ArrowCreek411

After dealing with cardiac and urological issues for the past twelve months, I am back and ready to support our community

Fall has arrived in our high-desert, semi-rural village in Washoe County, Nevada, bringing budget and election season to ArrowCreek. The original plan covered 3,172 acres and 1,083 residences, with a small residents’ center that would include a 7/11-style store, real estate office, equestrian center, and an independent private golf course. These commercial businesses were designated the Non-Residential Area in the Articles of Incorporation, Covenants, Conditions and Restrictions (CC&Rs), and By-Laws. The store, real estate office, and equestrian center were dropped years ago, as were proposed alternative entrances and exits at Zolezzi and Alpine Road. Membership in the private club is optional for interested, approved applicants. Unlike owners in some associations, ArrowCreek residents and owners have no financial interest in or obligation to The Club. It serves as a social focal point within the broader HOA community.

This report began with a heated discussion about home values drawn from Washoe County Assessor records. Properties adjacent to the golf course currently show a 2.6% advantage over those off the course. Treat that figure cautiously: only seven (7) homes in this category sold in the past twelve months. The following data explains the difference and shows how limited sales can skew perceptions of these homes’ value.

ArrowCreek’s financial diversity reflects the community design and Washoe County planning established in 1997. The community includes 506 Semi-Custom homes, typically for middle- and upper-middle-income residents, and 577 original Custom home sites, typically for upper-middle-income and high-net-worth residents. Those Custom sites began as vacant lots; consolidations have reduced their number to 574, with 512 homes built or under construction. About one-third of all Custom and Semi-Custom lots—approximately 361—border the golf course. This report uses Washoe County Assessor records available on October 26, 2026.

Steady interest rates, rising inflation, and continuing tariff impacts would suggest slower home sales, but that slowdown has not yet appeared. Our data broadly aligns with national publications and local real estate and banking professionals. For the first time in two years, sales have posted modest increases for nine consecutive months. Sales of homes priced above $1 million rose 37% compared with the same months a year earlier. ArrowCreek’s year-over-year price increase is 9.2%, while a Kiplinger article forecasts a 4% increase for single-family homes in 2026. We will see how that forecast holds up. Vacant ArrowCreek land continues to sell for roughly $606,000 to $754,000 per acre.

Over the twelve months since October 2025:

1. Custom ArrowCreek homes appear to have established a selling floor of $590 per square foot, compared with $450 for Semi-Custom homes. Fifty fully financed properties changed hands over the past year, with no single neighborhood leading sales activity.

On with THE FACTS:

a.) Washoe County Assessor records show fifty (50) ArrowCreek properties sold between October 29, 2025, and October 9, 2026. That represents 50 transfers over the rolling year and a community turnover rate of 4.6%. By comparison, TheHill.com reports that 8.4% of Americans live in a different home than a year ago; the Washoe County figure is 18.4%, based on the most recent census data. An aging population, limited new housing, and greater caution have driven U.S. mobility to its lowest recorded level since 1948. ArrowCreek’s low turnover may reflect satisfaction with life in our gated community: 231 of us (19.6%) have lived here or owned property here for more than twenty years.

b.) Six (6) homes and one vacant property bordering the golf course sold during this period. “On-course” means the property boundary touches the course, not simply that it has a golf-course view. We use twelve-month rolling averages to smooth home and land prices. The on-course average fell to $561.33 per square foot—a figure that warrants skepticism—and the average sales price declined to $2,127,857.14. One additional parcel bordering the course was also sold. Vacant on-course parcels are currently valued at $754,444.30 per acre.

c.) Thirty-nine (39) homes and five (5) vacant lots not bordering the golf course sold during the period. Based on those 39 homes, the rolling average price rose by $47.63 to $546.88 per square foot. The twelve-month average home sales price increased from $1,927,342.11 a year earlier to $2,148,255.00. The five vacant-lot sales produced a twelve-month average land price of $606,281.91 per acre.

d.) The figure below tracks ArrowCreek values over the past twelve months, with price per square foot on the vertical axis. Only 13 homes adjacent to the golf course sold at the elevated average price, distorting the dark-blue trend line. Five years ago, the nominal price was about $200 per square foot. Limited on-course sales suggest two possible explanations: residents may be happy here and see no reason to move—653 of us have lived in ArrowCreek for more than five years—or a golf-course home may represent a long-held goal and a symbol of success. Homes continue to sell, but in much smaller numbers.

2. With fall here and inflation rising, our housing market should remain active. ArrowCreek deserves consideration from families seeking security, majestic views, recreation, excellent schools, nearby shopping and medical services, and peace of mind. Our homes cost more, but the community offers value to match.

Every seller’s price reflects individual circumstances. The figure above looks backward, not necessarily forward, and limited golf-course home sales distort it. A balanced marketing approach that emphasizes community amenities and relatively low governmental-like fees (ACHOA dues) should benefit homeowners and buyers.

Continuing the discussion from previous months, readers asked how Custom and Semi-Custom homes on and off the golf course compare with homes in Reno and Sparks. The chart below shows Custom and Semi-Custom price trends across the broader community. Over the past twelve months, home values across the Truckee Meadows declined, while ArrowCreek Custom homes both on and off the course and Semi-Custom homes off the course gained value. On-course Semi-Custom homes declined but remain more valuable than comparable Reno homes. All ArrowCreek values remain well above those elsewhere in Washoe Valley.

ArrowCreek home values are not meaningfully comparable with the Sparks market, including D’Andrea, so we have stopped covering that market.

ArrowCreek’s rolling averages for the past year are:

• Semi-Custom On-Course: $508.39 per Square Foot (**only 3 properties)
• Semi-Custom Off-Course: $466.57 per Square Foot (179 properties)
• Custom On-Course: $601.03 per Square Foot (**only 4 properties)
• Custom Off-Course: $619.66 per Square Foot (21 properties)

A reader also requested comparisons with D’Andrea in Sparks, Somersett in Reno, and Saddlehorn. The following findings come from real estate reports using data from altosresearch.com and Chase International

• • • Reno market overall: Custom homes sell for an average of $475.03 per square foot, with a median price of $1,845,000 and an average of 119 days on the market. Reno homes comparable to ArrowCreek Semi-Custom homes average $352.31 per square foot, with a median price of $899,450 and 63 days on the market. Over the comparable year, Reno median prices fell 8.6%, as shown in the chart, while ArrowCreek’s combined, validated average prices across all home types rose about 4.0%.

• • • Sparks market overall: Although not comparable with ArrowCreek, Sparks remains in the chart for completeness.

Commentary: ArrowCreek Custom homes remain in the top two quartiles of the Washoe Valley real estate market and now lead the market. Semi-Custom homes remain in the top quartile and share some characteristics with Custom homes.

Some ArrowCreek owners describe their home as a “golf community,” particularly those who belong to the private club. That perspective is understandable, but ArrowCreek is a small village and HOA providing governmental-like services. Only one-third of its homes and lots border the golf course, and approximately 39% of owners belong to The Club. The private golf club sits within our gated community but is not an HOA amenity. Residents are free to join—or not.

ArrowCreek’s value proposition should continue to attract professionals who prize security, views, recreation, good schools, nearby shopping and entertainment, excellent medical services, and high-desert tranquility. Realtors will show prospective Nevada residents lower-priced alternatives, but those who value our advantages will choose ArrowCreek. As Nevada businesses attract talent with competitive salaries, more people will become ArrowCreek homeowners.

By Ron Duncan

November 9, 2026

For previous postings of the ArrowCreek property value updates: click here.

It has turned fall here in our High Desert, Semi-Rural Village in Washoe County, Nevada. That means it’s budget and election season for ArrowCreek. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points to Zolezzi and Alpine Road. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within our broader HOA community.

The origins of this report were based on a heated discussion of the value of homes extracted from the Washoe County’s Assessors office. In point of ‘fact,’ homes adjacent to the golf course are currently showing a 13.8% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only thirteen (13) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data. It is worth noting that the low sales rate of golf course related homes has contributed to an inordinate perception of the net worth of these homes.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It currently consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 574), typically for upper middle and high net worth individuals, of which 512 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on October 31, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

Interest rates are holding steady and inflation is increasing, so we should expect home sales to slow – but they haven’t yet. Unfortunately, we are still absorbing tariff impacts. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for nine consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 9.2%. An article from Kiplinger has forecast single family homes will increase only 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community continues to run in the range of $464,000 to $480,000 per acre.

Since November of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $530 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $480 per square-foot to grow from. With eight fully financed properties changing hands this past month, no one neighborhood was the most active.

On with THE FACTS:

a.) Eight (8) properties were recorded sold in ArrowCreek between 23 September 2025 and 20 October 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 63 or 5.8% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 129 (12%) of us have lived or owned property in ArrowCreek for more than twenty years.

b.) Two (2) homes and one vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The rolling average selling price for homes on the golf course, a very suspicious number, decreased to $569.08 per square foot. The 12-month rolling average sales price decreased to $2,331,921.08. One additional parcels was sold bordering the golf course. Currently, vacant parcels can be valued at $464,035.47 per acre.

c.) Four (4) homes and one (1) additional lot were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes decreased to $491.83 per square foot, which is down by $7.42 per square foot, based on a sample size of 38 homes.  The twelve-month rolling average sales price for non-golf course homes decreased to $1,927,342.11 from the month ago value of $1,931,384.62. One (1) vacant lot was sold this past month, making the rolling 12-month average selling price for vacant land, not on the golf course, $479,855.16 per acre. This value is based upon 10 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. Although only a small number (13) of homes adjacent to the golf course have been sold at this elevated average price, it clearly distorts the picture (DARK BLUE line). Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on; for example, currently 681 of us have lived in ArrowCreek for more than 5 years. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

2. With the arrival of fall and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months.It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ with ArrowCreek Custom homes and Semi-Custom homes on the golf course. Custom homes adjacent to the golf course have exhibited a steady increase in cost per square foot since November 2024. This appears to be partially explainable by the fact that only a few, nine, properties have been transferred over the period from October to today. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 19.4% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community. As such we’ve dropped coverage of the Sparks market.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $549.55 per Square Foot (**only 4 properties)
• Semi-Custom Off-Course: $452.34 per Square Foot (19 properties)
• Custom On-Course: $577.75 per Square Foot (**only 9 properties)
• Custom Off-Course: $531.31 per Square Foot (19 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $567.81 per square foot (Median price $2,210,000). The average days on the market was 119 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $392.89 per square foot (Median price $949,999) with a time-on-market of 84 days. ArrowCreek Semi-Custom homes exhibited a time on market of 162 days. Median prices rose across the Reno market by 7.4% during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 12.3%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market and are now market leaders. Semi-Custom homes continue to be in the top quartile of the same market and exhibit some of the same characteristics as Custom homes.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee or running for the Board of Directors.

By Ron Duncan

November 13, 2025

For previous postings of the ArrowCreek property value updates: click here.

It has turned fall here in our High Desert, Semi-Rural Village in Washoe County, Nevada. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points to Zolezzi and Alpine Road. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within our broader HOA community.

The origins of this report were based on a heated discussion of the value of homes extracted from the Washoe County’s Assessors office. In point of ‘fact,’ homes adjacent to the golf course are currently showing a 19.9% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only eleven (11) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data. It is worth noting that the low sales rate of golf course related homes has contributed to an inordinate perception of the net worth of these homes.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It currently consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 573), typically for upper middle and high net worth individuals, of which 512 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on September 30, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

Interest rates are holding steady and inflation is increasing, so we should expect home sales to slow – but they haven’t yet. Unfortunately, we are still absorbing tariff impacts. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for nine consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 12.3%. An article from Kiplinger has forecast single family homes will increase only 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community continues to run in the range of $327,000 to $489,000 per acre.

Since October of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $530 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $460 per square-foot to grow from. With seven fully financed properties changing hands this past month, Monte Sol was the most active neighborhood.

On with THE FACTS:

a.) Seven (7) properties were recorded sold in ArrowCreek between 27 August 2025 and 25 September 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 54 or 4.9% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 130 (12%) of us have lived or owned property in ArrowCreek for more than twenty years.

b.) One (1) home and no vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The rolling average selling price for homes on the golf course, a very suspicious number, increased to $584.96 per square foot. The 12-month rolling average sales price increased to $2,476,452.18. No additional parcels were sold bordering the golf course. Currently, vacant parcels are valued at $326,879.91 per acre.

c.) Two (2) homes and four (4) additional lots were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes decreased to $499.25 per square foot, which is down by $2.38 per square foot, based on a sample size of 39 homes.  The twelve-month rolling average sales price for non-golf course homes decreased to $1,931,384.62 from the month ago value of $1,952,027.03. Four (4) vacant lots were sold this past month, making the rolling 12-month average selling price for vacant land, not on the golf course, $489,378.61 per acre. This value is based upon 9 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. Although only a small number (11) of homes adjacent to the golf course have been sold at this elevated average price, it clearly distorts the picture (DARK BLUE line). Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on; for example, currently 686 of us have lived in ArrowCreek for more than 5 years. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

2. With the arrival of fall and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months.It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ with ArrowCreek Custom homes and Semi-Custom homes on the golf course. Custom homes adjacent to the golf course have exhibited a steady increase in cost per square foot since November 2024. This appears to be partially explainable by the fact that only a few, nine, properties have been transferred over the period from October to today. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 19.4% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community. As such we’ve dropped coverage of the Sparks market.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $574.95 per Square Foot (**only 3 properties)
• Semi-Custom Off-Course: $463.46 per Square Foot (21 properties)
• Custom On-Course: $588.72 per Square Foot (**only 8 properties)
• Custom Off-Course: $541.00 per Square Foot (18 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $565.86 per square foot (Median price $2,322,500). The average days on the market was 91 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $391.83 per square foot (Median price $1,037,000) with a time-on-market of 84 days. ArrowCreek Semi-Custom homes exhibited a time on market of 162 days. Median prices rose across the Reno market by 7.4% during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 12.3%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market and are now market leaders. Semi-Custom homes continue to be in the top quartile of the same market and exhibit some of the same characteristics as Custom homes.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee or running for the Board of Directors.

By Ron Duncan

October 9, 2025

For previous postings of the ArrowCreek property value updates: click here.

Welcome back to the monthly update of the ArrowCreek Community property values for our High Desert, Semi-Rural Village within Washoe County, Nevada. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points to Zolezzi and Alpine Road. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within our broader HOA community.

The origins of this report were based on a heated discussion of the value of homes on a golf course versus those not on the golf course, which is likely different for other communities, and, as you’ll observe, the belief  and, in this month’s edition, reality, that homes on a golf course are worth more is a ‘belief’ likely based upon very long-term marketing from the Golfing Industry. In point of ‘fact,’ homes adjacent to the golf course are currently showing a 19.6% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only eleven (11) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data. It is worth noting that the low sales rate of golf course related homes has contributed to an inordinate perception of the net worth of these homes.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It currently consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 573), typically for upper middle and high net worth individuals, of which 511 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on August 30, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

The calendar has definitely changed to fall. With interest rates holding steady and inflation increasing, we should expect home sales to slow – but they haven’t yet. Unfortunately, we are still absorbing tariff impacts. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for eight consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 13.1%. An article from Kiplinger has forecast single family homes will increase only 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community continues to run in the range of $326,000 to $429,000 per acre.

Since September of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $530 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $460 per square-foot to grow from. With six fully financed properties changing hands this past month, Granite Pointe I was the most active neighborhood.

On with THE FACTS:

a.) Six (6) properties were recorded sold in ArrowCreek between 31 July and 25 August 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 54 or 4.9% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 175 (16.2%) of us have lived or owned property in ArrowCreek for more than 16 years.

b.) Two (2) homes and no vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The rolling average selling price for homes on the golf course, a very suspicious number, decreased to $578.78 per square foot. The 12-month rolling average sales price decreased to $2,459,634.00. No additional parcels were sold bordering the golf course. Currently, vacant parcels are valued at $326,879.91 per acre.

c.) Three (3) homes and one (1) additional lot were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes decreased to $501.63 per square foot, which is down by $16.32 per square foot, based on a sample size of 37 homes. The twelve-month rolling average sales price for non-golf course homes decreased to $1,952,027.03 from the month ago value of $2,009,047.57. One (1) vacant lot was sold this past two month, making the rolling 12-month average selling price for vacant land, not on the golf course, $428,765.07 per acre. This value is based upon 5 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. Although only a small number (11) of homes adjacent to the golf course have been sold at this elevated average price, it clearly distorts the picture (DARK BLUE line). Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

2. With the arrival of fall and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months.It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ with ArrowCreek Custom homes not on the golf course. Custom homes adjacent to the golf course have exhibited a steady increase in cost per square foot since November 2024. This appears to be partially explainable by the fact that only a few, five, properties have been transferred over the period from November to today. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 9.9% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community. As such we’ve dropped coverage of the Sparks market.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $529.37 per Square Foot (**only 4 properties)
• Semi-Custom Off-Course: $469.71 per Square Foot (20 properties)
• Custom On-Course: $607.01 per Square Foot (**only 7 properties)
• Custom Off-Course: $539.18 per Square Foot (17 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $563.76 per square foot (Median price $2,222,000). The average days on the market was 91 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $379.52 per square foot (Median price $975,000) with a time-on-market of 70 days. ArrowCreek Semi-Custom homes exhibited a time on market of 124 days. Median prices rose across the Reno market by 3.1% (about the current rate of inflation) during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 12.2%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market and are now market leaders. Semi-Custom homes continue to be in the top quartile of the same market and exhibit some of the same characteristics as Custom homes.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee or running for the Board of Directors.

By Ron Duncan

September 3, 2025

For previous postings of the ArrowCreek property value updates: click here.

Welcome back to the monthly update of the ArrowCreek Community property values for our High Desert, Semi-Rural Village within Washoe County, Nevada. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within our broader HOA community.

The origins of this report were based on a heated discussion of the value of homes on a golf course versus those not on the golf course, which is likely different for other communities, and, as you’ll observe, the belief  and, in this month’s edition, reality, that homes on a golf course are worth more is a ‘belief’ likely based upon very long-term marketing from the Golfing Industry. In point of ‘fact,’ homes adjacent to the golf course are currently showing a 13.9% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only nine (9) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data. It is worth noting that the low sales rate of golf course related homes has contributed to an inordinate perception of the net worth of these homes.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 573), typically for upper middle and high net worth individuals, of which 515 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on July 31, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

The calendar has definitely changed to summer. With interest rates holding steady and inflation increasing, we should expect home sales to slow – but they haven’t. Unfortunately, we are still absorbing the last five years of stimulus spending and now tariffs. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for seven consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has also slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 15.9%. An article from Kiplinger has forecast single family homes will increase only 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community continues to run in the range of $326,000 to $398,000 per acre.

Since August of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $530 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $460 per square-foot to grow from. With six fully financed properties changing hands this past month, Granite Pointe I was the most active neighborhood.

On with THE FACTS:

a.) Six (6) properties were recorded sold in ArrowCreek between 2 and 28 July 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 53 or 4.9% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 177 (16.4%) of us have lived or owned property in ArrowCreek for more than 16 years.

b.) One (1) home and no vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The number of homes sold, in the ‘golf course’ category, does not meet the criteria for statistical analysis (9). The rolling average selling price for homes on the golf course, a suspicious number, increased to $589.78 per square foot. The 12-month rolling average sales price increased to $2,517,330.44. No additional parcels were sold bordering the golf course. Currently, vacant parcels are valued at $326,879.91 per acre.

c.) Five (5) homes and no additional lots were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes increased to $517.95 per square foot, which is up by $22.36 per square foot, based on a sample size of 37 homes. The twelve-month rolling average sales price for non-golf course homes increased to $2,009,047.57 from the two months ago value of 1,992,384.39. No vacant lots were sold this past two month, making the rolling 12-month average selling price for vacant land, not on the golf course, $398,864.96 per acre. This value is based upon 6 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. Although only a small number (9) of homes adjacent to the golf course have been sold at this elevated average price, it clearly distorts the picture (DARK BLUE line). Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

Another interesting observation was provided recently that may account for some or most of this difference. The observation was from a Damonte Ranch resident who belongs to ‘The Club.’ “I get all the ‘amenities’ of ArrowCreek with my golf membership without the ‘high cost’ of owning a home there.” Something to ponder, as this ‘attitude’ may cause our prices to go lower to match those ‘down in the valley’ and, in fact, there is some evidence that that phenomenon is happening. Certainly, the lack of home sales adjoining the golf course may be one such indicator.

2. With the arrival of summer and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months.It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ with ArrowCreek Custom homes not on the golf course. Custom homes adjacent to the golf course have exhibited a steady increase in cost per square foot since November 2024. This appears to be partially explainable by the fact that only a few, five, properties have been transferred over the period from November to today. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 9.9% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community. As such we’ve dropped coverage of the Sparks market.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $529.37 per Square Foot (**only 4 properties)
• Semi-Custom Off-Course: $476.94 per Square Foot (20 properties)
• Custom On-Course: $638.11 per Square Foot (**only 5 properties)
• Custom Off-Course: $566.20 per Square Foot (17 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $564.13 per square foot (Median price $2,200,000). The average days on the market was 70 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $389.88 per square foot (Median price $1,012,375) with a time-on-market of 49 days. ArrowCreek Semi-Custom homes exhibited a time on market of 138 days. Median prices rose across the Reno market by 3.6% (about the current rate of inflation) during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 15.6%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market and are now market leaders. Semi-Custom homes continue to be in the top quartile of the same market and exhibit some of the same characteristics as Custom homes.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee.

By Ron Duncan

August 3, 2025

For previous postings of the ArrowCreek property value updates: click here.

Welcome back (I was out due to some health issues) to the monthly update of the ArrowCreek Community property values for our High Desert, Semi-Rural Village within Washoe County, Nevada. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within our broader HOA community.

The origins of this report were based on a heated discussion of the value of homes on a golf course versus those not on the golf course, which is likely different for other communities, and, as you’ll observe, the belief  and, in this month’s edition, reality, that homes on a golf course are worth more is a ‘belief’ likely based upon very long-term marketing from the Golfing Industry. In point of ‘fact,’ homes adjacent to the golf course are currently showing a 14.5% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only nine (9) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data. It is worth noting that the low sales rate of golf course related homes causes an inordinate perception of the net worth.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 573), typically for upper middle and high net worth individuals, of which 515 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on June 28, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

The calendar has definitely changed to summer. With interest rates holding steady and inflation increasing, we should expect home sales to slow – but they haven’t. Unfortunately, we are still absorbing the last five years of stimulus spending and now tariffs. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for seven consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has also slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 11.6%. An article from Kiplinger has forecast single family homes will increase only 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community continues to run in the range of $417,000 to $445,000 per acre.

Since July of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $510 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $460 per square-foot to grow from. With seven fully financed properties changing hands these past two months, Painted Vista and Bella Terra were the most active neighborhoods.

On with THE FACTS:

a.) Seven (7) properties were recorded sold in ArrowCreek between 6 May and 20 June 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 60 or 5.5% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 178 (16.4%) of us have lived or owned property in ArrowCreek for more than 16 years.

b.) Two (2) homes and no vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The number of homes sold, in the ‘golf course’ category, does not meet the criteria for statistical analysis (9). The rolling average selling price for homes on the golf course, a suspicious number, increased to $569.84 per square foot. The 12-month rolling average sales price increased to $2,418,441.56. No additional parcels were sold bordering the golf course. Currently, vacant parcels are valued at $413,198.96 per acre.

c.) Five (5) homes and no additional lots were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes increased to $495.59 per square foot, which is up by $3.62 per square foot, based on a sample size of 41 homes. The twelve-month rolling average sales price for non-golf course homes increased to $1,992,384.39 from the two months ago value of 1,864,869.000. No vacant lots were sold these past two months, making the rolling 12-month average selling price for vacant land, not on the golf course, $417,280.58 per acre. This value is based upon 8 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. Although only a small number (4) have been sold at $569.84 per square foot, it clearly distorts the picture. Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

Another interesting observation was provided recently that may account for some or most of this difference. The observation was from a Damonte Ranch resident who belongs to ‘The Club.’ “I get all the ‘amenities’ of ArrowCreek with my golf membership without the ‘high cost’ of owning a home there.” Something to ponder, as this ‘attitude’ may cause our prices to go lower to match those ‘down in the valley’ and, in fact, there is some evidence that that phenomenon is happening. Certainly, the lack of home sales adjoining the golf course may be one such indicator.

2. With the arrival of summer and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months. It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ ArrowCreek Custom homes on the golf course. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 12% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $517.72 per Square Foot (**only 5 properties)
• Semi-Custom Off-Course: $454.95 per Square Foot (21 properties)
• Custom On-Course: $635.00 per Square Foot (**only 4 properties)
• Custom Off-Course: $538.26 per Square Foot (20 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $565.57 per square foot (Median price $2,185,000). The average days on the market was 56 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $389.89 per square foot (Median price $990,000) with a time-on-market of 35 days. ArrowCreek Semi-Custom homes exhibited a time on market of 148 days. Median prices rose across the Reno market by 4.4% during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 12.6%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market but not market leaders. Semi-Custom homes continue to be in the top quartile of the same market.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee.

By Ron Duncan

June 30, 2025

For previous postings of the ArrowCreek property value updates: click here.

Welcome to the monthly update of the ArrowCreek Community property values for our High Desert, Semi-Rural Village within Washoe County, Nevada. Our ‘village’ was designed over 3,172 acres to have 1,083 residences, with a small residents’ center to include a 7/11 type store, real estate office, equestrian center and an independent, PRIVATE Golf Course as commercial businesses (A.K.A. the Non-Residential Area as documented in the Articles of Incorporation, the Covenants, Conditions and Restrictions (CC&Rs) and By-Laws). The 7/11 type store, real estate office and equestrian center were dropped from plans many, many years ago, along with proposals for alternative entry and exit points. Participation in the private club (i.e., Residents/Owners of our community do not have a financial interest nor obligation to ‘The Club,’ which is not true for all Associations) is purely optional for interested and “approved” parties. Sociologically, ‘The Club’ forms its own community focal point within the broader HOA community. The origins of this report were based on a heated discussion of the value of homes on a golf course versus those not on the golf course, which is likely different for other communities, and, as you’ll observe, the belief  that homes on a golf course are worth more is a ‘belief’ likely based upon very long-term marketing from the Golfing Industry. In point of ‘fact,’ homes adjacent to the golf course are currently showing an 3.2% advantage to those not adjacent to the course. This ‘advantage’ should be taken with a grain of salt as only twelve (12) homes in this category have been sold in the past 12 months and the details of this ‘difference’ are presented in the following paragraphs and data.

The ArrowCreek community, like so many small communities in Nevada, is financially diverse having been created that way by the designer of the community and Washoe County planners in 1997. It consists of 506 Semi-Custom homes, typically for middle and upper middle-income individuals, and 577 Custom home sites (all started out as vacant lots and currently, due to some consolidations, has shrunk to 573), typically for upper middle and high net worth individuals, of which 512 custom homes have been or are being built. Approximately one third of all the lots, both custom and semi-custom, are directly adjacent to the golf course (~361). This report contains the data that was available on March 31, 2025, from the Washoe County Assessor’s Records. These records appear to be a few weeks late, perhaps due to lack of sales or awaiting bulk data uploads.

The calendar indicates it is spring, but winter is still in the air. With interest rates holding steady and inflation increasing, we should expect home sales to slow – which they have. Unfortunately, we are still absorbing the last five years of stimulus spending and now tariffs. Our data appears to be in agreement with national publications and local real estate and banking professionals. For the first time in two years, sales have increased, albeit barely, for five consecutive months. Homes that sold for more than $1 million shot up 37% compared with the same months a year ago. However, home price growth has also slowed and in fact, as you may have read elsewhere, declined over the past four to eight months. Our ArrowCreek year-over-year price change is an astounding 7.8%. An article from Kiplinger has forecast single family homes will increase 4% during 2025. We will see. ‘Raw’ property in our ArrowCreek community, especially non-golf course properties, has shown some resilience accounting for 11 new owners.

Since April of 2024 and over the past twelve (12) months:

1. Custom ArrowCreek homes appear to have established a ‘selling floor’ of $470 per square-foot and Semi-Custom homes a similar ‘selling floor’ of $440 per square-foot to grow from. With only three fully financed properties changing hands this past month, no neighborhood could be categorized as the most active neighborhood.

On with THE FACTS:

a.) Three (3) properties were recorded sold in ArrowCreek between 28 February and 10 March 2025 (per the Washoe County Assessor). This brings the total number of properties transferred over the past rolling year to 67 or 6.2% turnover rate for our community. From a National Publication (TheHill.com), this compares to the fact that only 8.4% of Americans live in a different home than they did a year ago and in Washoe County the number is 18.4% based upon the most recent census data. The aging of the U.S. population, a lack of new housing, and increased caution have produced the lowest rate of mobility recorded at any time since 1948. ArrowCreek continues to have a very low turnover rate which may be attributed to a general satisfaction with living in our gated community. In fact, 179 (16.6%) of us have lived or owned property in ArrowCreek for more than 16 years.

b.) One (1) home and no vacant property were recorded sold on the golf course (where the property boundaries actually touch the golf course property, not just have a ‘view’ of it) during this reporting period. We use a 12-month rolling average to normalize home and land prices. The number of homes sold, in the ‘golf course’ category, barely meets the criteria for statistical analysis (12). The rolling average selling price for homes on the golf course, a suspicious number, increased to $532.74 per square foot. The 12-month rolling average sales price increased to $2,326,138.92. No additional parcels were sold bordering the golf course. Currently, vacant parcels are valued at $489,467.84 per acre.

c.) Two (2) homes and no additional lots were recorded sold that are not connected to the golf course. The rolling average selling price for off-course homes increased to $491.97 per square foot, which is up by $5.92 per square foot, based on a sample size of 40 homes.  The twelve-month rolling average sales price for non-golf course homes increased to $1,864,869.00 from last month’s $1,796,091.71. No vacant lots were sold this past month, making the rolling 12-month average selling price for vacant land, not on the golf course, $424,302.69 per acre. This value is based upon 11 properties sold over the past year.

d.) The figure below shows the ArrowCreek value trends over the past twelve months with the vertical scale being the cost per square foot. It should be noted that golf course home values have ‘spiked’ due to Custom homes being sold at $591.49 per square foot. Although only a small number (7) have been sold at this average price, it clearly distorts the picture. Additionally, it was noted that five years ago the nominal price per square foot was on the order of $200 as opposed to where they are today. With the minimal sales on the golf course properties, a couple of thoughts come to mind. First, people are extremely happy here and don’t need or want to move on. Second, they may have had a dream of ‘making it,’ and a symbol of ‘arriving’ is the nice home on a golf course. In any case, homes are still being sold, just in much smaller volumes.

Another interesting observation was provided recently that may account for some or most of this difference. The observation was from a Damonte Ranch resident who belongs to ‘The Club.’ “I get all the ‘amenities’ of ArrowCreek with my golf membership without the ‘high cost’ of owning a home there.” Something to ponder, as this ‘attitude’ may cause our prices to go lower to match those ‘down in the valley’ and, in fact, there is some evidence that that phenomenon is happening. Certainly, the lack of home sales adjoining the golf course may be one such indicator.

2. With the arrival of spring and inflation increasing, our housing market should continue to be alive. For those desiring a secure, safe environment with majestic views to raise a family, with abundant recreational opportunities, excellent schools, shopping, medical services and peace of mind, ArrowCreek should not be overlooked. Yes, we are higher priced, but we are worth it!

Do keep in mind that everyone’s selling price is based upon his or her own set of circumstances and the above picture/figure is hindsight, not necessarily foresight. In point of fact, it is distorted due to the lack of sales of golf course homes. A balanced marketing approach, for our community, focused on our amenities and relatively low governmental fees (ACHOA dues) should go a long way toward creating a better environment for all homeowners and buyers.

Continuing with the commentary from previous months: the author received queries about Semi-Custom and Custom homes both on and off the golf course and their relative selling prices with respect to those found in Reno and Sparks. The following chart portrays the trend lines for Custom and Semi-Custom homes within this broader community. From the chart below it is pretty clear that home values across the Truckee Meadows have been rising over the past twelve months. It is also apparent that Custom homes in the broader Reno Custom Home market are now ’on-par’ ArrowCreek Custom homes on the golf course. Custom homes not on the golf course appear to be a better value. Also, ArrowCreek Semi-Custom homes are exhibiting about a 1% difference between those on the golf course and those not on the course. All of our values are absolutely competitive with the rest of Washoe Valley.

ArrowCreek homes have no real comparison to values in the Sparks market, this includes the  D’Andrea community.

For the past month the ArrowCreek rolling averages are:

• Semi-Custom On-Course: $450.49 per Square Foot (**only 5 properties)
• Semi-Custom Off-Course: $464.53 per Square Foot (23 properties)
• Custom On-Course: $591.49 per Square Foot (**only 7 properties)
• Custom Off-Course: $529.09 per Square Foot (17 properties)

• • We also received a request from one of our readers for a comparison of the ArrowCreek values with those in D’Andrea (Sparks market), Somersett (Reno market) and Saddlehorn. Having obtained the appropriate reports from the real estate community, here is what was learned. (Data extracted from altosresearch.com Chase International)

• • • Reno market ‘in general’ – Custom homes in Reno are selling, on average, for $571.77 per square foot (Median price $2,495,000). The average days on the market was 140 days. Reno homes comparable to ArrowCreek Semi-Custom homes are selling, on average, for $391.75 per square foot (Median price $941,950) with a time-on-market of 49 days. ArrowCreek Semi-Custom homes exhibited a time on market of 94 days. Median prices rose across the Reno market by 7.8% during the comparable past year, as you can see from the chart, while ArrowCreek combined average, validated prices for all home types increased by about 6.8%.

• • • Sparks market ‘in general’ – This market remains non-comparable to ArrowCreek but it is shown in the chart for completeness.

Commentary: ArrowCreek Custom homes continue to be in the top two quartiles of the Washoe Valley real estate market but not market leaders. Semi-Custom homes continue to be in the top quartile of the same market.

Some owners of ArrowCreek believe they reside in a ‘golf community’ and that’s fine. In fact, they reside in a small ‘village/HOA’ with governmental-like services. So the words of being a golf community appear to emanate from those who have chosen to belong to the ‘private’ golf club and that’s fine, too. In their minds, it may be true; however, in fact, the truth is that only a third of the homes and lots are on the golf course and approximately 39% of all owners are actually members of ‘The Club.’ Yes, we have a private golf club within our gated community that is not an HOA amenity, but we also enjoy the freedom to belong or not.

The ‘value proposition’ for our unique community should continue to focus on attracting professionals who value security, views, recreational opportunities, good schools, near-by shopping/entertainment, excellent medical services, and the quietude of the High Desert. Realtors will continue to show prospective new Nevadans lower priced housing options but in the end people who value our advantages will settle in ArrowCreek. People will come to ownership in ArrowCreek as Nevada businesses gather top talent with competitive salaries.

Please consider contributing your knowledge and energy to make our HOA better for all owners and residents by participating in a committee.

By Ron Duncan

April 2, 2025

For previous postings of the ArrowCreek property value updates: click here.