Top 15 Questions Californians Ask When Moving to Reno, Nevada

After years of helping California transplants find homes in Reno, we've noticed something: you all ask the same nervous questions. And honestly? We get it. If you've dealt with California's real estate chaos the bidding wars, endless permits, HOA nightmares, and skyrocketing costs you've earned the right to be a little paranoid.

But here's the good news: Northern Nevada operates differently. Much differently. Those horror stories you're used to? They don't really happen here. So let's address your top 15 concerns head-on, with real answers that might finally let you breathe easy about buying a home again.

"What's the Catch with Property Taxes Being So Low?"

No catch. Nevada property taxes really are that low typically around 1% of assessed value. Your million-dollar home here? Expect taxes under $10,000 annually, not the $15,000-20,000 you'd pay in California.

Here's the key difference: Nevada bases taxes on assessed value, not purchase price. Three identical homes selling for the same price could have different tax bills based on when they were built. Older homes often have lower assessments. New construction sits right around that 1% mark.

Every state gets their money somehow. Nevada just chooses property taxes as one of the areas to go easy on residents. We're consistently ranked among the 10 lowest property tax states nationally.

"Is There Really No State Income Tax?"

Correct. Zero. Zilch. Nada. No state income tax on wages, retirement income, investment gains nothing. This isn't a trick or a temporary promotion. It's how Nevada has operated forever.

Yes, our sales tax runs slightly higher than some states (around 8.375% in Washoe County). But for most people, especially retirees or high earners, the income tax savings dramatically outweigh higher sales tax. Nine states operate without income tax Nevada just happens to be one of the most business and resident-friendly among them.

"Do I Need to Write Love Letters to Win a House?"

Put the tissues away. Those emotional seller letters that were mandatory in California's crazy markets? Not needed here. In fact, they're becoming problematic everywhere due to fair housing concerns.

Today's Reno market rarely sees the 10-20 offer situations that plagued California. You might compete with 2-3 other buyers on a well-priced home, but that's manageable. Most homes receive single offers where you can actually negotiate on price, inspections, and closing terms. Remember negotiation? It's back.

"What's the Fire Insurance Situation?"

This question has exploded recently, and we understand why. While Nevada has wildfire risk in certain areas (particularly near Mount Rose and parts of Washoe Valley), we haven't seen the insurance crisis hitting California.

Fire insurance remains available and affordable for most properties. If you're looking at homes in higher-risk areas, we immediately check with insurance providers. But the mass cancellations and astronomical premiums destroying California homeowners? Not happening here. Yet.

"How Long Do Building Permits Take?"

Breathe easy it's not an 18-month battle here. Remodel permits typically process in 3-6 months depending on scope. New construction takes longer (6-10 months for permits), but nothing like California's legendary delays.

The permitting process has gotten slower than it used to be, but it's still functional. You can actually plan a project and reasonably expect to complete it within a year. Revolutionary concept, right?

"Are HOAs Going to Micromanage Everything?"

Most Nevada HOAs are refreshingly reasonable. Fees under $100/month typically cover basic community maintenance and enforce common-sense rules: don't paint your house neon pink, don't leave RVs parked indefinitely, maintain your landscaping.

Yes, some communities (like Caughlin Ranch) have stricter standards. Gated communities with amenities run higher fees and tighter rules. But overall? Nothing like California's HOA horror stories. Many neighborhoods have no HOA at all if you prefer total freedom.

"Can I Actually Build an ADU Without Fighting City Hall?"

Accessory dwelling units, guest houses, workshops all possible without years of bureaucratic warfare. The process is straightforward: submit plans, wait a few months, get approved, build. No neighborhood meetings, no endless appeals, no political battles.

Out in areas like Red Rock, people regularly build barns, corrals, and substantial outbuildings. Smaller sheds often don't even need permits. It's almost like the city wants you to improve your property. Weird, right?

"Is It Illegal to Have Chickens/Gardens/Sheds?"

Welcome to actual property rights. Chickens are legal in many neighborhoods (check your specific HOA). Gardens are encouraged. Sheds are normal. You can actually use your property as you see fit.

Many subdivisions in town allow backyard chickens. Skip the rooster unless you want angry neighbors, but hens are often welcome. Fresh eggs from the neighbor? That's just Nevada living. No permits, no applications, no begging the city council.

"What's the Fine for Using Too Much Water?"

In 36 years here, I've never heard of anyone getting fined for overwatering. Yes, we're the driest state. Yes, conservation matters. But water police issuing citations? Not a thing.

During severe droughts, we might have voluntary watering schedules. Most people comply because it makes sense, not because they fear fines. Water bills stay reasonable, and xeriscaping is popular by choice, not mandate.

"Will the City Fine Me if My Grass Dies?"

The city doesn't care about your grass. Your HOA might send a gentle reminder if your entire yard goes apocalyptic, but dead grass isn't a criminal offense here. Most brown lawns indicate vacant or distressed properties, not overwhelmed homeowners.

Drive around Reno you'll rarely see dead lawns anyway. Not because of fines, but because maintaining a reasonable yard isn't that hard here.

"Can I Rent My House Without Getting Sued?"

Nevada is landlord-friendly territory. Want to rent your house while traveling? Go ahead. Convert to a long-term rental? No problem. Try Airbnb? Check your HOA, but the city won't stop you.

Some condo complexes ban short-term rentals, and some HOAs have restrictions. But overall? Your property, your choice. No city permits needed for standard rentals.

"Are There Rent Control Laws or Eviction Moratoriums?"

No rent control. No permanent eviction bans. Nevada maintains balanced landlord-tenant laws that protect both parties without the extremes seen in California. Standard lease terms, proper notice requirements, straightforward eviction processes for non-payment.

This is why California investors are flooding here with their rental portfolios. You can actually operate rentals as a business without wondering if rules will change overnight.

"Can My Neighbor Sue Me Over Tree Branches?"

The litigation-happy culture hasn't infected Nevada like it has California. If your tree drops branches in their yard, you'll probably work it out over a beer, not in court.

Sure, if your tree destroys their roof, insurance gets involved. But lawsuits over leaning branches or dropped leaves? That's California thinking. Leave it there.

"What if I Need Contractors for Repairs?"

Contractors exist, they answer phones, and they actually show up. The permitting process for repairs is manageable. You can plan a project and reasonably expect completion without taking a sabbatical to manage it.

Are there delays sometimes? Sure. But nothing like the contractor ghosting and permit purgatory California homeowners endure.

"Will People Hate Me for Being from California?"

Here's the truth: Some Nevada natives grumble about California transplants. But guess what? Half those "natives" moved here from California themselves 10-20 years ago. It's almost comical.

Want to fit in? Get Nevada plates quickly. Don't compare everything to California. Don't try to change Nevada into California. Embrace what brought you here lower taxes, less regulation, more freedom. Do that, and you'll be welcomed with open arms.

The people complaining loudest about Californians are usually just earlier California transplants protecting their turf. True Nevada natives? They're used to growth and generally welcoming if you respect the culture.

The Bottom Line: It Really Is Different Here

After years of California's real estate PTSD, Nevada feels almost too good to be true. But it's not a trick. We really don't have: Crushing property taxes State income tax Insane permitting delays HOA tyranny Water police Rental property restrictions Lawsuit-happy neighbors

What we do have is a functional real estate market where buying a home doesn't require winning the lottery or sacrificing your sanity. Where you can improve your property without begging permission. Where your tax bill won't double overnight.

Is Nevada perfect? No. But for California refugees seeking property rights, reasonable government, and financial breathing room, it's pretty close. Those nervous questions you're asking? They're based on California trauma that simply doesn't apply here.

Welcome to Nevada. Leave your real estate PTSD at the state line. You're safe now.