Buying In Reno, NV
Sell Your Commercial Property In Reno, NV
Own a commercial apartment building of five or more units in Reno? We purchase multifamily properties around Sparks, Midtown, and the rest of Washoe County, and we review every deal against a clear buy box.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Where We Look: Sparks · Midtown · South Meadows · Carson City — Washoe County, NV
Why Reno
Why We Buy Multifamily In Reno
Reno is a majority-renter city: 50.2% of occupied homes were rented in Census ACS 2020-2024 estimates, against 40.1% in Washoe County. Buildings of five or more units hold 32.2% of Reno's housing. Median gross rent was $1,556 a month, and HUD's FY2027 two-bedroom fair market rent for the Reno metro is $1,837.
Holding and transfer costs are simple to price. Reno's tax district 1000 carries a combined 3.6600 per $100 of assessed value for 2026-27. Washoe County charges transfer tax of $2.05 per $500, or $8,200 on a $2,000,000 sale. Owners who want to sell commercial property in Reno, NV should check those figures, and Nevada's 60-day rent-increase notice, before setting a price.
We buy 5+ unit apartment buildings in Reno, including Midtown and South Meadows, and in nearby Sparks and Carson City. Owners who prefer to sell multifamily property in Reno without a listing can reach us through our seller page.
Tahoe Reno Industrial Center
TRIC in McCarran hosts Tesla Gigafactory 1, the Switch Tahoe Reno data center campus and a Google data campus. Nevada DETR's 2024 Storey County list puts Tesla Gigafactory at 5,000 to 9,999 employees.University of Nevada, Reno
NSHE's fall 2025 enrollment report counts 23,242 students at the University of Nevada, Reno, up 911 from fall 2024. Nevada DETR lists the university at 1,000 to 4,999 employees.Out-of-state movers
ACS 2020-2024 counts 10,989 Reno residents who lived in another state a year earlier. That is 4.1% of residents aged one and over, against 3.5% countywide.Our Buy Box
What We Buy In Reno
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Reno Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Reno
Renters occupy 50.2% of occupied homes in Reno, or 57,365 of 114,322 households, in Census ACS 2020-2024 tenure data. That compares with 40.1% in Washoe County and 40.0% across Nevada. Reno's 273,212 residents make up 55.0% of Washoe County's population. Reno also holds 71.7% of the county's renter households.
Health care, gaming, logistics and the university anchor that demand. Nevada DETR's 2024 list of top Washoe County employers puts Renown Health and the University of Nevada, Reno in the 1,000 to 4,999 band. Peppermill, Grand Sierra Resort and Silver Legacy share that band. The Storey County employer list places Tesla Gigafactory, at the Tahoe Reno Industrial Center, in the 5,000 to 9,999 band.
Newcomers add to the tenant pool. In ACS 2020-2024 mobility data, 10,989 Reno residents had lived in a different state one year earlier. That is 4.1% of Reno residents aged one and over, against 3.5% across Washoe County.
Rents and affordability in Reno
Median gross rent in Reno was $1,556 a month in ACS 2020-2024 estimates, below Washoe County's $1,608 and Nevada's $1,597. Median household income in Reno was $80,760 over 2020-2024, per Census table B19013. Washoe County's median was $88,096 in the same survey.
In ACS 2020-2024 table B25070, 50.8% of Reno renter households spend 30% or more of income on gross rent. That includes 13,411 households, or 23.4% of Reno renters, paying 50% or more. Washoe County shows 49.9% and 23.5% on the same measures.
HUD's FY2027 fair market rents for the Reno, NV HUD Metro FMR Area, which covers Washoe County, took effect October 1, 2026:
| Unit size | HUD FY2027 FMR |
|---|---|
| Studio | $1,279 |
| 1 bedroom | $1,460 |
| 2 bedroom | $1,837 |
| 3 bedroom | $2,452 |
| 4 bedroom | $2,842 |
Source: HUD fair market rent documentation. The FY2027 two-bedroom FMR of $1,837 is $281 above Reno's all-unit median rent. The ACS median blends every unit size and building age, so compare each building's rents with the FMR for its own unit mix.
Reno's apartment stock
Buildings of five or more units hold 32.2% of Reno's 123,756 housing units, or 39,852 homes, per ACS 2020-2024 table B25024. Washoe County's share is 24.0% and Nevada's is 21.8%. Reno contains 76.0% of Washoe County's homes in 5+ unit buildings. Buildings of 50 or more units account for 12,503 Reno homes, or 10.1% of the stock.
Reno's median year built is 1990 in ACS 2020-2024 table B25034, against 1991 in Washoe County. Units built before 1980 make up 37.4% of Reno's stock, against 35.0% countywide and 22.0% statewide. Since 2010, Reno has added 21,105 units, or 17.1% of its stock, including 5,796 since 2020.
Rental vacancy in Reno was 5.7% in the ACS 2020-2024 housing profile, table DP04, below Washoe County's 6.2% and Nevada's 6.8%. For owners selling commercial property in Reno, the pre-1980 share shapes the buyer's inspection list. Roofs, plumbing and electrical systems in buildings from that era get priced into offers.
Property taxes in Washoe County
Reno's tax district 1000 rate is a combined 3.6600 per $100 of assessed value for 2026-27, per the Washoe County Treasurer rate sheet. That total stacks the state's 0.1700, Washoe County's 1.3917, the school district's 1.1385 and Reno's 0.9598. Unincorporated Washoe County pays 2.7002, and Sparks also pays 3.6600.
The Washoe County Assessor sets assessed value at 35% of taxable value. Improvements are recalculated every year at replacement cost less 1.5% depreciation per year, up to 50 years, and land is revalued at market. Appeals to the County Board of Equalization must be filed by January 15.
On a $2,000,000 taxable value, assessed value is $700,000. At 3.6600 per $100, the uncapped annual bill is $25,620, about 1.281% of taxable value. The Nevada Department of Taxation FY2026-27 rate report cites NRS 361.4723 and 361.4724, which abate increases above 3% for qualifying rental properties. Other property is abated above a county formula rate that cannot exceed 8% of prior-year taxes.
Washoe County's transfer tax is $2.05 per $500 of value, per the Washoe County Recorder. A $2,000,000 sale therefore carries $8,200. Under NRS 375.030, buyer and seller are jointly and severally liable for that tax. An owner planning to sell commercial property in Reno, NV should settle who pays it in the contract.
Landlord rules for Reno owners
Nevada caps security deposits at three months' periodic rent under NRS 118A.242. Any balance must be returned no later than 30 days after the tenancy ends. Rent increases require 60 days' written notice under NRS 118A.300. Late fees cannot exceed 5% of periodic rent or start until 3 calendar days after rent is due (NRS 118A.210).
Evictions follow NRS Chapter 40. A nonpayment notice under NRS 40.253 gives the tenant until the seventh judicial day after service to pay or surrender. Ending a month-to-month tenancy takes at least 30 days' notice, and a week-to-week tenancy at least 7 days, under NRS 40.251.
Reno's business license application asks rental businesses, apartments included, to list rental locations and the number of rental units. Owners who want to sell commercial real estate in Reno, NV can shorten due diligence by assembling that license file with deposit ledgers and copies of served notices.
What this means if you own a building in Reno
Reno owners sell into a market where half of households rent and rental vacancy is 5.7%. Buyers will weigh the 3.6600 Reno rate against unincorporated Washoe County's 2.7002 and test rents against the $1,837 two-bedroom FMR. Our cap rate calculator shows how a $25,620 tax bill changes value at different cap rates.
Our report on renter demand in Reno covers the tenant side in more depth. If you plan to sell commercial property in Reno, NV, send the address and unit count through our seller page. Skyline Capital Investments buys 5+ unit apartment buildings, listed or off-market.
Some owners would rather sell your apartment building in Reno quietly than run a public listing. A direct offer gives you a firm number to compare with a broker's estimate before you commit.
Good To Know
Reno Seller Checklist
More about selling in Nevada →Investing in Reno? See apartment syndications in Reno →
- Reno tax district 1000 levies a combined 3.6600 per $100 of assessed value for 2026-27, and Washoe County assesses property at 35% of taxable value.
- Washoe County transfer tax is $2.05 per $500 of value, and buyer and seller are jointly and severally liable under NRS 375.030.
- Owners preparing to sell commercial real estate in Reno, NV should file any assessment appeal with the County Board of Equalization by January 15.
- Nevada caps deposits at three months' rent, requires return within 30 days after the tenancy ends and requires 60 days' notice before a rent increase.
Seller Guides
Selling In Reno? Common Situations We Handle
Learn More
Taxes & Rules For Reno Property
The Nevada rules that shape any deal in Reno: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Reno Seller FAQ
How do I sell commercial property in Reno, NV?
Start with a current rent roll, a trailing twelve-month operating statement, deposit records and the unit count. Buyers will check the 3.6600 combined rate in Reno tax district 1000. Washoe County transfer tax is $2.05 per $500, or $8,200 on a $2,000,000 sale. Buyer and seller are jointly and severally liable for that tax, so agree in the contract who pays it.
What will property taxes be on a Reno apartment building?
Washoe County assesses property at 35% of taxable value, and the Reno tax district 1000 rate is 3.6600 per $100 for 2026-27. A $2,000,000 taxable value gives $700,000 assessed and an uncapped bill of $25,620. Qualifying rental properties have increases above 3% abated, while other property is abated above a county formula rate that cannot exceed 8% of prior-year taxes.
What should I know before I sell commercial real estate in Reno, NV?
Expect buyers to underwrite an older stock. ACS 2020-2024 data show 37.4% of Reno housing units were built before 1980, and the median year built is 1990. Rental vacancy was 5.7%, below Washoe County's 6.2%. Have repair records, deposit ledgers and your City of Reno business license file ready, since buyers ask for them early in due diligence.
What are typical rents in Reno, NV?
Census ACS 2020-2024 estimates put the median gross rent in Reno at $1,556 a month, below Washoe County's $1,608. HUD's FY2027 fair market rents for the Reno metro are $1,460 for a one-bedroom and $1,837 for a two-bedroom. The ACS median blends every unit size and building age, so compare a building's rents with the FMR for its own unit mix.
Can I sell multifamily property in Reno with tenants in place?
Yes, you can. Send the rent roll, unit mix and deposit ledger so a buyer can price the income as it stands. Nevada caps deposits at three months' rent under NRS 118A.242, so every deposit should reconcile with the ledger. Rent increases also need 60 days' written notice, which sets how quickly a new owner can adjust rents after closing.
Will you buy a Reno property that needs work or has high vacancy?
Yes. We regularly evaluate value-add, mismanaged, and distressed multifamily properties and underwrite them as they are today — no repairs or lease-up required before selling.
Can I sell my Reno apartment building off-market?
Yes. We work directly with owners and through listing agents. Off-market conversations are confidential, and we coordinate tours so tenants and staff are not disrupted.
Who buys occupied rental property in Reno?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
What do I need to sell my apartment building in Reno?
An address and unit count are enough to start. A current rent roll and trailing twelve-month statement let us move to a written offer faster.
Submit A Deal
Have A Property In Reno?
Send the address, unit count, and asking price if you have one. We keep every conversation confidential.
