The Reno–Sparks housing market kicked off 2026 with an important shift, and homeowners need to understand what the numbers mean and how to respond. In my latest podcast episode with co-host Neetha Gorla, we break down the January 2026 housing data and walk through seven specific actions every homeowner should take in the first quarter to protect their home, finances, and long-term real estate plans.
If you live in Reno or Sparks, this is not just a market update. It is a practical guide to help you make smart decisions in 2026.
Watch the full episode here:
For single-family homes in the Reno-Sparks market, the median sales price declined to $549,950. This is down more than six percent from December. Key drivers include affordability and interest rates still being in the high five to low six percent range. While any price drop gets attention, the deeper story is what this means for both buyers and sellers.
We also saw:
Closed sales fall below 300, down 30 percent from December
Longer days on market compared to recent years, averaging 41 days
Low inventory at 685 homes on the market, down 12 percent compared to last year
This is no longer the extreme seller’s market of the past few years, but it is not a pure buyer’s market either. It is what we call a strategy market.
In a strategy market, outcomes depend heavily on preparation, timing, and decision-making. Sellers who prepare properly still succeed. Buyers who understand the numbers gain leverage. And homeowners who stay proactive create more options for their future.
Many homeowners assume market updates only matter if they are buying or selling. In reality, your home is likely your largest financial asset, and market shifts directly impact:
Your equity position
Your insurance coverage needs
Your tax planning
Your retirement and estate planning
Your ability to refinance, rent, upsize, or downsize
The beginning of the year is the ideal time to review your entire real estate and financial picture. That is why we outlined seven specific action steps every homeowner should complete in Q1.
1. Review Your Insurance Coverage and Premiums
Insurance costs have increased significantly over the past few years. Many homeowners are either underinsured or paying more than necessary.
Make sure to review:
Replacement cost coverage
Liability limits
Deductibles
Recent premium changes
Your coverage should reflect today’s rebuild costs, not what your home was worth years ago.
2. Update Your Family Trust and Estate Plan
If you own real estate and have not reviewed your estate plan recently, now is the time.
Life changes. Home values change. Laws change.
Ensuring your trust and ownership structure are up to date can help protect your family and avoid complications later.
3. Meet With Your Accountant Early in the Year
Waiting until tax season limits your options. Meeting with your accountant in Q1 allows you to plan proactively rather than reactively.
You can review:
Property tax strategy
Capital gains considerations
Rental property opportunities
Long-term financial planning
4. Walk Your Property and Address Maintenance Issues
Deferred maintenance always becomes more expensive over time.
Walk around your home and check:
Roof condition
Exterior paint and caulking
HVAC performance
Drainage and landscaping
Safety items
Protecting your home physically protects your financial investment.
5. Understand Your True Market Value and Equity Position
Many homeowners rely on automated estimates online, but these often lack accuracy and context. Zillow is not the best resource for understanding your home's value.
Understanding your real market value helps you:
Track your net worth
Evaluate refinance opportunities
Plan future moves
Make informed financial decisions
Accurate data creates better options.
6. Plan Smart Energy Efficiency Improvements
Not every upgrade delivers a meaningful return. We suggest that you focus on improvements that provide real value, such as:
Insulation improvements
HVAC optimization
Smart thermostats
Sealing air leaks
Energy efficiency lowers monthly costs and increases long-term home value.
7. Create or Refresh Your Household Budget for 2026
Over time, your housing expenses, insurance, utilities, and taxes all evolve.
A clear household budget helps you:
Plan for upgrades
Build your savings
Reduce financial stress
Prepare for future opportunities
Homeownership works best when paired with intentional planning.
When homeowners understand their equity, expenses, and market position, they gain flexibility.
That flexibility creates options, including:
Downsizing to simplify life
Upsizing for growing families
Converting a home into a rental
Selling and repositioning equity
Or simply staying in place with confidence
The key is having accurate information and a clear plan.
This episode walks through the numbers, explains what they mean, and provides a step-by-step checklist you can follow immediately.
Watch the full video here to get the complete market breakdown and homeowner action plan.
Understanding the market is the first step. Taking action is what creates opportunity.
If you have questions about the Reno–Sparks market or are thinking about buying or selling this year, we’re happy to help.
📞 Call or text: (775) 525-0309
📧 Email: Ken@livinginsouthreno.com
The Angst Real Estate Team is the top real estate authority in Northern Nevada and is always available to answer your real estate questions. Send us an email or call/text at (775) 525-0309 for a free, no-obligation consultation. Be sure to also like and subscribe to our YouTube Channel. Our channel is the place to go when you're looking for the latest information about the dynamic and diverse Reno/Sparks Real Estate Market. We frequently post video podcasts about important topics that matter to our Reno/Sparks Real Estate Tribe. Let's embark on this real estate journey together!
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