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.