Washoe County Multifamily Buyer
Sell Your Commercial Property In Washoe County, NV
Washoe County covers Reno, Sparks, and the Truckee Meadows in northern Nevada, stretching north toward Pyramid Lake. Growth in manufacturing, distribution, and the University of Nevada, Reno has fueled demand for both older garden apartments and newer suburban complexes.
- 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
Cities We Cover: Reno · Sparks — County seat: Reno
Washoe County
Where We Buy In Washoe County
We evaluate apartment buildings of 5+ units across Washoe County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Washoe County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Washoe County, NV, start with the size of the renter base. Washoe County holds 79,984 renter households, a 40.1% share of all occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Reno alone accounts for 57,365 of those renter households, about 71.7% of the county total, with Sparks adding another 17,034.
Apartment buildings carry much of that demand. Some 52,451 Washoe County housing units, or 24.0% of the stock, sit in buildings with five or more units. Median gross rent reached $1,608, up 49.7% from the 2015-2019 survey, a $534 jump that outpaced the county's 8.8% population growth. Rental vacancy stands at 6.2%, and HUD's FY2027 two-bedroom Fair Market Rent for the Reno area is $1,837. Rents and vacancy still shift between Reno and Sparks.
A 497,200-person county
Washoe County grew 8.8% to 497,200 residents between the 2015-2019 and 2020-2024 Census surveys, adding 40,264 people.Rent outpacing renter growth
Washoe County median gross rent rose 49.7% to $1,608 while renter households grew only 5.3% over the same comparison.Reno concentrates the apartment stock
Reno holds 76.0% of Washoe County's units in buildings of five or more units, per the 2020-2024 ACS units-in-structure table.Who rents in Washoe County
Renters head 79,984 of the 199,296 occupied households in Washoe County, a 40.1% share per the Census Bureau's 2020-2024 American Community Survey. Owners hold the remaining 119,312 households. Reno accounts for most of the renter pool, with 57,365 renter households, about 71.7% of the Washoe County total.
Sparks adds another 17,034 renter households, 21.3% of the county figure, with a renter share of its own close to the county average. Reno also concentrates the apartment stock, holding 76.0% of Washoe County's units in buildings of five or more units. Rents, vacancy and growth still vary city by city across the Reno-Sparks market.
Rents, growth and affordability
Washoe County's median gross rent rose 49.7%, from $1,074 to $1,608, between the 2015-2019 and 2020-2024 surveys, a $534 increase. Population grew 8.8% to 497,200 residents over the same comparison. Renter households rose only 5.3%, adding 4,059 households, well behind the pace of rent growth.
Supply grew faster than renter demand. Units in 5+ unit buildings in Washoe County increased 18.5%, adding 8,202 units, while employment rose 9.1% to 252,748 workers. Rental vacancy sits at 6.2%, leaving an occupancy rate near 93.8% across the county's rental stock.
Rent burden remains high. In the 2020-2024 ACS, 51.8% of Washoe County renters paid 30% or more of income on gross rent. HUD's FY2027 two-bedroom Fair Market Rent for the Reno, NV HUD Metro FMR Area is $1,837, effective October 1, 2026, which runs $229 above the county's median gross rent.
City-by-city comparison
Reno carries the larger renter base, with a 50.2% renter share and 32.2% of its housing units in 5+ unit buildings. Sparks runs a smaller renter share at 40.2%, close to the Washoe County figure of 40.1%, with 23.7% of units in 5+ buildings.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Reno | $1,556 | 50.2% | 32.2% | 5.7% |
| Sparks | $1,716 | 40.2% | 23.7% | 7.8% |
Sparks posts the higher median gross rent of the two cities, at $1,716 against Reno's $1,556, even with a smaller renter share. Reno's 5.7% rental vacancy sits tighter than both Sparks' 7.8% and the 6.2% county rate, a sign landlords in Reno proper see less turnover risk than the county average.
Property taxes and assessment in Washoe County
Nevada assesses real property, including apartment buildings, at 35% of taxable value under state law, with taxable value set by a cost method: land at market value plus replacement cost less depreciation of up to 1.5% a year for up to 50 years. Values are recalculated annually, so a sale price in Washoe County does not directly reset the following year's bill the way a market-value state would.
Property owners can appeal an assessment to the county board of equalization. Washoe County, with a population of 497,200, falls under Nevada's real property transfer tax rate for counties under 700,000 residents: 65 cents per $500 under NRS 375.020 plus a $1.30 per $500 statewide add-on under NRS 375.023, for a combined $1.95 per $500 of value, with some counties layering on an optional nickel under NRS 375.026. On a $500,000 Washoe County sale, that base rate works out to $1,950.
What this means if you sell in Washoe County
When you sell commercial property in Washoe County, NV, you sell into a renter base that has grown more slowly than rents. Renter households rose 5.3% since the 2015-2019 survey while median gross rent climbed 49.7%, so buyers in Washoe County will underwrite your current rent roll against that gap rather than assume rents keep climbing at the same pace.
Vacancy is the other lever. Washoe County's 6.2% rental vacancy, with Reno tighter at 5.7% and Sparks looser at 7.8%, gives buyers a basis to compare your building's occupancy against the surrounding submarket. Nevada sets no rent-control statute for Washoe County, but NRS 118A.300 requires 60 days' written notice before any rent increase, a detail buyers will ask you to confirm on current leases.
As a multifamily buyer active in Washoe County, we review 5+ unit buildings from Reno to Sparks as they stand today. Send a current rent roll, a T-12 and your most recent Washoe County tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In Nevada
What we factor into every Washoe County offer:
More about Nevada →- Confirm the 60-day written notice period before any rent increase under NRS 118A.300.
- Security deposits in Washoe County are capped at 3 months' rent under NRS 118A.242.
- Pull trailing occupancy; Washoe County rental vacancy runs 6.2%, tighter in Reno at 5.7%.
- Budget the county's $1.95-per-$500 real property transfer tax (NRS 375.020/.023) into closing costs.
Property Tax
Property Tax In Washoe County For Apartment Owners
Homeowners in Washoe County pay a median of $2,385 a year in property tax on a median home value of $539,900, an effective rate of about 0.44%, according to the Census Bureau’s 2020-2024 American Community Survey. That is below the Nevada statewide average of 0.5%.
How property tax works in Nevada: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a Washoe County building, check how Nevada reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Washoe County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Selling In Washoe County? Common Situations We Handle
Learn More
Taxes & Rules For Washoe County Property
The Nevada rules that shape any deal in Washoe County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In Washoe County
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.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
Washoe County Seller FAQ
What is rental vacancy like in Washoe County?
Rental vacancy in Washoe County was 6.2% in the Census Bureau's 2020-2024 American Community Survey. Reno ran tighter at 5.7%, while Sparks ran looser at 7.8%. Buyers typically compare a building's own occupancy history against those local rates before underwriting a purchase.
How much have rents risen in Washoe County?
Median gross rent in Washoe County rose from $1,074 in the 2015-2019 survey to $1,608 in 2020-2024, a 49.7% gain. Renter households grew only 5.3% over the same period. HUD's FY2027 two-bedroom Fair Market Rent for the Reno area is $1,837.
What is the real property transfer tax when I sell commercial property in Washoe County, NV?
Washoe County's population is under 700,000, so Nevada's combined real property transfer tax rate runs 65 cents per $500 under NRS 375.020 plus $1.30 per $500 under NRS 375.023, or $1.95 per $500 of value. On a $500,000 sale, that is $1,950, split jointly between buyer and seller under NRS 375.030.
Does Washoe County have rent control?
No statewide or Washoe County rent-control cap exists under NRS Chapter 118A. Landlords must give 60 days' written notice before raising rent under NRS 118A.300. That leaves rent levels to the market across Reno, Sparks and the rest of Washoe County.
How do I sell commercial property in Washoe County, NV?
Send the address, unit count, and any financials. We review Washoe County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout Washoe County?
Yes. We evaluate multifamily properties across Washoe County, including Reno and Sparks, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Washoe County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Is it possible to sell rental property in Washoe County without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
Do I need a broker to sell my apartment building in Washoe County?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
How do property taxes factor into a Washoe County offer?
Property is assessed at the county level (the county seat is Reno), within Nevada rules. Nevada’s property tax abatement caps how much most tax bills can rise each year, and rental property has its own cap separate from owner-occupied homes. We model the applicable cap and the post-sale bill before we make an offer.
Submit A Deal
Have A Property In Washoe County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
