Reno area home affordability, what you actually get at each price point

If you are thinking about moving to Reno, Nevada, the question I hear more than anything is simple, and it is also the hardest one to answer in a quick text message, “What can I get for my budget?” People want a neat chart that says 500k equals this house, 750k equals that house, one million equals the dream, and two million equals the mansion. Real life is messier than that, but you can absolutely get a clear feel for what to expect if you look at a few representative homes across different parts of town.

So that is what we did, we went out “in the wild” and toured four real examples at four price tiers. Not theory, not a slideshow of the best case scenario, actual houses you would see if you were in town for a weekend scouting trip. The goal is not to tell you what to buy, it is to calibrate expectations so you can plan your move, your commute, your lifestyle, and your next steps without getting blindsided.

Here is the big idea, Reno and Sparks have housing options across a wide range of budgets, but each tier comes with tradeoffs, usually in the form of home age, lot size, commute, finishes, and how “turn key” the home feels.

We will walk through four common tiers we see all the time with relocating buyers:

• Under $500, 000, your practical starter home, often older, often remodeled, usually smaller
• Roughly $650, 000 to $750, 000, more square footage, more bedrooms, better separation of space, more modern layouts
• About $900, 000 to $1, 000, 000, established neighborhoods and larger lots, sometimes dated interiors but strong location value
• $2, 000, 000 plus, luxury communities, big footprint, higher end features, and a different lifestyle altogether

Along the way I will also point out a few “gotchas” that California buyers run into, like garage styles, lot privacy, and why a 25 year old house can feel more expensive to update than a 40 year old house that has already been renovated.

Price point one, under $500, 000 in Sparks, Nevada, the starter home reality

Let us start with what most people mean when they say “affordable” in the Reno, Nevada area. In this first tier, we toured a home in an older part of Sparks, Nevada, built in the late 1980s, around 1, 200 square feet, three bedrooms, two bathrooms, and a two car garage. That is a very typical recipe for the under 500k category.

What you are usually buying in this tier is function, not flash. The floor plan is often a “great room” concept before great rooms got trendy. Translation, you walk in and you are in the living room, and that space flows right into the kitchen. You are not getting a formal dining room, a separate family room, or a dedicated office in most cases. If you need those spaces, you are either moving up in budget or you are getting creative with furniture layout.

One fun detail in this specific house was the fireplace. Most of what we see in newer Reno builds is gas, but this one had a wood burning fireplace, which some buyers love. It is a small “quality of life” feature, but it matters if you want that real fire vibe in the winter.

In a well maintained under 500k home, you should be looking for updates that reduce big ticket risk. In this case, it had things like newer windows and a newer roof, plus remodeled finishes like granite counters and newer cabinets. That matters because an older home can be a great buy if the major systems have already been handled.

Here is the practical takeaway, under $500, 000 can still be move in ready in Reno and Sparks, but you are typically choosing at least one of these compromises:

• Smaller square footage, often 1, 100 to 1, 400 range
• Less separation of living space, fewer “bonus” rooms
• Single sink bathrooms, smaller primary suites
• Lower ceiling heights, sometimes popcorn ceilings still present
• Laundry can be a closet setup, not a separate room

Lot size is where you sometimes get a pleasant surprise. The Sparks home we toured was on a corner lot, which gave it a more usable backyard and side yard than you might expect at that price. That outdoor space can make a small interior feel more livable, especially if you like to grill, garden, or just have a place for kids or dogs to burn off energy.

From a commute standpoint, this part of Sparks can be convenient. The video specifically called out quick freeway access and reasonable proximity to USA Parkway, which is huge for anyone working at the Tahoe Reno Industrial Center. Do not underestimate how much commute affects your happiness, especially if you are relocating and you are trying to recreate a comfortable day to day rhythm.

One of the most human moments in the tour was a quick comment about safety and livability, basically “I would let my daughter live here and not feel uncomfortable.” That is the kind of real world gut check that matters, because neighborhoods are not just statistics, they are how you feel when you pull into the driveway at night.

Price point two, about $650, 000 to $750, 000 in South Meadows, more space and a more modern layout

Next up was South Meadows, which is a popular area for people who want newer subdivisions, easier access to shopping and services, and generally a more “modern Reno” feel. The home we toured here was about 1, 955 square feet, four bedrooms, two bathrooms, and it sat on a corner lot. It was described as likely selling in the high 600s, which is a very common number for this category.

The first thing you notice at this tier is layout and function. You get better bedroom separation, which is a big deal for families. In this house, the primary suite was separated from the other bedrooms, which means kids, guests, or a home office can live on the opposite side of the home. That is one of those features that sounds minor until you live in a house without it.

In this price point, you also start seeing:

• Gas fireplaces as the norm
• More defined dining or flex spaces, sometimes used as an office or game area
• Larger kitchens with more cabinets and more counter space
• Double sinks in bathrooms becoming more common
• Walk in closets in the primary suite

Now let me be clear, not every 700k home is fully upgraded. The specific home we toured was described as not “super upgraded, ” with some builder grade finishes like tile floors and standard counters. But that is actually an important lesson, this tier is often about buying the floor plan and location, then deciding what you want to customize over time.

If you are coming from California, it is easy to look at a 700k house and think everything should be high end. In Reno, the market does not always work that way because land, location, school zones, and commute corridors play a major role in pricing. A house can be priced where it is because of where it is and how it lives, even if you plan to change the flooring later.

Let us talk about yards for a second. The video walked through what a “common” lot looks like in this tier, with a concrete patio, landscaping, and a side yard that could be rock, pavers, or a walkway depending on the house. You might not get a huge backyard, but you often get something that is clean, usable, and easy to maintain. For many relocating families, that is a win, because the last thing you want during a move is an immediate landscaping project.

Another very practical detail was the garage. This home had a tandem three car garage, which is something buyers either love or hate until they see it in person. It looks like a standard two car garage, but the third bay is behind one of the other bays, more depth instead of more width. It is great for storage, a small gym, a workshop, or a third car if you do not mind the “stacked” parking.

If you are shopping in this tier, bring a checklist of non negotiables. Decide what you truly need, like four bedrooms, office space, or a three car garage, and what you can update later, like flooring and light fixtures. The people who feel happiest after closing are usually the ones who did that homework up front.

Price point three, about $900, 000 to $1, 000, 000 in Hidden Valley, views, land, and an established feel

The third stop was in Hidden Valley, on the east side of McCarran. Hidden Valley is one of those areas that feels like its own little pocket, and that is not an accident. It is quieter, a bit removed, and it tends to attract buyers who want more space and more of an established neighborhood vibe.

The home we toured here was built around 2000, roughly 3, 000 square feet, on about 0.4 acres. It appraised for over a million dollars but sold in the low 900s, and that gap is a good reminder that pricing can vary based on timing, condition, and buyer motivation.

At this tier, you start paying for things that do not show up in a quick Instagram photo, like lot size, privacy, and views. This specific home had no rear neighbors, views toward downtown, and water or wetlands behind the property due to a protected area related to the Southeast Connector. You could also hear the road a bit outside, and that is another good reality check, views and open space can come with nearby infrastructure. For some buyers it is a deal breaker, for others it is an easy trade for the backyard experience.

Inside, the home had some classic “built in 2000” features, pillars, formal dining room, and finishes that read a little dated compared to brand new construction. The kitchen had upgraded countertops but older appliances and original cabinetry. This is extremely common in the 900k to one million range in established neighborhoods.

Here is the key decision point at this price, do you want newer and more updated, or bigger and better located with room to personalize? Many buyers who target Hidden Valley are intentionally choosing the second option. They want the land, the quiet, the mature landscaping, and they are okay doing gradual upgrades.

We also talked about home age in a way that surprises people. A 25 year old house can be at the stage where a lot of components are “not broken yet, ” but they are old enough that you will be replacing them soon. In the video, we noted things like new furnaces but an original water heater. That is the kind of thing you should budget for if you buy a home built around 2000.

One more practical note, price per square foot tends to look more favorable in this tier when you get more house for the money. In the example, the home was in the low 300s per square foot, compared to newer south Reno or west side options that can push much higher. That does not automatically make it the better deal, but it explains why some buyers can get into a near million dollar home and still feel like they are getting “more” than they expected.

Price point four, $2, 000, 000 plus in Caughlin Ranch, luxury features and a different lifestyle

Finally, we jumped to a completely different category, a luxury home listed around $2.4 million in Caughlin Ranch, in a gated section within the community. This is the world of big square footage, large lots, high end finishes, and amenities designed for entertaining.

This home was over 6, 000 square feet, on over half an acre, built around 2005. At this price point, you are not just buying bedrooms and bathrooms, you are buying experience. Think formal dining rooms, butler’s pantries, built in refrigerators, multiple fireplaces, bar areas, indoor and outdoor water features, balconies, and large indoor outdoor flow.

There was also a detached one bedroom casita, which is common in this tier. In Northern Nevada, casitas can be a huge value add if you have visiting family, long term guests, multigenerational living needs, or you simply want a private space for an office or hobby room.

Luxury homes also come with luxury maintenance. Bigger roofs, bigger HVAC needs, more landscaping, higher property taxes, and more systems to keep running. The purchase price is only one part of the cost of ownership, and that is especially true once you pass the two million mark.

In the video, we also called out an interesting challenge, many buyers want high quality finishes, but they do not want a massive house. In Reno, the highest quality homes are often the largest homes, simply because custom building and luxury development tends to target that segment. It is not impossible to find a smaller luxury home, but it can take longer and it often requires flexibility on neighborhood or lot.

If you are shopping in this range, the west side is typically where the search concentrates, including areas like Caughlin Ranch, Somerset, ArrowCreek, and up Mount Rose Highway. If you want to browse areas we work in and get a feel for where these communities sit on the map, start here: check out the channel. We post tours and market breakdowns that help you connect the dots faster than staring at listing photos on your phone.

Conclusion, Reno affordability is about tradeoffs, not just price tags

If you take one thing away from this, let it be this, there is no single “Reno house” at each price point, but there are very predictable patterns. Under 500k tends to mean smaller and older but possibly remodeled. Around 700k usually brings more bedrooms, more functional layouts, and nicer garage options. The 900k to one million range can buy you land, views, and established neighborhoods, sometimes with dated interiors. Over two million is a whole different universe with luxury features, larger lots, and a higher cost of ownership.

If you want help narrowing down which neighborhoods and price points match your situation, the best next step is to reach out to us with your budget, your timeline, and what matters most to you. We will point you in the right direction, and we will tell you the truth about what is realistic so you can plan confidently.

And if you are still in research mode, that is totally fine. You can explore other posts any time, we have a ton of Reno, Sparks, and Lake Tahoe area guides that break down cost of living, neighborhoods, and what daily life actually looks like when you land here.

Transcript

Hey everybody, we are out in the wild again. It has been a while since we did a video from you guys, either from the car out looking at property. So that's what we're doing today. And what we want to talk about today is affordability and price points. And the thing that everybody always asks about is, you know, what can I get? And so we're today we're going to show you a home that's under 500, 000. We're going to show you another home that's kind of in that high sixes, mid7 range. We're going to take you to a third home that is just under a million dollar. It's a house that actually appraised for a million dollar but was purchased in the low 900s. And then we're going to show you one other house that's over $2 million. So that way people can get an idea of what they can afford or what to expect in all the different price points. So we want to show you some pictures, give you some details, talk about some different areas that we're going to go to. And with that being said, we're going to be out in Sparks. We're going to be in a house in Hidden Valley. We're going to be a house in the South Meadows. And then we're going to show you the expensive house over in Colin Ranch and talk about those areas for those of you that might be looking in that more, you know, high 1 million, 2 million plus price point. We always talk about housing affordability and what things you can buy in Northern Nevada. And so today, what we wanted to do is we wanted to start off in showing you a house that's going to be probably in the 450 to 475 range. So we're looking for stuff 500, 000 and under. Then we're going to show you a house between 500 and 750. One between 750 and a million, and then we're going to go look at a house that's well over $2 million. So people, no matter what your price point is, you can find houses all over town. And whether you want something like this that was built in the late 80s that's probably, like I said, going to sell 450 to 470. You can find bigger, smaller, newer, you can still find stuff under $500, 000. But today, we all want to go on a field trip. It's been a little while since we've been outside. The weather's been perfect lately, so we wanted to take you out, show you what you're looking for. This is a house over in Sparks that's in a little bit older area of Sparks, but you're back to the freeway in a mile and a half. If you're someone that works off of USA Parkway, you're not very far from there either. And so we want to show you what you can get. But this is a house. It's relatively small. A little over, 200 square feet, three beds, two baths, twocar garage. And let's go take a look so you can see what you can do as a starter first-time home for somebody just to get your foot in the door and get the process started of being a homeowner. Okay. So, if you were to come in this house, right behind me is access to the two-car garage. We're not going to show you that on this particular house, but as you walk in, here's what you get. You get a nice great room type concept. You've actually, because this is a house built in the late 80s, you actually have a wood burning fireplace where most of the stuff that we show you is gas. So, if you're someone who actually wanted a wood burning fireplace, this one has been painted, but a lot of times you can get the actual brick. So, these are kind of a cool thing. And it's a big room, but it is your only room. There's not a formal dining room. There's not another space. Some of these houses are actually only a two-bedroom, which leads you right into the kitchen area. It's it it's actually a pretty big kitchen space, but you have to set yourself up somewhere to sit and eat because there isn't an actual dining area. But again, this house has been remodeled. It's got granite counters. It's got newer appliances. It's got newer cabinetry. It's got a a stainless steel refrigerator that a lot of times these would be included in. And so, we just want to give you an idea. It's a pretty big space, but for for a house that's only a little over, 200 ft², sometimes this wall is not here. It extends out into that space, which in this particular house, it's a three-bedroom, but many of these homes, it's not a three-bedroom. And while we're here, what you want to be able to do on a house like this is be able to make use of the outdoor space. This is one that's on a corner lot. So, you've got a relatively big backyard. You got a relatively big sideyard. So, you can make this really more usable. They put in some new fencing. You can see where the new goes versus where the older goes. But this house has been remodeled with newer windows, new roof. Sometimes when you find these houses that are pushing 40 years old, it's almost better because everything had to be replaced and remodeled versus a house that we'll show you later that's only 25 years old that maybe need some more things to be done to it because it's at that age where they haven't worn out yet. So, they're just getting old and it might be something you have to put a lot more money in. So, let's go take a look back inside. We'll show you where the bedrooms are, hall bathroom. But again, this is a great first-time starter home or a home that someone can buy and turn into a rental house. So now as we go down the hall, if you go straight ahead, Sid, you could show them that whole bathroom first. So it's just a small one one sink. It's a walk-in shower. So it's a shower tub combo. So if you had little kids, you could actually put them in a bathtub. So you're standing in a bathtub shower. And then there's these two bedrooms on this one side. We're just going to show you one of the bedrooms to give you an idea of what the size looks like. But this particular bedroom does have a queen bed in it. So you can give you an idea of the space, but you've got a queen bed, a couple of end tables, a dresser. So it's a decent size room. And you've got some decent closetry. So you got a glass mirrored closet. You've got some actual closet space out here in the hallway as well. You do have the 8ft ceilings and a lot of the popcorn ceiling is gone, but a lot of the popcorn ceiling is still here. And then as you come this way, this is the other feature with some of these smaller houses are the water heater is in the garage and your washer and dryer area is not a room. It's kind of a closet. So the water heater is there, the furnace is in the closet right here behind me. So sometimes this stuff is in here, but it does make so that the garage has a little extra space in it cuz a lot of times you see those things in the garage, but at the time this house was built, it was normal to have those things in there. Now, as you come into the primary, again, this is a queen bed, so you got plenty of space. Not a walk-in closet, but you've got two closets here. So, it's a nice big space there. Got a little extra space in that corner, room for a dresser. And then the bigger thing with primaries in these older house that are smaller is you don't have that classic double sink, big bathroom. You've got a shower, you've got a single sink, and so it's not nearly as big. But again, as a house uh that my son lives in, something very similar to this, these are the kind of houses where it's a great place to start. There's not much to do here. Landscaping's done. It's pretty movein ready. So whether you wanted to paint some walls or change out some features, you could easily do that. But I want people to understand this is a house that's under $500, 000. It's in that high mid4s. And so you can find nice moveinready houses. The carpet's brand new. The lamp uh the the plank flooring is pretty new in this house. So this house had a lot of work done to it. You can find these exact models closer to 400 in the high 300s, but then they'd be a complete mess and you've got to do a bunch of work to those. Sydney has brought people out to see those houses plenty. But this is what I want people to understand is this is kind of what you get in this mid high fours 500 price point. It is affordable. It is moving ready and you've got access to the freeway real quickly. And so these are places where you know people ask about safety. I would let my daughter live here and not feel uncomfortable with it at all. So from here we're going to go to South Meadows. We're going to check out house number two. to a house that's going to be more in the high sixes and what you can get at that next tier up. This particular house is for sale right now and it's probably going to sell somewhere in the high 600s. But the point of it is I want to show you what you can get kind of around 700, 000 cuz you can get a little bigger. You can get slightly smaller. But when people are looking for something that's more of an entry level or potential a second home, we can find a lot of these. This particular one happens to be stucco. It happens to have a tile roof. And you're going to see on the inside it is a LAR built house and it's not super upgraded, but these are the kind of houses where if you like the floor plan and you like the price point, you can change out the flooring, you can change out some of the other features, things like cabinets and granite counters. You know, typically at that price point, you're not going to change those kind of things out. But we're in a nice corner lot. We're here in the South Meadows area of town. So today, while we're doing this, we're going to take you to four different parts of town. And I can find houses just like these, whether they're woodsided or comp shingle roofs all over town. So, if it's something you're looking for kind of in this, let's say high 600s up to 750 range, this is going to be our second price point. And we're going to walk inside and give you some of the ideas and some of the features that you can expect to see sort of in this particular price point. All right. So, as you come into this particular house, you're going to see we have tile floors, we have carpet, and more the modern stuff or more of the upgraded stuff that you'll see. You might see some of that laminate or like the plank flooring that you see that you can get all over town. You can find in a lot of different colors. But this particular one, if you walk in the front door, and what's funny is most times when you buy a house, you don't walk in the front door. To the right is the laundry room, full laundry room out into a threecar garage. And we'll show you what a tandem three-car garage looks like. But if you were to go the other way, this is where the other three bedrooms are and the other bathroom is. So for someone who might have kids, you have this nice separation between the primary suite and the that bathroom versus the other bedrooms. And then the living area is this more modern kind of great room area that you tend to see in the newer houses that you're going to find. They have gas fireplaces. We're going to show you a house and honestly in our in our first price point, we already showed it to you. There's going to be an actual wood burning fireplace. But these houses potentially have dining room areas. I've seen people use this where instead of that they turn it into an office or they put in a pool table. You can do all kinds of stuff. But this house as they're vacant, these are kind of the standard features and things you'd see in a lot of the kitchens. So whether you see the white tile counters or the slightly upgraded granite counters, you've got the darker cabinets, which you'll see those cabinets in multiple different colors, you'll see oak cabinets in some of the ones in this particular price point, but either white or stainless steel finishes. Sometimes you'll have a built-in refrigerator, but this is kind of what you can expect to see. This house is 1955 ft. It is a fourbedroom, two- bath house on a corner lot. It's probably about 1/8 of an acre. And as we walk you around it, you can see these would be things where you can change the paint colors easily. You can change the flooring easily. And this is something again that can be anywhere in the mid to high 600s into that mid to low 700s. And depending if you go bigger or smaller, we can find you lots of different features as far as that stuff goes. But okay, so we're going to give you an idea of what a I don't want to say a standard size lot, but a very custom lot or a lot size that you would see that's pretty common. So again, this is about a third of an acre. This one has just a concrete patio that's not overly big, but because we have no rear neighbor and no neighbor on the other side, you could easily change this out to more usable space, make it a bigger patio. This one is fully landscaped as well. There's a street behind the house, so it's not um as quiet as you might have or if you know if you had more houses behind you, but of course, at that point, it's more private. You don't really have people looking into your backyard. And to give you an idea of what a normal like sideyard looks like, this would be if you paved it out, access back to the garage. Now, this one is just rock on this side. Some will have, you know, actual walkways or concrete or paper patios or those kind of things, but it's kind of what you could expect to see. So, this would be the primary bedroom. And again, this house is mostly vacant at that at this point. That particular bed and the size of this room is a king California king bed. So, you could easily fit in dressers. You could easily fit in more furniture in here as far as that stuff goes. And then as it swings around into this primary suite area, again, tile floors that could easily be changed out, but you have a separate toilet space, double sinks, and then the majority of these are going to have the tub and the shower. And it has like that standard kind of builder grade um tile counters or granite counters and things on those lines. But it would be easy to add more things like towel bars, different light fixtures. Those are the kind of things where people can really change up the house and make it more upgraded for themselves. And then of course these models have a big walk-in closet. This actually might be a little bigger than you see in some of the houses in this price point. Sometimes you'll see two closets, some big, some small, those kind of things. But this is a house again that that is very functional, very easy to live in. And again, it's going to be kind of in that middle 750 and below price point that we've been talking about today as we're trying to show you what you can get in the low, medium, a little higher than medium, and then really expensive price points. All right, so this is that front portion of the house. So, if you come off the front door and make a hard lefthand turn, you've got lots of storage, lots of closet space down here. You've got the one bathroom. The only thing a house like this is missing, it would be nice to have a little extra, you know, half bath so guests can use because otherwise guests are using this. But again, you've got another bathroom with double sinks again. And then you've got what I call your standard kid bedroom. So there's going to be two bedrooms that look just like this. And then down at the end of this hallway, this is where you have actually a really big bedroom. So this particular bedroom in here sizewise is about as big as a non- primary bedroom you're going to see in this middle 700 price point. Nice and easy. You could easy change out the light fixture for ceiling fans, put in some paint colors. But again, these are the kind of houses that I think for people are really easy as first or even a second home for somebody that that just make a whole lot of sense. So, with that being said, let's show you what the garage looks like. Let's show you what you can see as far as a standard twocar. This house has a standard or as a a tandem threecar and you can see what those are. Cuz sometimes people see that twocar garage and they're not sure where the third bay is. Some of these threecar tandemss are bigger or smaller, but we're going to take a look and show you what it looks like just so you have an idea of what to expect. Okay. So, you've got your sort of standard twocar garage, but then as you look to the left, that's the third bay. So, you could actually park a car here. You'd have enough room, but most people use this as extra storage or a gym or just putting all their outdoor stuff over here, but you could easily park three cars in here if you wanted to. Um, but these actually work really well for people. And you see it a lot on these smaller lots where when you're getting a threecar garage, you can do it and not have to go wide for some of those houses that just don't have the bigger spaces. But sometimes on these properties, this would be a two-car garage and then that would be more living space. So, if you're someone who's thinking about moving to Northern Nevada, do me a favor. Click the link in the description below. We'll get you a copy of our free buyer guide. We get you some great information on what you need to know on your journey to Northern Nevada. We are at house number three. Now, we are in the Hidden Valley area, which is on the east side of McCarron. And it's called Hidden Valley for a reason. and it's kind of one of the only neighbors that actually is really hidden. This is a house that when it appraised appraised for well over a million dollars, our our clients were able to purchase it in the low 900s. And so we want to just give you another idea. This one is also stuckle stucco and tile roof, but you can find houses like this in different parts of town. The cool part about this house is you'll see in the back there are no rear neighbors. You have amazing views. There's water off the back of it. And in an area like this where it is super quiet, we're here in the middle of the day today. you hear the birds chirping, but there is not a whole lot going on back in this neighborhood. So, if you need to get to amenities or schools or things along those lines, Hidden Valley Elementary is two minutes from here, but everything else is going to be a little, you know, at least 5 to 10 minute drive depending on what direction you want to go. You're off of what's called the Southeast Connector. And so, this is a really good area. You've got much older houses back there. You got newer houses. And if you're someone who likes to golf, you can be a member of Hidden Valley Country Club, which is again another 5minute drive from here. And so I want to just give you an idea of what you can expect to see in this mid high nines up into the million-doll range. So let's get take a look inside. But this is actually a house that's built in 2000. It's on point4 acres and it's almost 3, 000 square ft. So it is a large house, but it also is a little bit on the dated side because it is pushing, you know, 26 27 years old. And so it does need some things that some of the more modern houses wouldn't have. Okay. So, as you come in, you're going to see like the pillars here, which you don't see a lot of in some of the newer houses, but you've got tile floors and some wood floors. And it's kind of the little bit older school version of the big great room cuz you do have a formal dining room here behind us, which a lot of people in the more modern homes aren't using these dining rooms anymore. And you can see some of this furniture was included in the sale, so that's why you see some things that are still here. But as you come back into the kitchen area, they did do some upgrades in this area where, for example, they did upgrade the the the countertops, but you do have the original cooktop, you have the original oven, you have, you know, cabinets that nowadays you don't see people usually do these cabinets, but this is the kind of house where it's more of um the location and the size of it that people are looking for. So, you've got this sitting area and you've got two sets of doors that lead out to this backyard. And if Sydney walks back over here and we take a look outside, you can see why an area like this sells for more money because you've got this nice water area. You got views back towards downtown that are unobstru unobstructed, if I could speak, unobstructed. And so the connectors right there, you hear it a little bit if you're outside. And these backyards don't have the fencing, so it's not as private as some of the ones you would see in this price point. But when you start to look for the high nines million dollars, typically you're going to be mostly on the west side of town, not on the east side. So this hidden valley area is something that when people are looking for it is very specific. But you can find houses of this quality and this, you know, I don't want to say datedness, but you could find these all over town. So it's a matter of do I want to find a house that's a little bit older that I can kind of make my own, or do I want to go further south and try to buy a house that's 1.2 2 to 1.5 million that might be a little more modern and updated that you know you like that location better. So you can find these all over town. I kind of like when they have the doors versus the sliders as well. But again, this is a house that for most people they would probably change some paint colors, do some upgrades and do those kind of things. But it gives you an idea as we walk across to the other side. It's a big house. It's pushing 3, 000 square ft. So price per square footwise. I mean, you're in the low 300s where a lot of the stuff as you get further south can be in the four and 500s plus. Okay. There's also uh real quick before we go the other side, a laundry room area right through here. And there's a half bath there as well that leads you back into the garage. And I know we talked about it on the last house about a tandem threecar garage. This is what you can expect to see on a regular threecar wide. Now, this one's pretty deep and it's got really high ceilings. So, this is the thing on these older houses and in some of these areas, you get much more space, much more room, but then you've got to look at things like this house, the furnaces are new. The water heater is original. It does have a central vacuum system as well. But again, you're talking about a house now that's 26, 27 years old. So, these are the kind of properties that over the next handful of years are going to probably need some work and some things done to them. But the floor plan is really good. And like I said, for people that like a little bit older, more mature landscaping, those kind of things, you can find that. But this again is now kind of that second level price point that you start to see um that people really like if they want to be in a more established neighborhood. And all the bedrooms on this particular house are on the one side. But again, these are the kind of features like those built-ins and the gas fireplace. Those are things that in in the modern house that you see are a little bit dated. Now, this particular house, if you go to the right, this is the master suite or the primary suite. And what they did is they extended it. So, this house could be a fourbedroom, but instead of having four bedrooms and having this right here be a wall, what they did is they took the master and they made it bigger. So, they put the bed and all the other stuff in there so they could have a big sitting area and make this room a lot bigger. But as you come in here, this is the part that you don't see in the modern homes is a tile color that you don't see a lot of people choosing anymore, but you also have a sunken tub, a separate walk-in uh shower, and again, you're going to have a really big walk-in closet. So, Sydney will show you that as well as we see ourselves in the mirror. But these are the kind of things, again, it's a little more dated, but some people, especially if you're coming from a house in California that you might have lived in for 40 or 50 or 60 years that's older, some people are looking for these kind of features. So, it's either that or you start to modernize and really update what you're looking for. But you can find this price point much newer. Today, we decided to try to show you something that was a little bit older just so you could see and go to an area that we're not normally in a whole lot. So, Hidden Valley is a very popular area. And then all the other bedrooms where, like I said, normally there'd be a door here and that would be a fourth bedroom. So, this house is set up for three bedrooms, but then you've got what I call the kid bedrooms that are good size in this neighborhood. And then you've got the bathroom that they would use, which I think on some of these would be an actual Jack and Jill bathroom if that would have been a fourth bedroom. But again, a little bit on the dated side. Colors that you don't see in more of the modern houses. And again, this was a house that did sell in the 900s, but here's why. We're going to go out back. We're going to show you that view off the back of this house. And again, this just gives you an idea and a feel for what you can expect to see in this kind of nines, upwards of a million dollars. Lots of varieties, but again, this is a house that's in the low $300 a square foot range. And a lot of the ones where you take that step up and you go to the, you know, million plus, now you're talking about further south, all along the west side and properties that really could be now 400 plus, almost $500 a square foot. So again, if you like a little bit older, these are the kind of neighborhoods for you. But let's go check out the backyard. We've got this big concrete patio area. And the one kind of interesting piece about this backyard, it's kind of open and shared a little bit, but you've got this area right off the southeast connector. We've got this what used to be a protected or it is protected wetlands area. When they put that road in, they had to be real cautious to make sure that the water pulled up in the proper places. But this is why you have such a big private backyard. We got views back towards downtown. The neighbor put in the split rail fencing, which you can do some of that in this neighborhood. But again, these are areas where you get a little more space, a little more privacy. You would really want to get to know your neighbors pretty well. And it's just a little bit of a different piece of town that you can get for this particular price point that you just don't see in many other areas. Lots of space. So again, this is on a 4 acre, so almost, you know, a little little less than half an acre lot that is really private. Obviously, you would want to get along well with your neighbors. But again, we can find lot sizes like this in this price point all the time. But again, this is just the point of giving you an idea of what you can expect to see for this 900 plus, close to a million dollar plus price point. So, let's go check out the next house. We're going to show you something that's way too big for most of you that's over $2 million. But if you're the kind of person that's looking for, let's say, a million5 and over, Colin Ranch in that west side is where we're headed to next. And we'll talk about all the way up and down the west side of town where most people if they're looking those higher price points are really looking. So, we are at house number four. Now, this is our area where this house is listed for $2.4 million. It was listed the year before for even more. But for those of you that are watching these videos and you're looking in these higher price points, say a million, five and above, this particular house is over 2 million. We're in Colin Ranch today in a private section of Colin Ranch that's also gated within the community. But what we want to show you is what you can expect to see. Now, this house is awfully big. It's over 6, 000 square ft. It's on over half an acre. It's got a lot of uh size that some of these other houses don't need. But if someone's looking in this price point, usually it's Somerset, Colin Ranch, all the way down the west side. So whether it is in Saddle Horn or Field Creek or Arrow Creek or Callahan Ranch or up Mount Rose Highway, these are the neighborhoods on the west side where people are looking at these price points. So what we want to do is give you an idea of what you can expect to see for over a couple of million dollars. Um you can get bigger, you can get smaller, you can do all kinds of different things. You can spend a whole hell of a lot more money, but we wanted to give you kind of a ballpark idea of some of the features and upgrades and floor plan that you could expect to see in this price point. So let's go check it out. So, this house has a nice big space here. It's nice. You could put a table out here. You can eat out here. We actually have stairs access to a one-bedroom cassita, which we're not going to go in the cassita today, but this is something that is relatively common in this price point where you'll have these little separate detached living spaces for guests and things along those lines. Um, the fountain is usually on and working really nicely. And today, we're going to show you what all the formal living spaces look like in a house at this price point. So, really cool mantle on this fireplace. You've got double doors that lead out to a small balcony out into the backyard. If Sydney shows you the chandelier, you're going to see things like this where the light fixtures and things along those lines are going to usually be very specific to people's tastes. Whether you like them or not, you're going to see all different kinds of varieties of these type of features. And if we were to just walk you right here real quick and show you this house typically has a water feature, um, which a lot of them will, and this particular one has no rear neighbor. It's it's a time of year it's not fully functioning and doing all those things yet. We haven't started it, but you got these nice little sitting areas where if you want to have a cup of coffee, whatever the case may be, you can see what it looks like. This one also, what's nice about it is the garages are all on the side of the house. So, it keeps it really private looking. So, that way people, you know, um you don't have that that wow factor where, you know, you don't want to have that garage sort of blocking off everything. So, if you walk in the front door and turn to the right, this is where the majority of the living spaces are. So, you have a big formal dining area with a huge chandelier. You've got an inside water feature, excuse me. And as Sydney goes wraps around that way, you even have a little butler's pantry. And these are the kind of features you can expect to see in a house like this. And as she loops around, it's going to lead you into where when you have guests, this is really where you're going to be hanging out. It's a huge kitchen with an island, a breakfast bar, tons of cabinet space. You even have a second for, you know, for lack of a better word, usually it's a breakfast nook. It's kind of almost like a second uh dining room area, but it's much smaller. So, you can set a table in here, and that also leads out to another balcony that has a sitting area outside as well. But, as you're looking in these kind of houses, you're typically going to have what we see in this one, which is built-in refrigerators, upgraded appliances, really nice looking, you know, cooktops, and and just the cabinetry. Everything is just going to be at a higher level when you get to these type of properties. And again, you've got another living space with a whole bar area over here to the right. So, this is where if you have guests and you're really kind of throwing a party, you can open up some of these doors, use some of your indoor outdoor space. You've got a second fireplace over here. And these are the kind of houses like people would expect to have these kind of features when you're talking about things of this price point. And again, it's really kind of a big house. But as sitting, if we walk down this way, you can see there's a big wraparound stairwell. There's the whole bathroom. That's really nice, actually. But you've got a wraparound stairwell that leads downstairs. Now downstairs, we're not going to walk down there either today. We'll show you some photos of it as far as that goes, but there's a in-home theater. There's another room downstairs that you could use as an office, which would be great since most everyone's going to be living on the main floor. that actually leads you out into the backyard space, but this leads down into the garage as well. There's a huge fourcar garage down there. And then really all the bedrooms and all the access to where people are living are on this end of the house. So, you've got a pretty separated as far as that goes. You have another room that could be converted into a bedroom that they're using as an office space. And then it is just bedrooms, bedrooms, bedrooms. So, as you come down here, we'll show you the master suite or the primary bedroom also has a fireplace. There's no furniture in here, so that's part of why we were willing to use this particular house, but big countertops, jetted tubs, big walk-in showers, huge master closet. And so, this is the kind of features you expect to see. Now, you can have these on much smaller square footages. You can have them on larger square footage. This house was actually built in 2005, so it's a little over 20 years old, but it's completely finished out. And this is the kind of stuff you'd expect to see in a closet like this on a price point like this. And again, some may be bigger, some might be smaller. This particular house, cuz as the houses get bigger, usually that price per square foot um doesn't get too crazy. So, this one's still under 400 per square foot. You can find houses further south further south and up Mount Rose Highway and a lot of those might be pushing five six 700 a square foot because they're newer, they're more modern and they have some of the other features that you might not see um in some of the houses that are a little bit older. But as Sydney walks down this hallway, everything down here is bedrooms. So you got the mirror so you can see us. Hi. There we are in the mirror. You've got the laundry room down here, which is kind of a a nice feature to have near the bedroom since that's where most of the laundry is getting created. And then you've got bedrooms. You got this little unique space here that they used to use for their animals. So, they used to put put, you know, dog beds and things like there so their animals had a place to live. And then you've got your, like I said, bedrooms with a Jack and Jill bathroom. So, again, for most of you that are reaching out and calling us, you don't need 6, 500 ft of square footage. You don't need five bedrooms and six six plus bathrooms and all that kind of good stuff, but it gives you an idea of what you can see at this price point. That's always the hard part. So sometimes people, they want something highquality, but it seems like a lot of the really high quality houses are very large. And so with that being said, that's usually the harder part is trying to find something actually small enough that will work for them. Also, if you want to be near a golf course, then there's neighbors like we showed you earlier in Hidden Valley, Arrow Creek, Somerset. Um, you can even go out to the Sparks areas and find some homes in the, you know, one to $2 million price point out by Red Hawk. So, there's a lot of features in these houses that you can do. Now, obviously the taxes are higher, the maintenance is higher. There's a lot of features along those lines that are more challenging than others, but we wanted to give you an idea of what you can see at all the different price points. You can find a lot of these properties in lots of different parts of town. So, as always, we always say if you want specifics, reach out to us. The sooner the better, so that we can start that process on getting you the information you need. Whether you're in that early $500, 000 price point all the way up to where we showed a house a couple weeks ago to somebody was $7.5 million, which is the most expensive house I've showed down in town. I'm sure you see lots of that up at Lake Tahoe. But it just gives you an idea of what you can expect to see. So, I hope driving around town, going to a bunch of different areas, looking at a bunch of different price points was helpful for you out there today. And if you have questions, we always want people to get us their specific questions because depending on if you're looking for something in the four and 500s versus looking for something that was $6 or $7 million, we want to make sure that you have all the answers to your questions no matter what price point you're looking in. So hopefully you found this helpful. If you're looking for more information, please reach out to us and we're happy to help you get whatever things you need. So now that you're getting a good idea of what you think of price points and all the different price areas all over town, check out this video we did right here about the cost of living so that you can start looking at information that is specific to you.