{"area":{"county":"Washoe County","state":"NV","stateName":"Nevada","slug":"washoe-nv","metro":"Reno, NV HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":454294},{"date":"2021-07-01","value":487058},{"date":"2021-10-01","value":506205},{"date":"2022-01-01","value":519923},{"date":"2022-04-01","value":553332},{"date":"2022-07-01","value":539900},{"date":"2022-10-01","value":525451},{"date":"2023-01-01","value":518434},{"date":"2023-04-01","value":528057},{"date":"2023-07-01","value":537050},{"date":"2023-10-01","value":535489},{"date":"2024-01-01","value":543308},{"date":"2024-04-01","value":553461},{"date":"2024-07-01","value":555924},{"date":"2024-10-01","value":560951},{"date":"2025-01-01","value":564459},{"date":"2025-04-01","value":570703},{"date":"2025-07-01","value":575314},{"date":"2025-10-01","value":572636},{"date":"2026-01-01","value":578149},{"date":"2026-04-01","value":592140}],"latest":592140,"yoy":3.7562444914430095,"fiveYr":30.342905695430712,"sinceStart":735.0114222861495,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1837}],"latest":1837,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":88096,"population":497200,"povertyRate":10.650946746286689,"medianHomeValue":539900,"medianGrossRent":1608,"medianPropertyTax":2385},"hud":{"county":"Washoe County","year":"2027","perUnit":1837,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Nevada","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":21912,"ratePer100k":333.80172007209825},"propertyCrime":{"total":115298,"ratePer100k":1756.419802887586},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":26.9,"ratioVerdict":"Favors renting — price is high relative to rent","priceCagr":5.443698590562973,"rentCagr":3,"cashFlow":{"price":592140,"monthlyRent":1837,"grossRent":1837,"downPct":20,"ratePct":6.75,"units":1,"state":"NV","down":118428,"loan":473712,"mortgagePI":3072.4870152152257,"monthlyTax":218.10490000000001,"taxRatePct":0.442,"taxRateSource":"Census ACS county effective rate 0.44% ($2,385 tax ÷ $539,900 ACS median), applied to current value","monthlyInsurance":197.38,"insuranceRatePct":0.4,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","insuranceHighRisk":false,"vacancyPct":5,"vacancyLoss":91.85000000000001,"egi":1745.15,"mgmtPct":10,"monthlyMgmt":183.70000000000002,"maintenancePct":5,"monthlyMaint":91.85000000000001,"capexPct":5,"monthlyCapex":91.85000000000001,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":782.8849000000001,"noi":962.2651,"totalExpenses":3855.3719152152257,"cashFlow":-2110.2219152152256,"annualCf":-25322.662982582708,"cocReturn":-21.382327644292488,"capRate":1.9500761981963723},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-2247.9969152152257,"delta":-138,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-2165.3319152152258,"delta":-55,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-2159.566915215226,"delta":-49,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-2596.5749553817163,"delta":-486,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1978-04-01) (home values −20.5% over 12 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 2007-10-01 → 2008-10-01, applied to rent","cashFlow":-2392.1430943321097,"delta":-282,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-2596.5749553817163,"baselineCashFlow":-2110.2219152152256,"framing":"underwater","confidenceLabel":"verified","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":5.443698590562973,"rentCagr":3,"totalRentPaid":168911.31631419447,"totalCashOutlay":469365.5584912255,"insuranceBasis":"Insurance: state-level estimate (NV avg 0.4%/yr)","homeValueAfter":858161.0846617261,"equityBuilt":428089.92909143347,"netCostOfBuying":159703.62939979206,"buyingCheaper":true,"savings":9207.68691440241},"priceToIncome":{"ratio":6.721531057028696,"price":592140,"medianIncome":88096,"label":"Stretched (>5x — historically expensive vs local incomes)"},"countyTaxRatePct":0.442,"countyTaxSource":"Census ACS county effective rate 0.44% ($2,385 tax ÷ $539,900 ACS median), applied to current value","dataCheck":{"status":"verified","checks":[{"metric":"home value (vintage update)","primary":592140,"secondary":539900,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.1,"grade":"verified","consistent":true,"hidePoint":false},{"metric":"HUD fair market rent","primary":1837,"secondary":1608,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.14,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"verified","ratio":1.1,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":539900,"high":592140}},"rent":{"label":"verified","ratio":1.14,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1608,"high":1837}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 5.4%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"verified","ratio":1.1,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":539900,"high":592140}},"rent":{"label":"verified","ratio":1.14,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":1608,"high":1837}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Washoe County, NV is appreciation-driven for owning: at a 26.9x price-to-rent ratio, the math favors renting — monthly investor cash flow is typically thin or negative unless you buy below median or add units.","faqs":[{"q":"Is Washoe County, NV a good rental market?","a":"Tough for cash flow. At 26.9x, Washoe County is appreciation-driven — most investors here bank on equity growth, not monthly rent spread."},{"q":"What is the median home value in Washoe County?","a":"The typical home value in Washoe County is about $592,140 (county-level, Census ACS & FHFA metro HPI), up 3.8% year-over-year, and up 30.3% over five years."},{"q":"What is the median rent in Washoe County?","a":"The typical rent in Washoe County is about $1,837/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Washoe County?","a":"Over a 7-year horizon, buying is cheaper in Washoe County — roughly $9,208 ahead of renting, with about $428,090 in equity built."},{"q":"Is Washoe County affordable for homebuyers?","a":"Washoe County's median home value is 6.7x the local median household income — Stretched (>5x — historically expensive vs local incomes)."},{"q":"What is the property tax rate in Washoe County?","a":"Washoe County's effective property tax rate is about 0.44% of home value (Census ACS county effective rate 0.44% ($2,385 tax ÷ $539,900 ACS median), applied to current value), which on a $592,140 median home is roughly $218/mo."}],"takeaways":["The median home value in Washoe County, NV was $592,140 as of April 2026, up 3.8% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Washoe County, NV was $1,837/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Washoe County, NV has a price-to-rent ratio of 26.9 — a high reading that favors renting over buying at the median. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=washoe-nv","url":"https://areal.studio/functions/getCountyReport?slug=washoe-nv"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:18:39.717Z","homeValueBasis":"FHFA metro HPI (quarterly, Reno, NV HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Reno, NV HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":592140,"countyFmr":1837,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Reno, NV HUD Metro FMR Area"},"links":{"stateDir":"NV","stateName":"Nevada","cityPages":[{"city":"Reno","state":"NV"}],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}