Old Southwest

Reno, NV

Neighborhood Market Analysis

Q3 2025 Report

$850,000 (June 2025)

Median Home Price

70–80 (Very walkable for Reno; sidewalks, mature trees, close to Midtown and downtown)

Walkability Score

Generally above average for Washoe County; Reno High is highly regarded for academics and athletics.

School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Plumas St (east), Hunter Lake Dr (west), California Ave (north), and Mt. Rose St (south). Includes the historic core and leafy residential streets south and west of downtown.

Zip Codes

89509

Market Data Summary

Price Range$600,000–$1,500,000+ (varies by lot size, renovation, and historic status)

Price per Sq Ft$377 (June 2025)

Inventory LevelsLow to moderate; limited new construction, most turnover from resales of existing homes.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric bungalowsCottagesTudor and Colonial RevivalsOccasional duplexes

Architectural Styles

CraftsmanTudor RevivalColonial RevivalMid-century ranchSpanish Revival

Property Details

Typical Lot Sizes0.15–0.35 acres; larger lots on tree-lined streets

Home Age Range1920s–1950s (majority), with some mid-century and select newer infill

Construction QualityGenerally high, with many homes featuring original hardwoods, built-ins, and period details. Renovations common, especially kitchens and baths.

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix: established professionals, families, retirees, and some younger buyers attracted by character homes. Median household income above city average.

Community Vibe

Historic, leafy, and neighborly. Pride of ownership is evident. Community events and block parties are common.

Typical Residents

Families
Professionals
Retirees
Young couples

Family Friendly

Highly family-friendly; walkable to parks, schools, and Midtown amenities.

Amenities & Lifestyle

Parks & Recreation

• Arlington Park
• Whitaker Park
• Truckee River walking trails

Dining Options

• Midtown restaurants (Great Full Gardens, Süp, Laughing Planet)
• Local bakeries and cafes

Shopping Centers

• Midtown boutiques
• California Avenue shops
• Short drive to Reno Public Market

Local Businesses

• Coffee shops (Hub Coffee Roasters, Old World Coffee)
• Boutique salons
• Antique stores

Education & Schools

Generally above average for Washoe County; Reno High is highly regarded for academics and athletics.

Overall School Rating

Elementary Schools

• Beck Elementary
• Mount Rose Elementary

Middle Schools

• Swope Middle School

High Schools

• Reno High School

Private Schools

• Our Lady of the Snows
• Sage Ridge School

Transportation & Accessibility

Transit & Roads

Public Transit

• RTC bus lines along Plumas and California Ave

Major Roads

• California Ave
• Plumas St
• Arlington Ave

Commute & Walkability

Commute Times5–10 minutes to downtown Reno; 15–20 minutes to UNR or airport.

WalkabilityHigh for Reno; easy access to Midtown, parks, and schools.

ParkingMostly off-street driveways and garages; some on-street parking, can be tight during events.

Marketing Intelligence

Target Buyer Types

Move-up buyers
Relocating professionals
Families
Retirees seeking walkability

Key Selling Points

Historic architecture
Walkable lifestyle
Top-rated schools
Proximity to Midtown and downtown

Pricing Considerations

Price competitively based on recent renovated sales; premium for move-in-ready, updated homes.

Common Objections & Response Strategies

Objection: Older homes may need repairs or updates.

Response Strategy:

Provide inspection reports, highlight recent upgrades, and offer home warranty options.

Objection: Higher prices compared to other Reno neighborhoods.

Response Strategy:

Emphasize appreciation trends, walkability, and unique historic value.

Objection: Limited inventory and choice.

Response Strategy:

Showcase off-market opportunities and discuss benefits of acting quickly in a tight market.

Investment Insights

Investment Potential

Appreciation Potential

Strong; historic character and limited supply drive long-term value. 8.4% YoY price growth in 2025.

Rental Demand

High for single-family homes and renovated units; popular with professionals and families relocating to Reno.

Buyer Competition

Moderate to high; multiple offers common on well-priced, move-in-ready homes.

Best For

Owner-occupants seeking character
Long-term investors
Families valuing schools and walkability

Potential Concerns

Older homes may need system upgrades
Limited new construction
Higher entry price than some Reno neighborhoods

Professional Recommendations

Network with local contractors and inspectors familiar with historic homes.

Educate buyers on renovation costs and timelines.

Leverage professional photography to highlight architectural details.

Monitor off-market and pocket listings for clients.

Host neighborhood tours to showcase community vibe and amenities.

Competitive Analysis

Comparable Markets

Midtown Reno
Newlands Manor
Caughlin Ranch

Market Positioning

Premium historic neighborhood with strong lifestyle appeal and limited supply.

Competitive Advantages

Historic charm and mature landscaping
Superior walkability
Proximity to Midtown and downtown

Price Comparison

Old Southwest median price ($850K) is higher than Midtown ($650K) and Reno overall ($580K), reflecting its desirability and historic character.

Investment Metrics

3.5–4.2% for single-family rentals (2025 est.)

Cap Rates

4–5% gross annual yield on updated homes

Rental Yields

22–25 (reflecting owner-occupant demand)

Price-to-Rent

Modest for long-term holds; best for appreciation and lifestyle investors.

Cash Flow

6–8% annually, barring macroeconomic shifts.

Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to higher prices, but possible for dual-income buyers or those seeking smaller homes.

Move-Up Buyers

Ideal for those upgrading from Midtown or other Reno neighborhoods; more space and prestige.

Downsizers

Attractive for retirees seeking walkability and low-maintenance historic homes.

Investors

Best suited for long-term appreciation and premium rentals; limited short-term cash flow.

Relocators

Strong fit for professionals and families moving to Reno for jobs or lifestyle.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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