Reno housing market: what it means in ArrowCreek

At a glance

ArrowCreek housing market: the numbers

Zillow's typical home value in ZIP 89511, the ZIP that contains ArrowCreek, was $1,120,342 in September 2026, up 3.6% on a year earlier, while the typical value across Reno was $571,562 (+2.0%). Across the Reno metro, homes for sale are 16.8% lower than a year earlier.

Zillow Home Value Index, September 2026. Zillow publishes no ArrowCreek figure: ZIP 89511 is the closest series that contains it, and neighborhoods are Zillow's boundaries. A typical value is the middle of the market, not its top. Metro figures (Zillow, August 2026) cover the whole Reno metro, all price points.

Ten years of home values in ZIP 89511

Reno is rising while ArrowCreek's top end resets

Reno and ArrowCreek are on different tracks this year. Every major source shows Washoe County prices up over the year to September 2026, while Redfin's Arrowcreek area shows a lower median than a year ago and much faster sales. Which set of numbers you read changes what you'd conclude about listing, so start with where each one comes from.

Reno and Washoe County in September 2026

Sierra Nevada REALTORS, working from Northern Nevada Regional MLS data, put Washoe County's median sale price at $595,000 for all residential sales, up 9.7% on a year earlier, across 487 closed sales. Redfin's county median was higher, at $618,616. A median sale price moves with the mix of homes that closed that month, while Zillow's index estimates the value of a typical home, which is why Zillow shows Reno up only about 2%.

ZIP 89511 against Reno on Zillow

Zillow's typical value for ZIP 89511, the ZIP that contains ArrowCreek, is about 1.96 times Reno's and reached a new high in September 2026. Reno's typical value is still below its June 2022 peak of $580,316. Over ten years the ZIP has risen 102.5% and Reno 85.6%, so the gap between them has widened.

Redfin's Arrowcreek area

Redfin's Arrowcreek page reported a median sale price of $1,724,517 over the three months to September, down 8.5%, while the median price per square foot rose 30.5% to $622. A lower median alongside a higher price per square foot can mean smaller homes made up more of the recent sales. Redfin's boundary may include streets outside the HOA gates, so this page calls it Redfin's Arrowcreek area rather than ArrowCreek.

Faster sales than a year ago

Homes in Redfin's Arrowcreek area sold after a median 46 days on market in Redfin's latest figure, against 137 a year earlier, and Redfin counted 15 sales in September, two fewer than a year before. Redfin says they sold about 2% below list and went pending in around 41 days, and it scores the area 55 out of 100, "somewhat competitive".

How ZIP 89511 values have moved since 2000

Zillow's index for ZIP 89511 runs back to January 2000, when the typical value was $321,888. Over that span it has been through two downturns of very different depth, and which one you remember shapes how you read today's figures.

2006 to 2012: values roughly halved

The ZIP's typical value peaked at $716,377 in August 2006 and fell to $351,855 by April 2012, a drop of about 51%. It didn't pass the 2006 high again until August 2020, fourteen years later.

2022 to 2023: a shallow dip

When mortgage rates jumped, the index slipped from $1,110,281 in June 2022 to $970,867 in April 2023, about 12.6%, then climbed about 15% to September's record. Reno's typical value fell about 9.9% over the same months. For you as an owner, the dates decide your gain: a mid-2022 buyer is about level on the index, while a 2016 buyer has roughly doubled. Put your own purchase into the ArrowCreek value estimator to see where you stand.

ZIP 89511 in Redfin's three-month windows

Redfin reports ZIP data in rolling three-month windows, and fewer than about 50 homes sell in 89511 in a typical month, so a single window can swing. July to September 2026 is the latest window.

Price and number of sales

The median sale price was $1,397,089, up 11.1% on a year earlier, across 139 sales, up 11.9%. That's about 25% above Zillow's typical value for the same ZIP. A median of closed sales and an index of all homes answer different questions, so quote the one that fits yours.

Time to contract

Homes went under contract in a median 56 days, against 68 a year earlier. Redfin counts days on market from listing to accepted contract, not to closing, so add escrow on top.

Discounts and price cuts

Sellers received about 97.6% of list price on average, and 28.3% of homes had a price drop. Redfin's competitiveness score for the ZIP is 52 out of 100, and it says homes go pending in around 62 days at about 3% below list.

Supply

Redfin counted 142 homes in inventory, or 3.1 months of supply. Months of supply is inventory divided by sales, so a seller listing now faces about three months of competing homes at the current pace.

Which figures to trust, and which never to compare

Four sources publish numbers for this part of Reno, and they don't measure the same thing. Mixing them is an easy way to misread the market.

Zillow's typical value is a middle, not a sale price

Zillow's Home Value Index estimates the typical value of homes in the middle third of an area, smoothed and seasonally adjusted. It's good for direction over time and poor for pricing one ArrowCreek home, because ZIP 89511 covers much of south Reno beyond the gates.

Redfin days on market against Sierra Nevada REALTORS days to contract

For Washoe County in September 2026, Redfin reported a median 54 days on market, while Sierra Nevada REALTORS reported a median 28 days to contract. The two are counted by different methods, and neither source explains the gap. Never set one against the other: compare Redfin with Redfin and SNR with SNR, month to month.

Small samples swing

Fifteen sales a month in Redfin's Arrowcreek area means one unusually large or small home can move the median a long way. Read three-month and year-over-year figures, never a single month.

Statewide figures for high-priced homes

Redfin doesn't publish luxury figures for Reno, which isn't among the 50 metros it covers. For Nevada as a whole, homes in the top 5% of each metro's prices sold at a median $1,833,280 in June to August 2026 and took a median 71 days to go under contract, against 48 days for mid-priced homes. That's the nearest sourced read on how a high-priced listing moves.

When homes in ZIP 89511 sell fastest

In ZIP 89511, the season a home goes under contract changes the wait by months. Redfin's rolling windows show the swing.

Spring windows

Homes that went under contract from May to July 2026 took a median 43 days. In 2024 the three spring windows each came in at 34 days.

Winter windows

From December 2025 to February 2026 the median was 134 days, about three times the spring pace. A home listed in November may wait through the holidays and into the new year before a buyer commits. How long an ArrowCreek sale takes adds the escrow weeks to these figures.

Washoe County by month

Across the county, Redfin's median time to contract averaged about 38 days in May over 2024 to 2026 and about 72 days in January. Sellers list the most homes from April to June. In spring about half of homes go under contract within two weeks, against about one in five in December, and Sierra Nevada REALTORS' single-family median reached $640,000 in June 2026. The month-by-month case is in when to list a Reno home.

Rates and supply heading into winter

Mortgage rates

Freddie Mac's 30-year fixed rate averaged 7.40% for the week of October 15, 2026, against 6.27% a year earlier; the 15-year averaged 6.71%. Higher rates raise the payment on every financed purchase, and at ArrowCreek prices the loans are large.

Fewer homes for sale than a year ago

Sierra Nevada REALTORS counted 1,196 active Washoe listings in September, down 19.9% on a year earlier, or 2.5 months of supply. Zillow's latest Reno metro inventory figure was 1,836 homes, down from 2,208 a year earlier. Less competing supply works in a seller's favor, even with rates higher.

Quarter over quarter

SNR's quarterly figures for Washoe County, which leave out Incline Village, put the median at $575,000 in the third quarter of 2026, up from $540,000 a year earlier, with 1,628 closed sales and a median 25 days to contract, down from 33. In the second quarter the median was $625,000 and homes took 12 days, so the market slowed from spring into summer, in line with the monthly pattern above.

Is it a good time to sell an ArrowCreek home?

This page doesn't forecast prices, and no published forecast for ArrowCreek was used. The data points both ways.

What works for you

Active listings across Washoe are about a fifth lower than a year ago. Homes in Redfin's Arrowcreek area are going under contract far faster than last year, and the ZIP 89511 index is at a record.

What works against you

Rates are more than a point higher than a year ago, and the Arrowcreek-area median is down 8.5%. Winter listings in 89511 have taken about three times as long to go under contract as spring ones.

Three questions to settle it

Can you wait for a spring listing, or do you need to close sooner? How far has the index moved since you bought, and does that gain clear your selling costs? Where does your home sit against recent ArrowCreek sales, rather than the ZIP? The sell-now test for ArrowCreek owners works through each one, and the ArrowCreek selling plan covers pricing and the HOA paperwork. For the community itself, start with selling a home in ArrowCreek, Reno.

I can pull the last two quarters of ArrowCreek sales for your part of the community and go through them with you.

Common questions

Sources

• Zillow Research: Home Value Index (ZHVI) data
• Redfin: Arrowcreek housing market
• Redfin: 89511 housing market
• Redfin: Washoe County housing market
• Redfin Data Center: Housing market tracker downloads (Washoe County, ZIP 89511)
• Redfin: Data Center metrics definitions
• Redfin Data Center: Luxury home market
• Sierra Nevada REALTORS: September 2026 market reports (PDF)
• Sierra Nevada REALTORS: June 2026 market report (PDF)
• Carson Now: Sierra Nevada REALTORS third-quarter 2026 report
• Carson Now: Sierra Nevada REALTORS second-quarter 2026 report
• Freddie Mac: Primary Mortgage Market Survey