--- title: The Latest Reno-Sparks Housing Market Report | October 2026 description: Reno-Sparks housing market update for September 2026. Explore home prices, inventory, sales, days to contract, and mortgage rates with Ken Angst and Elena Boland. image: https://blog.livinginsouthreno.com/hubfs/October%202026%20Market%20Report.png --- [![Logo](https://blog.livinginsouthreno.com/hs-fs/hubfs/Logo.png?width=1500&height=500&name=Logo.png "Logo")](https://www.livinginsouthreno.com/) Open main menu Close main menu - [Buyers](https://www.livinginsouthreno.com/buyers) - [Sellers](https://www.livinginsouthreno.com/sellers) - [Current Listings](https://www.livinginsouthreno.com/current-listings) - [Contact Us](https://www.livinginsouthreno.com/contact-us) [Mortgage](https://blog.livinginsouthreno.com/tag/mortgage) [Seller Tips](https://blog.livinginsouthreno.com/tag/seller-tips) [Buyer Tips](https://blog.livinginsouthreno.com/tag/buyer-tips) [Podcast](https://blog.livinginsouthreno.com/tag/podcast) # The Latest Reno-Sparks Housing Market Report | October 2026 ![Ken Angst REALTOR®, P.E. Nv Lic S.168655](https://app.hubspot.com/settings/avatar/4d8aeb5e1542057ee25a8b3a3a947d18) [Ken Angst REALTOR®, P.E. Nv Lic S.168655](https://blog.livinginsouthreno.com/author/ken-angst-realtor-haute-properties-nv) [Share this blog post on Twitter](https://twitter.com/intent/tweet?text=I+found+this+interesting+blog+post&url=https://blog.livinginsouthreno.com/september-2026-reno-sparks-housing-market-report) [Share this blog post on Facebook](http://www.facebook.com/share.php?u=https://blog.livinginsouthreno.com/september-2026-reno-sparks-housing-market-report) [Share this blog post on LinkedIn](http://www.linkedin.com/shareArticle?mini=true&url=https://blog.livinginsouthreno.com/september-2026-reno-sparks-housing-market-report) ![Real Estate Market Trends October 2026 Reno/Sparks. Images of Downtown Reno and Ken Angst and Elena Boland](https://blog.livinginsouthreno.com/hubfs/October%202026%20Market%20Report.png) **The Reno-Sparks housing market continued to show price growth in September 2026, with the median sale price climbing to $640,000.** At the same time, inventory declined, and homes took a little longer to go under contract, creating a market that buyers and sellers need to navigate strategically. I'm Ken Angst with the Angst Real Estate Team at Haute Properties NV. I work with buyers and sellers throughout South Reno, Reno, and Sparks, helping them understand local market conditions and make informed real estate decisions. In this month's report, I'm looking at September 2026 data for **resale single-family homes across Reno and Sparks. Condominiums are excluded.** I'll also discuss mortgage rates and what they could mean for buyers considering a move this fall. ## September 2026 Reno-Sparks Housing Market at a Glance Here are the key numbers from September: - **Median sale price:** $640,000 - **Month-over-month price change:** Up 2.8% - **Year-over-year price change:** Up 10.6% - **Closed sales:** 412 - **Month-over-month change in sales:** Up 3.5% - **Year-over-year change in sales:** Down 4.5% - **Median days to contract:** 28 days - **New listings:** 445 - **Active inventory:** Approximately 1,000 homes - **Months of supply:** 2.4 months These numbers tell us several things about the current market. Home prices have continued to appreciate, available inventory has tightened, and sales activity has improved slightly compared with August. However, closed sales remain below last year's level. Here's what these trends mean for local buyers and sellers. ## 1. Reno-Sparks Home Prices Continue to Climb The median sale price for resale single-family homes in Reno and Sparks reached **$640,000 in September**, up 2.8% from August and 10.6% from September 2025. That year-over-year increase is significant. It shows that, despite affordability challenges and mortgage rate fluctuations, home values have continued to rise across the local market. For homeowners, continued price appreciation can mean increased equity. If you've owned your home for several years, it's worth understanding how much its value may have changed and how that equity could factor into your next move. However, don't assume every home has appreciated at the same rate. Location, property condition, upgrades, lot size, neighborhood amenities, and competing listings all influence what a buyer may be willing to pay. For example, the market for a home in South Reno may look different from the market for a property in Sparks or another part of Reno. Even within the same neighborhood, two homes can attract very different levels of interest based on their pricing and presentation. **If you're thinking about selling, a current comparative market analysis is more useful than relying on a broad market median or an automated online estimate.** The goal is to understand what buyers are paying for homes similar to yours right now. ## 2. Closed Sales Increased From August but Remain Below Last Year September saw 412 closed sales, up 3.5% from August. Compared with September 2025, however, closed sales were down 4.5%. This mixed picture suggests that the market experienced a modest improvement in activity from the previous month, but transaction volume has not fully matched last year's level. Mortgage rates, monthly payments, home prices, and consumer confidence can all influence whether buyers decide to move forward with a purchase. Some households may be ready to buy but are waiting for more favorable financing conditions, while others may be adjusting their budgets or looking at different neighborhoods and property types. For sellers, this means focusing on buyers who are actively shopping today rather than those who may have been in the market a year ago. A well-priced home that shows well and is marketed effectively can still attract serious interest. On the other hand, sellers who price too aggressively may find that buyers move on to other options. For buyers, the decline in year-over-year sales is another reason to look beyond headlines about rising home values. Understanding the number of competing properties, the condition of available homes, and recent comparable sales can help you identify opportunities. ## 3. New Listings Declined, Tightening the Market Reno and Sparks saw 445 new listings in September. That was down 4.7% from August but up 3.5% compared with September 2025. The year-over-year increase means slightly more new properties entered the market than during the same month last year. However, the decline from August indicates that the flow of new listings slowed as the fall season progressed. This matters because the number of homes coming onto the market influences the choices available to buyers. When fewer properties are listed, and buyer demand remains steady, competition can increase for homes priced appropriately and offering the features buyers want. For sellers, lower new-listing activity can be encouraging because there may be fewer competing properties. But that doesn't mean every home will sell quickly or command a premium. Buyers still compare condition, price, location, and value. For buyers, fewer new listings can make the search harder, especially if you're looking for a specific floor plan, neighborhood, lot size, or price range. My advice is to establish your priorities before you start touring homes. Knowing which features are essential and which ones you're willing to compromise on can help you act decisively when the right property becomes available. ## 4. Active Inventory Falls to Approximately 1,000 Homes Active inventory stood at approximately 1,000 homes in September, down 3% from August and 12.5% from a year earlier. This is one of the more important numbers in the September report. The decline in active listings means buyers had fewer homes to choose from than a year ago. Combined with rising median prices, this suggests that the local market continues to face supply constraints. Limited inventory can support home values, especially when buyers compete for well-maintained properties in desirable locations. However, market conditions can vary considerably by price point. A home priced at $500,000 may face a different competitive environment than a luxury property priced well above $1 million. The same is true when comparing neighborhoods, home sizes, and property conditions. In South Reno, for example, buyers may be comparing established neighborhoods, newer construction, townhomes, and homes with larger lots. Each segment can have its own inventory and pricing trends. **The overall inventory number provides useful context, but your specific neighborhood and price range will tell you much more about your individual real estate decisions.** If you're considering selling, it's worth looking closely at how many similar homes are currently available and how yours compares. If you're buying, understanding available inventory can help you determine whether you have room to negotiate or need to move quickly. ## 5. What Does 2.4 Months of Housing Supply Mean? Reno and Sparks had approximately 2.4 months of housing supply in September, down from August and 8.4% lower than a year ago. To understand this measurement, think of months of supply as an estimate of how long it would take to sell the currently available homes at the recent pace of sales, assuming no additional properties entered the market. A commonly used benchmark for a balanced housing market is approximately **four to six months of supply**. At 2.4 months, Reno and Sparks remain below that benchmark. This generally indicates a market with relatively limited supply, which can give sellers an advantage when they price and market their homes effectively. However, a lower months-of-supply figure does not guarantee that every seller will receive multiple offers or sell above asking price. Buyers remain sensitive to affordability, and overpriced homes or those needing substantial work may sit on the market longer than comparable properties positioned correctly. For buyers, the lower supply figure highlights the importance of preparation. Having financing lined up, understanding your budget, and knowing which neighborhoods fit your needs can help you make a competitive offer when the right home comes along. For sellers, the message is equally straightforward: limited inventory may work in your favor, but pricing and presentation still matter. ## 6. Homes Took a Median of 28 Days to Go Under Contract The median time to contract was 28 days in September. This figure provides another important perspective on the market. Even as prices increased and inventory declined, homes didn't necessarily go under contract immediately. The median tells us that half of the homes went under contract in less time and half took longer. It does not mean every property followed the same timeline. Some homes attract strong interest shortly after listing, while others require price adjustments, additional marketing, or changes to their presentation before finding the right buyer. For sellers, this is a reminder to prepare your home before it hits the market. Addressing obvious maintenance issues, improving curb appeal, decluttering, and pricing the property appropriately can help create a stronger first impression. It's also important to consider your timing and financial plans. If you're selling one home and buying another, you may need to coordinate the two transactions, evaluate temporary housing options, or consider how much flexibility you have with your closing date. For buyers, the 28-day median suggests that not every property will require an immediate offer. Some sellers may be more willing to negotiate depending on how long their home has been listed and whether they've received other offers. The key is understanding the circumstances surrounding each property rather than assuming the entire market operates the same way. ## 7. Mortgage Rates and What They Mean for Buyers Mortgage rates remain a major consideration for anyone planning to buy a home. On October 22, 2026, mortgage rates were approximately 7% to 7.5%, based on the rate range discussed in our market update. The long-run average, excluding extreme periods, sits near 7.5%. Rates can vary by loan program, credit profile, down payment, lender, and other factors. The rate a particular borrower qualifies for may differ from the general range reported in a market discussion. To help explain the financing side of the market, I sat down with **Elena Boland, Senior Loan Officer at Wholesale Mortgage Services**, to discuss mortgage rates and other topics affecting today's buyers. Our conversation goes beyond the September housing numbers, so be sure to watch the video after the market report for more discussion. For buyers, one of the biggest mistakes is assuming you should wait to purchase until mortgage rates reach a particular number. Lower rates can improve affordability, but they can also bring more buyers into the market. If demand increases while inventory remains limited, competition for available homes may intensify. Waiting may make sense for some households, especially if they need more time to save for a down payment, improve their credit, or establish a comfortable monthly budget. For others, purchasing now may make sense if the right home is available and the numbers work. Base your decision on your personal financial situation, how long you plan to own the home, and whether the monthly payment fits your budget. It's also worth discussing your options with a qualified mortgage professional. Depending on your circumstances, you may have different loan programs, down payment strategies, or financing structures to consider. The goal isn't simply to find the lowest advertised interest rate. It's to understand the complete cost of financing and choose an approach that supports your long-term plans. ## Watch the September 2026 Reno-Sparks Market Update Want to hear more about the numbers and get additional insight into mortgage rates? Watch my September 2026 Reno-Sparks housing market update featuring Elena Boland, Senior Loan Officer at Wholesale Mortgage Services. **Watch the full video here:** [September 2026 Reno-Sparks Housing Market Update](https://youtu.be/-JRDbysqNJk)   Be sure to continue watching after the market report for our discussion of additional real estate and mortgage topics. ## What Does the September Market Mean for You? The September numbers point to a Reno-Sparks housing market with rising prices and declining inventory. The median sale price reached $640,000, up 10.6% from a year earlier. Active inventory fell to approximately 1,000 homes, and months of supply declined to 2.4. Meanwhile, closed sales increased from August but remained below the level recorded a year ago. For sellers, these conditions may create opportunities, particularly when a property is priced appropriately and stands out among competing listings. For buyers, rising prices and limited inventory reinforce the importance of preparation, financing, and a clear understanding of local market conditions. But remember, the broader Reno-Sparks statistics are only part of the story. Your home's value, the best time to sell, and the right buying strategy depend on your neighborhood, price range, property characteristics, and personal goals. ### Let's Talk About Your Real Estate Plans I'm Ken Angst with the Angst Real Estate Team at Haute Properties NV. I help buyers and sellers navigate the real estate market in South Reno, Reno, and Sparks. Whether you're buying your first home, moving up, downsizing, selling an investment property, or wondering what your home might be worth, I'm happy to help you understand your options. **Call or text me** to discuss what the current market means for your situation. **Ken Angst, Realtor** Angst Real Estate Team | Haute Properties NV LLC [**📲 Call or text:**](mailto:Ken@LivingInSouthReno.com)**[775-525-0309](tel:+17755250309) 📧 Email: [Ken@livinginsouthreno.com](mailto:Ken@livinginsouthreno.com)** Nevada License S.168655 **Co-Host: Elena Boland, Senior Loan Officer** Wholesale Mortgage Services | NMLS #373615 [**📲 Call or text:**](mailto:Ken@LivingInSouthReno.com)**[775-825-1600](tel:+17758251600)** [https://wmsreno.com](https://wmsreno.com/) #RenoRealEstate #SparksRealEstate #SouthRenoRealEstate #RenoHousingMarket #SparksHousingMarket #RenoMarketUpdate #NorthernNevadaRealEstate #RenoHomesForSale #SouthRenoHomes #RenoHomePrices #RealEstateMarketUpdate #MortgageRates #HomeBuyingTips #HomeSellingTips #KenAngst #HautePropertiesNV ### Leave a Comment ### The Angst Real Estate Team ### Sign Up for Our Newsletter ![haute-properties\_angst-logo\_white@2x](https://blog.livinginsouthreno.com/hs-fs/hubfs/haute-properties_angst-logo_white@2x.png?width=248&height=150&name=haute-properties_angst-logo_white@2x.png "haute-properties_angst-logo_white@2x") Ken Angst REALTOR®, P.E. 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