Meadows?
The Meadows fits buyers who prioritize gated security and low maintenance: busy professionals, empty-nester downsizers wanting amenities without a big yard, lock-and-leave second-home owners, and families who want a pool and clubhouse plus strong WCSD schools. California relocators chasing Nevada's zero income tax and a turnkey lifestyle are a core buyer pool.
What is daily life like in The Meadows?
Daily life is turnkey and amenity-rich: morning workouts at the community fitness facility, afternoons at the pool, and a quick I-580 commute to South Meadows or downtown Reno. The HOA handles front-yard landscaping and snow removal, so residents spend weekends at Lake Tahoe (30 minutes) or the ArrowCreek and Galena foothills rather than on yard work.
Location
Where Is The Meadows
The Meadows sits at Arrowcreek Parkway and Wedge Parkway in South Reno, Nevada (ZIP 89521), within the Double Diamond corridor at the edge of the Sierra foothills, about 18 minutes from downtown Reno and the airport.
Downtown Reno
18
Min
Reno-Tahoe Airport
18
Min
Lake Tahoe (Mt Rose)
32
Min
ArrowCreek / Galena
8
Min
University of Nevada, Reno
22
Min
The Meadows
At a Glance$565,000
Median List Price (ZIP 89521)
~$320
Price / Sq Ft (gated South Reno)
25
Days on Market
~78 (gated)
Homes in Community
- Community Type
- Gated Single-Family Enclave
- Price Range
- $450K–$900K
- Builder
- Ryder Homes (1998 + 2020–2022)
- Guard-Gated
- Yes — security gates
- Amenities
- Pool · Clubhouse · Fitness
- Schools
- Washoe County School District
- ZIP Code
- 89521
- To Downtown Reno
- ~18 min via I-580
- To Lake Tahoe
- ~30 min via Mt Rose Hwy
- HOA Services
- Front-yard landscaping + snow removal
LIVABILITY REPORT CARD
How Does The Meadows Score?
The Meadows scores strongly for security, amenities, and low-maintenance living. Below is a category-by-category report card covering the six factors our agents review with every buyer considering a move to this gated South Reno enclave in ZIP 89521 — safety, schools, cost of living, amenities, outdoor access, and commute.
Grade A: Safety
Gated entry, security, and high owner-occupancy make The Meadows one of the more secure South Reno options.
Grade A-: Schools
Washoe County School District — Damonte Ranch High and Marce Herz Middle are among the region's stronger campuses, with Galena High nearby.
Grade B+: Cost of Living
Gated amenities at South Reno pricing — a fraction of comparable gated Bay Area homes, with Nevada's tax advantages.
Grade A-: Amenities
On-site pool, clubhouse, and fitness plus HOA-maintained yards; Double Diamond retail and South Meadows minutes away.
Grade A-: Outdoor Access
ArrowCreek and Galena foothills 8 minutes away; Mount Rose and Lake Tahoe within 30–35 minutes.
Grade B+: Commute
18 minutes to downtown Reno and the airport via I-580; 30 minutes to the Tahoe-Reno Industrial Center.
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 The Meadows a good place to live?
Yes — The Meadows combines gated security, resort-style amenities (pool, clubhouse, fitness), and HOA-maintained front yards in a prime South Reno location 18 minutes from downtown and 30 minutes from Lake Tahoe. Nevada's zero state income tax and a 3% property-tax cap under NRS 361.471 make the long-run carrying cost predictable. For buyers who want a turnkey, lock-and-leave lifestyle with security and strong WCSD schools, The Meadows is one of South Reno's most distinctive small communities.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in The Meadows?
According to the U.S. Census Bureau, South Reno (ZIP 89521) carries a median household income and homeownership rate well above the Reno average — and a small gated, amenity-rich community like The Meadows skews further toward established professionals, downsizers, and lock-and-leave owners who value security and low maintenance.
The Meadows' ~78-home scale and gated character produce a tight, stable community. The resident profile mixes families drawn by the pool and WCSD schools with empty-nesters and second-home owners who want amenities without a large yard — owner-occupancy is high, and turnover is low, which keeps inventory scarce.
~78
gated enclave
$95,000+
vs Reno city $68,000
$600K+
vs Reno city avg $500K
~80%
vs Reno city 47%
~45%
vs Nevada state 28%
Ryder phase
vs original 1998 phase
~0.12 ac
compact, low-maintenance
2.6
vs Nevada state 2.7
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
GROWTH & APPRECIATION
How Fast Is South Reno Growing?
South Reno (ZIP 89521) has been one of the metro's fastest-growing quadrants over the past two decades, driven by master-planned development, the Tahoe-Reno Industrial Center jobs boom, and consistent California in-migration. Gated, supply-constrained enclaves like The Meadows have outperformed on resale as buyers compete for scarce inventory.
+2.5%YoY median price growth (ZIP 89521, 2026)
~78Homes in the gated community
18 minTo Downtown Reno & airport
Gated South Reno (ZIP 89521) median value trajectory, 2010–2026
The Meadows and the gated South Reno tier have appreciated steadily, supported by scarce supply (only ~78 homes here), amenities, and strong WCSD school zoning. California in-migration and Tahoe-Reno Industrial Center hiring continue to drive qualified demand, and the 3% property-tax cap under NRS 361.471 keeps the carrying-cost math predictable for long-term owners.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Median price figures from NNRMLS active listings; historical approximations. Last updated June 2026.
LIVABILITY SCORES
How Does The Meadows Score for Livability?
The Meadows posts strong scores across the livability dimensions buyers ask about — it leads on safety (gated) and amenities while carrying competitive scores on schools and outdoor access. The rings below break the composite into six categories, benchmarked against Census and Washoe County data.
- 86A-
Overall Livability
- 86A-
Schools
- 92A
Safety
- 80B+
Cost of Living
- 84A-
Amenities
- 84A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is The Meadows Real Estate Market Trending?
Median list price, days on market, and inventory for the South Reno / ZIP 89521 gated tier that includes The Meadows, from Northern Nevada Regional MLS and Reno/Sparks Association of REALTORS data. The area median sits near $565,000, up about 2.5% year-over-year, with a median 25–28 days on market. Updated monthly.
Median List Price (gated South Reno)
+2.5% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
22 → 25 days YoY — scarce gated inventory moves fast
vs May 2025
Source: Las Vegas REALTORS
Active Listings (The Meadows)
Typically 3–8 at a time across the ~78-home community
vs May 2025
Source: Las Vegas REALTORS
25
MEDIAN DAYS ON MARKET
$600K
MEDIAN LIST PRICE
~78
HOMES IN THE COMMUNITY
< 1 hr
OUR RESPONSE TIME
LIMITED GATED INVENTORY
Get matched with a
The Meadows specialist.
Market Competitiveness
How Competitive Is The Meadows Right Now?
The Meadows is a highly competitive micro-market. With only ~78 homes, gated security, and a pool/clubhouse/fitness amenity set, listings are scarce and well-priced homes routinely draw quick, multiple-offer interest — typically going pending in about 25 days per NNRMLS data for the South Reno gated tier. Buyers should be pre-approved and ready to move when a Meadows home lists.
72Highly Competitive
- 25 daysMedian days on market (gated South Reno)
- $450K–$900KThe Meadows price range
- ~$320Median price per sq ft (gated tier)
- ~78Total homes — scarce inventory
Is The Meadows Right for You?
Who Should Buy a Home in The Meadows?
The Meadows is a gated ~78-home Ryder Homes community priced $450K–$900K in South Reno. Six buyer profiles below match lifestyles to what the community actually delivers, followed by the honest pros and trade-offs our team walks every buyer through before a first showing.
Which Buyer Types Fit The Meadows?
Lock-and-Leave Owners
- HOA-maintained front yards and snow removal
- Gated security for a home you can leave
- Pool, clubhouse, and fitness on-site
- Ideal for second homes and frequent travelers
Downsizers
- Compact, low-maintenance lots (~0.12 acre)
- Amenities without a big yard to manage
- Single-story options in the community
- Gated security and a tight-knit community
Busy Professionals
- 18-minute commute to downtown and the airport
- On-site fitness facility saves a gym trip
- Turnkey living with HOA-maintained exteriors
- No state income tax on Nevada earnings
California Relocators
- Gated amenities at a fraction of Bay Area pricing
- Zero Nevada state income tax vs. California's 13.3%
- Lake Tahoe 30 minutes up the Mount Rose Highway
- Turnkey, secure landing spot for a move
Families Wanting Amenities
- Community pool and clubhouse for kids
- Damonte Ranch and Galena school zoning
- Gated security and quiet streets
- Newer Ryder builds with modern layouts
Move-Up Buyers
- Modern 2020–2022 Ryder homes available
- Gated prestige below the ArrowCreek price tier
- Strong, supply-constrained resale demand
- South Reno location with foothill access
Best Fit For
- Lock-and-leave owners — HOA-maintained front yards, snow removal, and gated security make The Meadows ideal for second homes and frequent travelers.
- Downsizers — compact low-maintenance lots and on-site amenities without a big yard to manage, behind a secure gate.
- Busy professionals — an 18-minute commute to downtown and the airport, plus on-site fitness and turnkey, HOA-maintained living.
- California relocators — gated amenities at a fraction of Bay Area pricing, Nevada's zero income tax, and Lake Tahoe 30 minutes away.
- Families wanting amenities — a community pool and clubhouse plus Damonte Ranch and Galena school zoning behind a secure gate.
- Move-up buyers — modern 2020–2022 Ryder homes and gated prestige below the ArrowCreek price tier, with strong resale demand.
Ready to explore homes in The Meadows? Our team tracks this scarce gated inventory and can alert you the moment a home in the community lists.
Browse Reno Gated CommunitiesPros
- Gated security and controlled access in a small ~78-home enclave
- Resort-style amenities — community pool, clubhouse, and fitness facility
- Lock-and-leave maintenance: HOA-maintained front yards and private-street snow removal
- Mix of settled 1998-era homes and modern 2020–2022 Ryder builds
- Zero Nevada state income tax saves most households $10,000–$50,000+ annually vs. California
- Strong WCSD schools (Damonte Ranch, Galena nearby) and Lake Tahoe 30 minutes south
- Scarce, supply-constrained inventory supports durable resale value
Honest Considerations
- Higher HOA dues than open South Reno neighborhoods — gates, pool, clubhouse, and fitness cost money to maintain
- Compact lots (~0.07–0.20 acre) mean smaller yards than nearby open communities like Saddle Ridge
- Very limited inventory — with ~78 homes, buyers may wait for the right listing and act fast when one comes available
- Original 1998-era homes need careful inspection of roof, HVAC, and systems versus the newer Ryder builds
- Verify HOA reserve health and any special assessments — amenity-heavy communities carry larger maintenance obligations
South Reno Comparison
How Does The Meadows Compare to Double Diamond, Damonte Ranch & ArrowCreek?
A like-for-like look at four South Reno communities — The Meadows, Double Diamond, Damonte Ranch, and guard-gated ArrowCreek — on price, DOM, gating, and lifestyle fit, using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS June 2026. Prices span $450K at The Meadows to $5M+ in ArrowCreek's estate tier.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| The Meadows | $600,000 | ~$320 | 25 | 6 | Gated · Amenities · Lock-and-Leave |
| Double Diamond | $560,000 | ~$285 | 26 | 32 | Master Plan · Value |
| Damonte Ranch | $600,000 | ~$290 | 28 | 60 | Master Plan · Families |
| ArrowCreek | $1,400,000 | ~$380 | 34 | 24 | Guard-Gated · Golf · Luxury |
| Reno (all) | $575,000 | ~$300 | 32 | 256 | All buyers |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Each South Reno Community?
Submarket 1
The Meadows
A gated ~78-home Ryder Homes enclave with pool, clubhouse, and fitness — the South Reno choice for buyers who want security and low maintenance. Scarce inventory and amenities command a premium over open neighborhoods.
Browse The Meadows homes →$600KMedian Price
25Days on Market
6Active Listings
~$320Price / Sq Ft
Submarket 2
Double Diamond
The broader South Reno master plan that surrounds The Meadows — single-family and townhome product, parks, and South Meadows access, popular with first-time and move-up buyers seeking value.
Browse Double Diamond homes →$560KMedian Price
26Days on Market
32Active Listings
~$285Price / Sq Ft
Submarket 3
Damonte Ranch
A large open master plan with wetlands, trails, and the Town Center retail, offering more inventory and larger lots than The Meadows at lower HOA dues.
Browse Damonte Ranch homes →$600KMedian Price
28Days on Market
60Active Listings
~$290Price / Sq Ft
Submarket 4
ArrowCreek
A guard-gated luxury golf community in the south Reno foothills with custom estates, two championship courses, and sweeping views — the step up from The Meadows in price and lot size.
Browse ArrowCreek homes →$1.4MMedian Price
34Days on Market
24Active Listings
~$380Price / Sq Ft
Submarket 5
Reno (all)
The full Reno market — 256+ active listings spanning Midtown character homes to South Reno master plans and gated foothill estates, covering the complete $350K–$5M+ spectrum.
Browse Reno (all) homes →$575KMedian Price
32Days on Market
256Active Listings
~$300Price / Sq Ft
Submarket 6
Gated South Reno — Why It Commands a Premium
Gated South Reno communities like The Meadows trade at a premium per square foot for their security, amenities, and lock-and-leave services. The Meadows' ~78-home scale keeps inventory scarce, which has supported resale strength across rate cycles.
Browse Gated South Reno — Why It Commands a Premium homes →$600KThe Meadows Median
~78Homes in Community
+2.5%YoY Price Growth (area)
25 daysMedian DOM
Where Is The Meadows on the Map?
The Meadows sits at Arrowcreek Parkway and Wedge Parkway in South Reno (ZIP 89521), within the Double Diamond corridor at the edge of the Sierra foothills. Double Diamond, Damonte Ranch, and the ArrowCreek/Galena foothills are all within 5–10 minutes, placing The Meadows at the gated, amenity-rich edge of South Reno.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which South Reno
community fits?
BY ZIP CODE
What Does the South Reno Market Look Like by ZIP Code?
ZIP 89521 covers South Reno — The Meadows, Double Diamond, Damonte Ranch, and South Meadows — with a $565K median list price and 28-day DOM per NNRMLS. The table compares it to adjacent Reno ZIPs, including the ArrowCreek/Galena foothills (89511) and southwest Reno (89519), for side-by-side value context.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89521 | South Reno · The Meadows · Double Diamond | $565K | ~$290 | 28 | 252 | +2.4% |
| 89511 | South Reno foothills · ArrowCreek · Galena | $720K | ~$320 | 34 | 198 | +2.6% |
| 89519 | Southwest Reno · Caughlin Ranch | $680K | ~$315 | 32 | 142 | +2.2% |
| 89523 | Northwest Reno · Somersett | $620K | ~$305 | 30 | 176 | +2.8% |
| 89436 | Sparks · Spanish Springs | $540K | ~$270 | 30 | 188 | +2.5% |
| 89703 | West Carson City · Schulz Ranch | $540K | ~$270 | 38 | 168 | +3.1% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. ZIP boundaries per Washoe County Assessor.
BY THE NUMBERS
Which Statistics Define The Meadows Real Estate?
Eight verifiable numbers — each sourced to the BLS Reno-Sparks MSA, U.S. Census Bureau, Reno/Sparks Association of REALTORS, or Washoe County Assessor — capture what buyers need to know about The Meadows: price, pace, community size, builder, amenities, tax cap, schools, and drive time to Lake Tahoe.
$600K
Approximate median price for a home in the gated South Reno tier that includes The Meadows, June 2026.
Reno/Sparks Association of REALTORS
~78
Total homes in The Meadows — a small, supply-constrained gated enclave.
Ryder Homes / community data
25
Median days from list to accepted offer for the South Reno gated tier.
RSAR / NNRMLS, June 2026
$450K–$900K
The Meadows price range across original and modern Ryder phases.
NNRMLS / RSAR June 2026
1998 + 2020
Build eras — original "The Meadows 1" c.1998 and the modern Ryder expansion 2020–2022.
Ryder Homes
Pool
Community pool, clubhouse, and fitness facility maintained by the HOA behind security gates.
HOA
0.5–0.7%
Effective property-tax rate under Washoe County Assessor — low by national standards, capped at 3% annually.
Washoe County Assessor / NRS 361.471
30 min
Drive time from The Meadows to Lake Tahoe via the Mount Rose Highway.
via NV-431
WHY THE MEADOWS
Why Does The Meadows Stand Out in South Reno?
Five advantages separate The Meadows from the surrounding open South Reno neighborhoods — each tied to a verifiable primary source, from the Nevada Revised Statutes property-tax cap (NRS 361.471) to NNRMLS active-listing data, Washoe County Assessor parcel records, and Washoe County School District assignment maps — not marketing language.
- Ryder Homes / HOA
Gated security in a small enclave
Security gates and only ~78 homes create a tight, controlled-access community uncommon at this price point in South Reno.
- HOA
Resort-style amenities
A community pool, clubhouse, and fitness facility — rare in a community this small — give residents a turnkey amenity set.
- HOA
Lock-and-leave, low maintenance
The HOA maintains front-yard landscaping and handles private-street snow removal, ideal for professionals and second-home owners.
- NRS 361.471 / Nevada Department of Taxation
No state income tax plus 3% property-tax cap
Nevada levies no personal income tax, and annual property-tax increases on a primary residence are capped at 3% by statute.
- WCSD / GreatSchools
Strong schools and Tahoe access
Damonte Ranch and Galena school zoning plus Lake Tahoe 30 minutes up the Mount Rose Highway round out the package.
WHY BUY IN THE MEADOWS
What Are the Top 10 Reasons to Buy a Home in The Meadows?
The Meadows makes its case on gated security, amenities, and low-maintenance living — each backed by BLS Reno-Sparks MSA employment data, NNRMLS active-listing records, Washoe County Assessor parcel filings, and Nevada Revised Statutes. The ten reasons below are grounded in data, not promotional copy.
Gated security
Controlled-access security gates and only ~78 homes create a safe, tight-knit community.
Ryder Homes / HOA
Pool, clubhouse, and fitness
A resort-style amenity set rare in a community this small, all maintained by the HOA.
HOA
Lock-and-leave maintenance
HOA-maintained front yards and private-street snow removal — ideal for busy or part-time owners.
HOA
Original and modern home options
Settled 1998-era plans plus modern 2020–2022 Ryder builds give buyers a range of vintages and price points.
Ryder Homes
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings for most relocating California households.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped by NRS 361.471 — predictable carrying costs.
NRS 361.471
Strong WCSD school zoning
Damonte Ranch and Marce Herz, with highly rated Galena High nearby, anchor the South Reno school cluster.
GreatSchools / WCSD
18 minutes to downtown and the airport
I-580/US-395 makes the commute to downtown Reno and Reno-Tahoe International Airport quick.
drive time via I-580
30 minutes to Lake Tahoe
The Mount Rose Highway reaches Tahoe and Mt. Rose Ski Tahoe in about 30–35 minutes.
via NV-431
Scarce, supply-constrained inventory
With only ~78 homes, The Meadows is inherently supply-constrained — a durable resale advantage.
NNRMLS
New Construction
Who Are the Top Builders in Henderson?
Henderson has more active new-construction inventory than any other Las Vegas Valley city. The 8 builders below account for ~85% of new homes currently selling in Henderson. Most run rate-buydown or closing-cost incentives that change monthly — verify current offers before you write, because the spread between builders can exceed $25K on the same floor plan.
Luxury & Ultra-Luxury
Toll Brothers
Custom and semi-custom luxury homes
Family & Mid-Market
Lennar
Largest production builder in Henderson
Mid-Luxury
Tri Pointe Homes
Designer-driven new construction
Family
Woodside Homes
Energy-efficient family builds
First-Time & Family
KB Home
Customizable Personal Plans
55+ Active Adult & Family
Pulte / Del Webb
Del Webb brand for 55+
Family & Mid-Market
Pardee Homes
Tri Pointe subsidiary
Family
Richmond American
M.D.C. Holdings new construction
Outdoor Recreation
What Outdoor Amenities Does The Meadows Offer?
Beyond its own pool and clubhouse, The Meadows' South Reno foothill-edge location puts trails, golf, and Sierra recreation within minutes. The City of Reno parks network and the ArrowCreek/Galena foothills are close by, and Lake Tahoe is about 30 minutes up the Mount Rose Highway.
IN-COMMUNITY
The Meadows Community Pool & Clubhouse
HOA amenitySwimming · Fitness · EventsHOA / Residents
The gated community's own pool, clubhouse, and fitness facility provide on-site recreation and a social hub for residents.
8 MIN
Damonte Ranch Trails & Wetlands
Miles of trailsWalking · Cycling · BirdingFree
The Damonte Ranch wetlands and trail network offer multi-use paths and wildlife viewing minutes north of The Meadows.
8 MIN
ArrowCreek & Galena Foothills
Sierra foothillsHiking · Mountain bikingFree
Trailheads into the south Reno Sierra foothills for hiking and mountain biking, with sweeping valley views.
12 MIN
Bartley Ranch Regional Park
56 acresTrails · Equestrian · EventsFree
A Washoe County regional park with trails, an outdoor amphitheater, and equestrian facilities in south Reno.
32 MIN
Mt. Rose Ski Tahoe
1,200 acresSkiing · SnowboardingTicketed
The closest major ski resort to Reno, reached via the Mount Rose Highway from south Reno for winter recreation.
35 MIN
Lake Tahoe (Northeast Shore)
191 sq miBoating · Beaches · HikingFree shoreline
North America's largest alpine lake via the Mount Rose Highway — Sand Harbor, Incline beaches, and water recreation.
8 MIN
Arrowcreek Golf Club
36 holesGolfMembership / guest
Two championship courses in the ArrowCreek foothills minutes from The Meadows for golf enthusiasts.
20 MIN
Washoe Lake State Park
4,700 acresBoating · Birding · EquestrianDay use fee
A large state park between Reno and Carson City with wetlands, boating, windsurfing, and birding.
The Meadows Lifestyle
What Does a Weekend in The Meadows Look Like?
A morning at the community fitness center, an afternoon at the pool, and an evening drive to Lake Tahoe or the ArrowCreek foothills — The Meadows pairs gated, low-maintenance living with South Reno convenience, per the City of Reno parks and recreation network.
$450K–$900KHome Price Range
30 minTo Lake Tahoe
18 minTo Downtown Reno
~78Gated Homes
THIS WEEKEND'S OPEN HOUSES
Can You Tour The Meadows Homes This Weekend?
The Meadows homes hold open houses when available, but with only ~78 gated homes, listings and open houses are infrequent and move fast. Set an alert to get notified the moment a Meadows home lists, or call (775) 277-2120 to arrange a private gated-community showing.
Quick Answer
What does an HOA cost in The Meadows?
As a gated community with a pool, clubhouse, fitness facility, front-yard landscaping, and private-street snow removal, The Meadows carries a higher HOA than open South Reno neighborhoods — generally $200–$320 per month, with newer-phase homes sometimes carrying an additional sub-association fee. Always request the full dues schedule, the reserve study, and any special-assessment balance directly during escrow — amenity-rich communities carry larger maintenance obligations, so confirm reserve health before signing.
Moving to The Meadows
Should I Move to The Meadows?
California buyers relocating to Northern Nevada who want security and low maintenance gravitate to gated South Reno communities like The Meadows. California's top state income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and that single line item funds most moves.
Why California Buyers Are Choosing The Meadows
The tax math is compelling: California's top marginal rate is 13.3% — Nevada's is zero. A household earning $400,000 saves roughly $40,000 per year in state income taxes alone. The Meadows' effective property tax of roughly 0.5–0.7% under Washoe County rates, capped at 3% annual growth for primary residences under Nevada Revised Statutes 361.471, adds long-run predictability that no California community can offer.
At a $600,000 budget, buyers in the San Francisco Bay Area typically get a dated, compact property with no amenities. That same budget in The Meadows secures a gated single-family home with pool, clubhouse, fitness, and HOA-maintained front yard in a low-maintenance South Reno enclave, with Lake Tahoe about 30 minutes up the Mount Rose Highway.
According to Reno/Sparks Association of REALTORS, the South Reno ZIP 89521 median list price runs near $565,000 — and gated, amenity-rich enclaves like The Meadows sit at the upper part of that band for their security and services. Per the Washoe County Assessor, the effective property-tax rate runs roughly 0.5–0.7% of taxable value. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA unemployment rate near historic lows, anchored by tech, logistics, healthcare, and the university.
South Reno's economy is anchored by the South Meadows business corridor, the Tahoe-Reno Industrial Center (Tesla, Switch, Panasonic) about 30 minutes northeast, Renown Health, and the University of Nevada, Reno. The Meadows' position along the Wedge Parkway / I-580 corridor keeps most of the metro's employment within a 30-minute drive while delivering the gated, low-maintenance lifestyle that draws professionals and lock-and-leave owners.
Cost of Living Snapshot — The Meadows (South Reno), NV vs. San Jose, CA
Day-to-day costs run dramatically lower than the Bay Area. Nevada has no state income tax and no personal property tax on vehicles beyond registration. A gated, amenity-rich home in The Meadows at $450K–$900K still runs a fraction of comparable gated Bay Area pricing.
| Metric | The Meadows, NV | San Jose, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Home Price | ~$600K | ~$1.4M+ |
| Effective Property Tax Rate | ~0.5%–0.7% | ~1.2%+ |
| Gated + Pool/Clubhouse | Included in HOA | Rare / premium |
| Drive to Lake Tahoe | ~30 min (Mt Rose Hwy) | ~3.5 hrs |
Figures are approximate, for illustration. Contact our team for current market data.
The Meadows Rental Market — Rent vs. Own
Single-family rentals in the gated South Reno tier typically run $2,800–$4,000 per month for Meadows-caliber homes per Reno/Sparks Association of REALTORS rental tracking, driven by relocating professionals who want security and amenities before committing to purchase. With only ~78 homes, rental availability in The Meadows itself is scarce, which supports rents and resale alike.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Planning a move to a gated South Reno community? Our team specializes in The Meadows and the surrounding Double Diamond corridor — virtual tours, HOA and reserve-study review, and closing coordination without flying in repeatedly.
Start Your The Meadows SearchRELOCATION TIMELINE
How to Relocate to The Meadows in 8 Steps
From first research to keys-in-hand, here's the 8–12 week timeline most The Meadows buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Research the community & set a budget
Compare The Meadows to open South Reno neighborhoods like Double Diamond and Damonte Ranch — weigh gated security and amenities against higher HOA dues and smaller lots. The Meadows' $450K–$900K range buys gated, low-maintenance living in South Reno.
Get pre-approved for financing
Most Meadows homes fall within or near conforming limits (conventional, FHA, VA accessible); factor the higher HOA into your debt-to-income. For FHA/VA, confirm the association meets agency approval early. Get pre-approved before inventory lists — gated homes move fast.
Hire a gated-community specialist
Work with a buyer's agent who tracks The Meadows' scarce inventory, understands the original-vs-modern Ryder phase value differences, and can review the HOA budget and reserve study with you.
Tour when a home lists
With ~78 homes, be ready to tour quickly. Note the build phase (1998 vs 2020–2022), lot position, and proximity to the pool and clubhouse. The HOA-maintained front yard and amenities are part of what you're buying.
Write and negotiate the offer
On scarce gated inventory, pair a competitive price with clean terms. Your agent structures the offer to win without overpaying, and reviews the HOA resale package (CC&Rs, budget, reserves) during the contingency period.
Inspection & HOA due diligence
Order a full inspection — focus on roof, HVAC, and systems on original-phase homes. Review the HOA reserve study and any special-assessment history; gates, pool, and clubhouse are expensive to maintain, so reserve health matters.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from accepted offer to funding. Confirm HOA dues, transfer fees, and reserve findings before clearing financing conditions.
Close, move, and register
Transfer utilities (NV Energy, Truckee Meadows Water Authority), get your gate access set up with the HOA, then handle the DMV — Nevada license within 30 days of residency, vehicle registration within 60.
ECONOMY & JOBS
What Drives the Economy Near The Meadows?
South Reno's economy — where The Meadows residents work — runs on tech and logistics, healthcare, and the university. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment rate runs near historic lows. The Tahoe-Reno Industrial Center — Tesla, Switch, Panasonic — sits about 30 minutes northeast.
Tech / LogisticsSouth Reno's dominant growth sectorTRIC + South Meadows corridor
30 minTo Tahoe-Reno Industrial CenterVia I-580 / USA Pkwy
18 minTo Reno-Tahoe AirportVia I-580 / US-395
22 minTo University of Nevada, RenoNorth on I-580
Top South Reno-Area Employers Within Commuting Distance
- Tahoe-Reno Industrial CenterTesla Gigafactory, Switch, Panasonic, and dozens of logistics operations — about 30 minutes northeast of The Meadows via I-580
- Renown HealthNorthern Nevada's largest healthcare system, with the South Meadows medical campus minutes from the community
- University of Nevada, RenoAn R1 research university and major regional employer about 22 minutes north of The Meadows
- South Meadows Business CorridorOffice, medical, and tech employers clustered minutes north of The Meadows along Double R and South Meadows boulevards
- Reno-Tahoe International AirportA major regional employer and travel hub about 18 minutes north via I-580/US-395
- Washoe County School DistrictPublic school district employing teachers and staff across South Reno's Damonte Ranch, Marce Herz, and Galena campuses
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
How Does The Meadows Compare to Double Diamond, Damonte Ranch & ArrowCreek?
Deciding between gated and open South Reno communities? This side-by-side compares The Meadows against Double Diamond, Damonte Ranch, and ArrowCreek on price, days on market, gating, amenities, HOA dues, and lot size — the metrics buyers weigh most. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | The Meadows | Double Diamond | Damonte Ranch | ArrowCreek |
|---|---|---|---|---|
| Median List Price | ~$600K | ~$560K | ~$600K | ~$1.4M |
| Price / Sq Ft | ~$320 | ~$285 | ~$290 | ~$380 |
| Days on Market | 25 | 26 | 28 | 34 |
| Guard-Gated | Yes (gated) | No | No | Yes (guard) |
| Pool / Clubhouse | Yes (HOA) | Community parks | Wetlands + trails | Club + golf |
| HOA / Month | ~$200–$320 | ~$50–$100 | ~$50–$90 | ~$200–$350 |
| Typical Lot | ~0.12 ac | Standard | Standard | 0.5–2+ ac |
| Home Vintage | 1998 + 2020s | 2000s | 2000s–2010s | 2000s–2010s |
| School District | WCSD | WCSD | WCSD | WCSD |
| Best For | Gated · Lock-and-leave | Value | Families | Luxury · Golf |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will The Meadows Cost You Each Month?
A median $600K Meadows purchase runs about $4,300 monthly with 10% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, and the gated-community HOA included. The tabs below let you model your own payment, compare renting, and map HOA tiers across South Reno communities.
Payment Estimator
Estimate Your The Meadows Payment
$4,473
Estimated Monthly Payment
- Principal & Interest$3,593
- Property Tax$305
- Insurance$150
- HOA$200
- PMI$225
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 The Meadows right now?
At current rates the monthly premium over renting narrows once equity and tax effects are counted — and gated South Reno rents rising ~3.5% annually shift the long-run math toward owning for 5+ year holds.
OWN (10% DOWN, 7%)
$4,449 / mo
- Principal & Interest
- $3,594
- Property Tax (~0.6%)
- $300
- Homeowners Insurance
- $115
- HOA (gated, est.)
- $260
- PMI (10% down)
- $180
5-year net cost:~$166,000
Equity built:~$105,000
RENT (MEDIAN GATED SOUTH RENO SFR)
$3,200 / mo
- Median SFR Rent (gated South Reno)
- $3,200
- Renters Insurance
- $28
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~3.5%
5-year net cost:~$223,000
Equity built:$0
Avg annual rent increase: 3.5%
The 5-year breakeven
Owning a $600K Meadows home for five years builds roughly $105,000 in equity while the renter accumulates none. With annual rent increases of 3.5%, renting a gated home costs more over the five-year period once appreciation and principal paydown are counted. The owner also retains full benefit of Nevada's zero state income tax on any gain at sale.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 3.5% annual rent growth, 0.6% effective property tax (Washoe County Assessor), gated-community HOA.
HOA Fees by Community
HOA Fees in South Reno Communities
South Reno HOA dues vary widely by community type — gated and amenity-rich communities like The Meadows carry the highest dues, while open master plans run lower.
Gated / Amenity Communities
$200–$350 / mo
The Meadows
~$200–$320
Includes:
Security gates, pool, clubhouse, fitness, front-yard landscaping, snow removal
ArrowCreek
~$200–$350
Includes:
24-hour guard gate, trails, common areas (golf membership separate)
Open Master-Plan Neighborhoods
$50–$100 / mo
Double Diamond
~$50–$100
Includes:
Common-area maintenance, parks, master-plan amenities
Damonte Ranch
~$50–$90
Includes:
Common-area maintenance, parks, trails, wetlands upkeep
Established / Standard Neighborhoods
$0–$150 / mo
Galena (foothills)
~$0–$150
Includes:
Varies widely; some areas have no HOA
General South Reno resale
$0–$120
Includes:
Varies by subdivision; many older neighborhoods have no HOA
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from The Meadows?
Wedge Parkway and I-580/US-395 connect The Meadows to downtown Reno, the airport, and the South Meadows employment corridor. Most residents drive — commutes average under 20 minutes to most South Reno employment centers per U.S. Census ACS data. Reno-Tahoe Airport is 18 minutes north; Lake Tahoe is 30 minutes southwest via the Mount Rose Highway.
Drive Times from The Meadows
- ~18 minDowntown RenoI-580/US-395 north
- ~15 minMidtown RenoI-580 / Virginia St
- ~18 minReno-Tahoe AirportI-580/US-395 north
- ~22 minUniversity of Nevada, RenoI-580 north
- ~30 minTahoe-Reno Industrial CenterI-580 / I-80 / USA Pkwy
- ~35 minLake Tahoe (Incline)Mt Rose Hwy / NV-431
- ~32 minMt. Rose Ski TahoeNV-431 south
- ~28 minCarson CityUS-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 The Meadows?
Homes in The Meadows typically close in 30–45 days; cash closes in 7–14. Most Meadows homes fall within or near conforming limits, so conventional financing moves quickly — though for FHA or VA the lender will verify the gated association meets agency approval, which can add time. Budget 30–45 days from a fully executed contract, plus a few days for the HOA resale package and gate-access setup.
Quick Answer
What credit score do you need to buy in The Meadows?
Most Meadows homes are financeable with a 620+ credit score on conventional loans (best rates above 740). FHA requires a 580 minimum with 3.5% down, subject to the association meeting FHA approval. VA has no program minimum, though most lenders want 620+. Because the gated-community HOA adds to your monthly obligation, lenders will factor those dues into your debt-to-income ratio — get pre-approved with the HOA dues disclosed to your lender before touring.
The Meadows FAQ — 18 Answers
What Do The Meadows Buyers Most Frequently Ask?
Most AskedWhat is the median home price in The Meadows, Reno?
Homes in The Meadows typically run from the $450Ks into the $900Ks depending on phase, size, and whether the home is an original 1998-era plan or a modern 2020–2022 Ryder build, per Northern Nevada Regional MLS data for the South Reno / ZIP 89521 corridor. The median list price across the area sits near $600,000 per Reno/Sparks Association of REALTORS, with the newer, larger plans and gated-premium homes commanding the upper end.
Is The Meadows in Reno a gated community?
Yes. The Meadows is a gated enclave of roughly 78 single-family homes with security gates, a professionally managed HOA, and a community pool, clubhouse, and fitness facility. The gated, amenity-rich, lock-and-leave character — with the HOA handling front-yard landscaping and snow removal on private streets — sets it apart from the surrounding open South Reno neighborhoods.
Where is The Meadows located in Reno?
The Meadows sits at the intersection of Arrowcreek Parkway and Wedge Parkway in South Reno, within the broader Double Diamond master-plan corridor (ZIP 89521). It is minutes from the Damonte Ranch and South Meadows amenities, the ArrowCreek and Galena foothills, and the I-580/US-395 freeway, with downtown Reno and the airport about 18 minutes north.
Who built the homes in The Meadows?
The Meadows is a Ryder Homes community. The original section — The Meadows 1 — was established around 1998, and Ryder Homes added a modern expansion with contemporary architecture between roughly 2020 and 2022. The result is a small enclave mixing settled late-1990s homes with newer, energy-efficient builds, all behind the same gated entry.
What are the HOA fees in The Meadows?
As a gated community with a pool, clubhouse, fitness facility, front-yard landscaping, and private-street snow removal, The Meadows carries a higher HOA than typical open South Reno neighborhoods — generally in the $200–$320 per month range, with newer-phase homes sometimes carrying an additional sub-association fee. Always request the current dues schedule, reserve health, and CC&Rs in escrow before writing an offer.
Is The Meadows a 55+ or age-restricted community?
No. Despite its gated, amenity-rich character, The Meadows is an all-ages residential community, not a 55+ or age-restricted development. It attracts a mix of professionals, families, downsizers, and lock-and-leave second-home owners drawn to the gated security, low-maintenance HOA services, and South Reno location.
What types of homes are in The Meadows?
The Meadows is single-family detached homes ranging from about 1,100 to 3,200+ square feet — the original 1998-era plans tend toward 1,200–1,800 sq ft, while the modern 2020–2022 Ryder builds average closer to 2,400 sq ft. Lots are compact, generally 0.07–0.20 acre (about 0.12 acre on average), which keeps yards low-maintenance and reinforces the lock-and-leave appeal.
What school district serves The Meadows?
The Meadows is served by the Washoe County School District (WCSD). South Reno / Double Diamond-area campuses include Brown and Double Diamond Elementary, Marce Herz Middle School, and Damonte Ranch High School, with highly rated Galena High School nearby. WCSD zoning is address-specific, so confirm the assigned schools for a specific Meadows address before purchasing.
How far is The Meadows from downtown Reno and Lake Tahoe?
The Meadows is about 18 minutes from downtown Reno and Reno-Tahoe International Airport via I-580/US-395. Its South Reno foothill-edge location also puts the Mount Rose Highway (NV-431) close at hand, so Lake Tahoe and Mt. Rose Ski Tahoe are roughly 30–35 minutes southwest — a shorter Tahoe run than from most of the metro.
What are property taxes like in The Meadows?
Property taxes in The Meadows fall under Washoe County's low-rate structure. Nevada's effective rate runs roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a $600,000 Meadows home the annual tax bill typically pencils out to $3,000–$4,200 per Washoe County Assessor data — a modest carrying cost paired with no state income tax.
How competitive is the market in The Meadows?
Because The Meadows is a small gated enclave of only about 78 homes, inventory is thin and well-priced listings move fast — typically within 25 to 35 days per NNRMLS data for the South Reno area. The gated security, amenities, and lock-and-leave HOA services draw steady demand, so buyers should be pre-approved and ready to act when a home in the community comes available.
Does The Meadows have a pool and clubhouse?
Yes. The Meadows HOA operates a community pool, a clubhouse, and a fitness facility for residents, alongside maintained common areas and private streets. These shared amenities — uncommon in a community this small — are a key part of why The Meadows commands a premium over comparable non-gated South Reno homes.
How does The Meadows compare to Double Diamond and Damonte Ranch?
The Meadows is a small gated enclave within the broader South Reno corridor, while Double Diamond and Damonte Ranch are large open master plans. The trade-off: The Meadows offers gated security, a pool/clubhouse/fitness amenity set, and HOA-maintained front yards (great for lock-and-leave owners) at a higher HOA and smaller-lot footprint; Double Diamond and Damonte Ranch offer more inventory, larger lots, and lower dues. Buyers who prioritize security and low maintenance lean Meadows.
Is The Meadows a good investment?
South Reno (ZIP 89521) has benefited from constrained supply, top Washoe County schools, and steady California in-migration — with the same Nevada zero-income-tax advantage and 3% property-tax cap under Nevada Revised Statutes 361.471 that draw buyers statewide. A small gated community with amenities and only ~78 homes is inherently supply-constrained, which has historically supported durable demand and resale strength across rate cycles.
What should I know before buying in The Meadows?
Before buying in The Meadows, get pre-approved early — limited gated inventory moves fast. Confirm the HOA dues (and any newer-phase sub-association fee), reserve-study health, and what the dues cover; verify whether the home is original 1998-era or a 2020–2022 Ryder build (it affects systems and finishes); and check the assigned WCSD schools for the exact address. Budget for a full inspection on older-phase homes. Most Reno transactions close in 30–45 days. Call Nevada Real Estate Group at (775) 277-2120 for guidance specific to current $600,000 pricing in this gated South Reno enclave.
What is the minimum down payment to buy a home in The Meadows?
Most Meadows homes in the $450K–$900K range fall within or near 2026 conventional conforming limits, making them accessible with as little as 3% down for qualified first-time buyers or 5% conventional. FHA loans allow 3.5% down with a 580 credit score (note FHA approval of the HOA/condo structure where applicable), and VA-eligible buyers can purchase with 0% down. On a $600,000 home, 5% down is $30,000. Budget 2–3% in closing costs, and factor the gated community's higher HOA into your debt-to-income calculation.
How is buying in a gated community like The Meadows different?
Gated communities like The Meadows carry extra diligence: review the HOA budget and reserve study (gates, pool, clubhouse, and fitness facilities are expensive to maintain), confirm what the dues cover and any pending special assessments, and verify the gate and amenity rules. The upside is security, maintained common areas and front yards, and a lock-and-leave lifestyle. For FHA or VA financing, confirm the community/association meets agency approval requirements early.
Can Nevada Real Estate Group help me buy or sell a home in The Meadows?
Yes — Nevada Real Estate Group assists buyers and sellers across all of South Reno, including gated enclaves like The Meadows and the surrounding Double Diamond and Damonte Ranch communities. Our agents prepare market analyses using NNRMLS data for ZIP 89521, understand the original-vs-modern-phase value differences in The Meadows, and maintain a buyer network to match qualified purchasers quickly when limited gated inventory comes available. Call (775) 277-2120 or submit the form below.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About The Meadows?
Eight queries The Meadows buyers type into Google and AI assistants — answered with specifics from the U.S. Census Bureau, Reno/Sparks Association of REALTORS, and NNRMLS. Each covers the gated South Reno data buyers use to compare The Meadows against Double Diamond, Damonte Ranch, and ArrowCreek.
Is The Meadows a good neighborhood?
Yes — The Meadows is a sought-after gated enclave in South Reno, with a community pool, clubhouse, and fitness facility behind security gates and only ~78 homes. It combines a lock-and-leave lifestyle, strong WCSD schools, and quick Lake Tahoe access, drawing professionals, downsizers, and California relocators who want security and low maintenance.
What ZIP code is The Meadows in?
The Meadows is in ZIP code 89521, the South Reno ZIP that also covers Double Diamond, Damonte Ranch, and South Meadows. It is one of the metro's most active family and gated submarkets per Northern Nevada Regional MLS data.
Are there homes for sale in The Meadows right now?
Inventory is limited — with only ~78 gated homes, The Meadows typically has just a handful of active listings at a time. Use our live NNRMLS search filtered to Reno / ZIP 89521, or call Nevada Real Estate Group at (775) 277-2120 to be alerted the moment a Meadows home comes available.
Who is the builder of The Meadows in Reno?
The Meadows is a Ryder Homes community. The original section, The Meadows 1, was built around 1998, and Ryder Homes added a modern expansion between roughly 2020 and 2022, so the community mixes settled late-1990s homes with newer, energy-efficient builds.
How do I search for homes in The Meadows?
Use our live NNRMLS search filtered to Reno / ZIP 89521, browse our Reno gated-communities page, or call our Northern Nevada team at (775) 277-2120. Because gated inventory is scarce, working with an agent who tracks The Meadows and can move quickly when a home lists is the most effective strategy.
Does The Meadows have a pool?
Yes — The Meadows HOA operates a community pool, along with a clubhouse and a fitness facility, for residents. These shared amenities, uncommon in a community of only ~78 homes, are maintained by the HOA and are part of why the community commands a premium over non-gated South Reno homes.
Is The Meadows a 55-plus community?
No — The Meadows is an all-ages residential community, not a 55+ or age-restricted development. Its gated security and amenities attract a mix of families, professionals, downsizers, and lock-and-leave owners rather than an age-qualified population.
Is The Meadows close to shopping?
Yes — the Damonte Ranch Town Center and the South Meadows shopping corridor along Double R Boulevard, with grocery, dining, and daily-needs retail, are minutes from The Meadows. Reno's full retail scene, including Meadowood Mall, is about 15 minutes north.
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Northern Nevada — we track The Meadows' scarce gated inventory and know the original-vs-modern Ryder phase value differences firsthand. Tell us what you're looking for and we'll alert you the moment a home lists.
NEARBY COMMUNITIES
Which Communities Are Near The Meadows?
Compare The Meadows with neighboring South Reno communities. Each card pairs the drive time from The Meadows with the community price positioning — Double Diamond at ~$560K, Damonte Ranch at ~$600K, ArrowCreek at ~$1.4M — so you can judge whether a few extra minutes buys meaningfully different character or lifestyle fit.
A–Z INDEX
Which South Reno & Reno Neighborhoods Can You Explore A–Z?
Key communities across South Reno and the broader metro — from gated enclaves like The Meadows and ArrowCreek to the open master plans of Double Diamond and Damonte Ranch — spanning roughly $450K to $5M+. Every linked entry opens a dedicated page with current NNRMLS listings and community details.
F
- Fernley
S
- Saddle Ridge at Damonte Ranch
- Somersett
- South Meadows
- Sparks
- Spanish Springs
KEEP LEARNING
What Else Should You Read About South Reno?
These guides extend the research most The Meadows buyers do next — comparing South Reno communities, exploring Reno's gated options, and weighing a California-to-Nevada move — each written from the same NNRMLS data and primary sources used throughout this page.
GUIDE
Double Diamond Community Guide
The South Reno master plan surrounding The Meadows — value pricing, single-family and townhome product, and South Meadows access.
Read →GUIDE
Reno Gated Communities
Every gated community in the Reno area in one place — from The Meadows to ArrowCreek and Montreux, with current listings.
Read →MARKET REPORT
Reno Real Estate Hub
Reno-Sparks market data, all community guides, and every Northern Nevada neighborhood in one place.
Read →Sources & Methodology
Where Does This The Meadows Data Come From?
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly — RSAR and NNRMLS for price and DOM, U.S. Census Bureau for demographics, Washoe County Assessor for tax data, and GreatSchools for school ratings. Follow any link below to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, and monthly MLS statistics for ZIP 89521 and the South Reno market. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, and neighborhood data for Reno and the western Nevada region. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, and education attainment for Reno and ZIP 89521 (ACS). data.census.gov/Reno
- Nevada State Demographer — City and county population estimates and growth projections for the Reno-Sparks region. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data covering South Reno. bls.gov/reno-sparks
- Washoe County Assessor — Property tax rates, assessed values, lot sizes, and parcel records for ZIP 89521 and all South Reno properties. washoecounty.gov/assessor
- GreatSchools.org — K-12 school ratings, test scores, and student-teacher ratios for Washoe County School District campuses. greatschools.org/nevada/reno
- Nevada Report Card — Official Nevada DOE school performance data for Damonte Ranch High, Galena High, Marce Herz Middle, and elementary campuses in ZIP 89521. nevadareportcard.nv.gov
- Washoe County School District — School boundary maps, enrollment data, and assignment verification for The Meadows addresses. washoeschools.net
- Freddie Mac PMMS — Weekly mortgage rate survey used in the monthly payment calculator. freddiemac.com/pmms
- Nevada DMV — New-resident registration and license transfer deadlines referenced in the relocation checklist. dmv.nv.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