Every figure on this site comes from a source that was opened and read, and the page names that source and the month or year of the figure. Official records come first: Nevada statutes, Washoe County's Assessor, Treasurer and Recorder, the Nevada Real Estate Division and the IRS. Pages are written with AI assistance from these sourced research files and checked by automated tests before they go live.
Where the figures come from
Before a page is written, the facts it needs go into a research file. Each entry records the claim, the source, the words that support it and the date it was read. The writer works only from those files.
| Topic | Sources |
|---|---|
| Nevada law | Nevada Revised Statutes and Administrative Code on leg.state.nv.us: seller disclosures (NRS 113), the HOA resale package (NRS 116), the transfer tax (NRS 375), property tax (NRS 361) and advertising rules (NAC 645) |
| Washoe County | The Assessor (taxable value, the abatement caps), the Treasurer (2026-27 tax rates, billing) and the Recorder (transfer tax, recording fees) |
| Licensing | The Nevada Real Estate Division's licensee lists and disclosure forms |
| Federal tax | IRS publications, including Publication 523 on selling your home |
| Market data | Zillow's home value index, Redfin's data center, Realtor.com, Sierra Nevada REALTORS' monthly Washoe County reports and Freddie Mac's weekly mortgage rates |
| ArrowCreek | The HOA's CC&Rs, rules, design review fees and newsletters, and The Club at ArrowCreek's own pages |
| Reviews | Google reviews of The Berman Group, read and quoted verbatim |
When a source is silent
Some figures a seller wants aren't published. The HOA's public documents don't state a transfer fee amount, and the club doesn't post its initiation fees or dues. Where that happens, the page says so and tells you who to ask, rather than repeating a number from an unofficial site.
How figures are dated and refreshed
A tax rate or a home value means little without its date, so every figure carries one: Zillow's typical home value for September 2026, Freddie Mac's rate for the week of October 15, 2026, Washoe County's tax rates for the 2026-27 fiscal year. Yearly figures such as tax brackets and caps use the current year's published number and name the year.
Zillow and Freddie Mac figures in the charts and stat blocks are pulled by a script from the published data files rather than copied by hand. Figures quoted in the text, including Redfin and Sierra Nevada REALTORS figures, are updated by hand, and a page's "Updated" date changes when its text does.
Why we say "ZIP 89511", not "ArrowCreek"
Zillow publishes no home value series for ArrowCreek. The closest one is ZIP 89511, which also takes in Galena Forest, Montreux and other parts of south Reno. So when a page quotes Zillow, it says ZIP 89511, never "ArrowCreek's typical value".
Why the label changes the answer
Zillow's typical home value for ZIP 89511 was $1,120,342 in September 2026. Redfin's median sale price for its Arrowcreek area was $1,724,517 for July to September 2026 (Redfin counted 15 sales in September alone). An online estimate built on the ZIP figure can land well below what an ArrowCreek home sells for, which is why the ArrowCreek home value estimator labels its index and why the ZIP 89511 market page sets the two side by side.
The same rule applies to the wider market. Days to contract, price cuts and months of supply are labelled with their area (Redfin's Arrowcreek area, ZIP 89511, Washoe County or the Reno metro) and their source. For what those figures mean for timing, see how long a Reno sale takes.
How reviews and photos are used
Reviews, quoted exactly
Review excerpts come from Google reviews of The Berman Group that name Richard, read on October 21, 2026. Each one is checked as a continuous passage of the original and never edited, spelling and punctuation included. Reviewers' names are shortened to a first name and initial. The rating, 5.0 from 171 reviews, is the team's, and the pages say so. None of the quoted reviews describes an ArrowCreek sale.
Photos, credited and real
Photos are real photographs from Wikimedia Commons under Creative Commons licenses, credited to the photographer at the foot of each page that uses one. None is generated by AI. They are stand-ins until current ArrowCreek photos are supplied, and none shows a private home that could be identified.
How the pages are written and checked
Pages are written with AI assistance from the sourced research files above. The AI drafts; the research files decide what may be said. A figure that isn't in a research file doesn't go on a page.
Before a page goes live, automated checks run on it. They test the page's depth against the pages that rank for its search, scan for phrases that breach Fair Housing rules and for invented first-person claims of experience, confirm every internal link points to a real page, and cap how much text two pages can share. A site-wide check confirms every built page shows the brokerage name, a Nevada license line and the Equal Housing Opportunity line, and that its links resolve. Those checks test wording and structure, not facts: a separate review checks each page's figures against the research files. A page shows "Reviewed by Richard" only when he has reviewed it, with the date; a page without that line hasn't had his review yet.
Common questions
Where do the numbers on this site come from?
From sources that were opened and read, listed at the bottom of each page: Nevada statutes, Washoe County's Assessor, Treasurer and Recorder, the Nevada Real Estate Division, the IRS, Zillow, Redfin, Sierra Nevada REALTORS, Freddie Mac, and the ArrowCreek HOA's and the club's own documents. Every figure names its month or year.
Is AI used to write these pages?
Yes. Pages are written with AI assistance from research files in which every fact is tied to a source and the date it was read. Automated checks then test each page for invented first-person claims, Fair Housing language, broken links, duplication and depth, and a separate review checks figures against the research files. A page says it was reviewed by Richard only when he has reviewed it.
Why do the pages say ZIP 89511 instead of ArrowCreek?
Zillow publishes no ArrowCreek home value series, so ZIP 89511 is the closest. That ZIP also includes Galena Forest, Montreux and other south Reno areas, and its typical value of $1,120,342 in September 2026 sits well below Redfin's $1,724,517 median for its Arrowcreek area for July to September 2026.
How do I report an error?
Email Richard at rberman@dicksonrealty.com or FlyDragon at hello@goflydragon.com with the page and, if you have it, the source that shows the right figure. The claim is checked against the original source, and if the page is wrong it is corrected and its Updated date changes.
Sources
- Nevada Legislature: NRS Chapter 116 (common-interest communities)
- Nevada Legislature: NRS Chapter 375 (real property transfer tax)
- Washoe County Treasurer: 2026-27 combined tax rates
- Washoe County Recorder: Real property transfer tax
- IRS: Publication 523, Selling Your Home
- Redfin: Arrowcreek housing market
- Sierra Nevada REALTORS: September 2026 market report
- Freddie Mac: Primary Mortgage Market Survey
- Wikimedia Commons: Slide Mountain from ArrowCreek (Stan Shebs, CC BY-SA 3.0)
About Richard Berman
Richard Berman is a Reno real estate agent with Dickson Realty, licensed in Nevada since 2017, who leads The Berman Group with Katie Berman and runs this site for ArrowCreek homeowners thinking about selling.
- 5.0Google rating from 171 reviews of The Berman Group
- 104Team sales in the last 12 months, Zillow
- 2017Licensed in Nevada since
REALTOR®, Dickson Realty, 500 Damonte Ranch Pkwy #625, Reno, NV 89521. Office (775) 800-5032. Nevada license S.0181980. General information, not legal, tax or lending advice.
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