FIPS 32031 · population 497,200 · part of Reno, NV
The latest county-level Zillow ZORI is $2,004 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,289 | Washoe County, NV | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,489 | Washoe County, NV | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,870 | Washoe County, NV | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,539 | Washoe County, NV | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,949 | Washoe County, NV | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 32031. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Washoe County presents a carry-versus-entry-cost tension: Zillow’s 2026-06 median home value was $575,301, up 0.46%, while published median asking rent was $2,004 per month, up 6.54%. That pairing produces the supplied 4.18% gross yield before operating costs, so it merits investigation by buyers able to verify expenses and rent durability; purchasers relying on rapid value growth should be cautious. FHFA’s separately dated 2025 repeat-transaction HPI increased 2.44%; it supports a positive price direction but is an index, not a home value or a directly comparable Zillow interval.
Market rent—not HUD FMR—supports that gross-yield calculation. HUD’s two-bedroom FMR is $1,870 per month, a payment standard rather than an asking-rent estimate. The effective property-tax rate is 0.44%, and modeled climate loss is 0.24% of building value per year against an earthquake-dominant hazard. These carrying-cost indicators make a property-level expense review material: insurance premiums, deductibles, seismic condition, maintenance, vacancy, financing and capital needs are not published, preventing a net-yield or cash-flow conclusion.
Realtor.com’s MLS listing-market evidence shows active listings fell 21.64% year over year and 17.21% of listings had price reductions. Reduced visible supply and seller concessions coexist; neither is a closed-sale price nor proof of buyer demand. Tax-return migration was net positive, while incoming movers had higher average AGI than outgoing movers, a potentially supportive composition signal that remains county-level. Investor mortgages accounted for 345 of 5,063 purchases, or 6.81%, which indicates some non-owner competition but not its pricing effect or buyer mix by neighborhood.
Earthquake exposure is the principal risk boundary, and the climate-loss figure is modeled expected loss rather than a site-specific insurance quote. The thesis could change with parcel hazard maps and insurance terms, lease-level rent comps and turnover, or closed-sale and financing evidence. Those missing data prevent conclusions on insurability, achievable rent after vacancy, resale value, debt coverage and whether MLS conditions translate into transactions. Review should also test tax assessment and building condition, and recognize that Trade, transportation, and utilities is only the largest disclosed private supersector, not the whole economy.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
The selected direct-evidence set shows a broad current asking-rent landscape rather than one countywide price. Zillow’s June 2026 ZIP-level ZORI runs from $1,428 in ZIP 89502 to $2,676 in ZIP 89433, a $1,248 spread around a $2,011 selected-set median. Washoe County’s ZORI is $2,004, close to that median but not a replacement for the endpoints. The practical question is not to rank ZIPs universally; it is whether a household’s target unit and budget can accommodate the current typical asking-rent index in the portion of the market being screened. The endpoints establish the scale of that screening range, while listing-level terms determine the actual monthly commitment.
These measures answer different questions and should remain separate. Zillow’s ZORI is a typical observed asking-rent index; the ACS 2024 five-year county median gross rent is $1,608, a survey estimate rather than a current asking-rent index. HUD’s FY 2026 two-bedroom FMR is $1,870, an administrative standard rather than an asking-rent observation. As a mechanical reference only, selected ZORI values equal 76.4% to 143.1% of that FMR. Those comparisons frame current pricing, surveyed gross rent, and an administrative benchmark side by side; they do not create a single rent measure or establish eligibility for any program.
Affordability and availability signals also have to be read as a trade-off, not a ranking. The county ACS share of renter households spending at least 30 percent of income on rent is 51.8%; across the shown ZIP/ZCTA estimates it ranges from 41.8% to 55.5%. The corresponding county vacancy estimate is 8.7%, while the selected range is 3.4% to 10.1%. For example, ZIP 89512 has a 71.4% renter share, a 53.5% burden share, and a 10.0% vacancy estimate. A higher vacancy estimate does not itself demonstrate suitable units, and a lower burden share does not establish that any particular household can afford a current listing. Use the measures to identify questions for a search—current availability, budget fit, and lease terms—rather than to infer outcomes.
Coverage and geography limit how far this evidence can be taken. The display contains 12 of 14 eligible direct-ZORI ZIP/ZCTA matches and covers 74,844 renter households, so it is a selected evidence set rather than an exhaustive county inventory. Census ZCTAs are statistical areas, not USPS delivery ZIPs. Because ZIPs can cross county lines, each displayed ZIP is assigned to Washoe County by its largest HUD residential-address share; the included shares are at least 95.7%. Before acting on a ZIP-level comparison, verify the property’s current asking rent, bedroom count, utilities and fees, lease duration, move-in costs, availability, and exact address; assess any relevant HUD standard separately for the unit’s bedroom count.
14 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 89502 | $1,428 | $1,361 | $1,870 | 50.4% | 8.2% | $57k | 100.0% |
| 89431 | $1,676 | $1,348 | $1,870 | 45.5% | 10.1% | $67k | 100.0% |
| 89512 | $1,589 | $1,200 | $1,870 | 53.5% | 10.0% | $64k | 100.0% |
| 89509 | $1,743 | $1,495 | $1,870 | 48.8% | 8.0% | $70k | 100.0% |
| 89503 | $1,827 | $1,438 | $1,870 | 55.5% | 7.0% | $73k | 100.0% |
| 89523 | $2,139 | $1,845 | $1,870 | 49.4% | 4.0% | $86k | 100.0% |
| 89521 | $2,468 | $2,147 | $1,870 | 41.8% | 5.3% | $99k | 96.2% |
| 89506 | $2,076 | $1,848 | $1,870 | 51.1% | 7.2% | $83k | 100.0% |
| 89436 | $2,284 | $2,128 | $1,870 | 49.6% | 4.6% | $91k | 100.0% |
| 89434 | $2,061 | $1,914 | $1,870 | 52.2% | 7.7% | $82k | 95.7% |
| 89511 | $1,961 | $1,925 | $1,870 | 48.7% | 6.1% | $78k | 100.0% |
| 89433 | $2,676 | $1,266 | $1,870 | 51.4% | 3.4% | $107k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 89521 rental reportWashoe County | Reno, NV | $2,468 | ▲ 7.1% | 41.8% | 41,859 |
| ZIP 89436 rental reportWashoe County | Sparks, NV | $2,284 | ▲ 6.6% | 49.6% | 49,544 |
| ZIP 89523 rental reportWashoe County | Reno, NV | $2,139 | ▲ 7.5% | 49.4% | 37,130 |
| ZIP 89506 rental reportWashoe County | Reno, NV | $2,076 | ▲ 5.2% | 51.1% | 47,046 |
| ZIP 89434 rental reportWashoe County | Sparks, NV | $2,061 | ▲ 9.7% | 52.2% | 27,990 |
| ZIP 89511 rental reportWashoe County | Reno, NV | $1,961 | ▲ 4.9% | 48.7% | 30,956 |
| ZIP 89503 rental reportWashoe County | Reno, NV | $1,827 | ▲ 4.9% | 55.5% | 30,249 |
| ZIP 89509 rental reportWashoe County | Reno, NV | $1,743 | ▲ 6.2% | 48.8% | 35,632 |
| ZIP 89431 rental reportWashoe County | Sparks, NV | $1,676 | ▲ 10.9% | 45.5% | 39,833 |
| ZIP 89512 rental reportWashoe County | Reno, NV | $1,589 | ▲ 1.4% | 53.5% | 28,030 |
| ZIP 89502 rental reportWashoe County | Reno, NV | $1,428 | ▲ 4.9% | 50.4% | 46,691 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.235% of building value expected lost per year
$2,385 median annual bill
12,767 in · 11,838 out
$104,115 arriving · $92,664 leaving
345 of 5,063 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Washoe County | 497,200 | $575k | $2,004 | 4.2% | earthquake |
| Lyon County | 61,680 | $420k | $1,920 | 5.5% | inland flooding |
| Storey County | 4,140 | $480k | n/a | n/a | wildfire |
Yes. The record provides a monthly median asking-rent measure, allowing the supplied gross yield to be evaluated before costs.
Earthquake.
Trade, transportation, and utilities.