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Sparks, Nevada

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $96K, +3.9% YoY (ZIP); renters hold 34.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +8.5% YoY. inventory, −9.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $620,845 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

7 ZIPs in this city:89431 89432 89434 89435 89436 89437 89441

Median Listing Price

$621K

Population

131,827

50,472

Median Days on Market

Active Listings

325

New Listings

124

Housing Market

The median listing price is up 8.5% YoY while the median home got up 5.0% bigger, so value per square foot is up 4.8%.

Pricing

Median Listing Price

$621K+8.5% YoY

Average Listing Price

$651K+6.8% YoY

Price per Sq Ft

$304.28+4.8% YoY

Median Sq Ft

2,115+5.0% YoY

Inventory

Active Listings

325-7.4% YoY

New Listings

124-15.1% YoY

Total Listings

504-9.0% YoY

Buyer Competition

Pending Listings

179-13.1% YoY

Pending Ratio

0.55-5.2% YoY

Median Days on Market

50-15.9% YoY

Price Reduced

30.2%+14.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 218,165

218Kunits

Occupied199,29691.4%

Vacant18,8698.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 199,296

199Koccupied

Owner119,31259.9%

Renter79,98440.1%

Renter Share

40.1%-1.0% YoY

Total Housing Units

218,165+2.2% YoY

FY2026 Fair Market Rent

CountyWashoe County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,289

/month

1 BR

$1,489

/month

2 BR

$1,870

/month

3 BR

$2,539

/month

4 BR

$2,949

/month

FMR trends · Washoe County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 34.9% of this ZIP's 50,472 occupied households, on a median household income of $96K.

Population & Age

Total Population

131,827+0.9% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 131,827

132Kresidents

Under 1829,01722.0%

Adults 18–6481,02261.5%

65 & Over21,78816.5%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

38.50+0.3% YoY

Population Under 18

29,017-1.0% YoY

Population 65 & Over

21,788+1.5% YoY

Households & Mobility

Total Households

50,472+2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.61-1.5% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.8%

Moved (within US)13.5%

Other0.6%

Veterans

8.2%-6.3% YoY

Income & Poverty

Median Household Income

$96K+3.9% YoY

Per-Capita Income

$44K+4.6% YoY

Mean Household Income

$114K+3.1% YoY

Below Poverty Level

7.8%-8.0% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone72.1%

Public transit1.6%

Worked from home11.1%

Other15.2%

Worked From Home

11.1%+13.9% YoY

Mean Commute

25.44+5.3% YoY

Units & Tenure

Total Housing Units

54,300+3.1% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 54,300

54Kunits

Occupied50,47293.0%

Vacant3,8287.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 50,472

50Khouseholds

Owner32,87765.1%

Renter17,59534.9%

Avg Household Size — Owner

2.68-0.4% YoY

Avg Household Size — Renter

2.46-4.1% YoY

County Demographics

County population is up 1.1% to 497,200: residents under 18 are down 0.3% and those 65 and over are up 3.4%.

Median Age

39.02024

Population

Washoe County Population

507,280+1.4% YoY

Households

Total Households

199,296+1.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.46-0.8% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 497,200

497Kresidents

Under 18102,93420.7%

Adults 18–64306,25661.6%

65 & Over88,01017.7%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

102,934-0.3% YoY

Population 65 & Over

88,010+3.4% YoY

Median Age

39.00+0.3% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.0%

Moved (within US)14.5%

Other0.5%

Veterans

7.5%-3.8% YoY

County Economy

County median household income is $88K, 10.7% of residents are below the poverty level, 12.6% work from home.

Income

Median Household Income

$88K+2.9% YoY

Per-Capita Income

$49K+4.3% YoY

Mean Household Income

$121K+3.6% YoY

Poverty

Below Poverty Level

10.7%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone68.7%

Public transit1.9%

Worked from home12.6%

Other16.8%

Worked From Home

12.6%+12.5% YoY

Mean Commute

22.50+0.4% YoY

Done with Sparks? Put it next to another market.

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Sparks, Nevada

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $96K, +3.9% YoY (ZIP); renters hold 34.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is +8.5% YoY. inventory, −9.0% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

7 ZIPs in this city:89431 89432 89434 89435 89436 89437 89441

Median Listing Price

$621K

Population

131,827

50,472

Median Days on Market

Active Listings

325

New Listings

124

Housing Market

The median listing price is up 8.5% YoY while the median home got up 5.0% bigger, so value per square foot is up 4.8%.

Pricing

Median Listing Price

$621K+8.5% YoY

Average Listing Price

$651K+6.8% YoY

Price per Sq Ft

$304.28+4.8% YoY

Median Sq Ft

2,115+5.0% YoY

Inventory

Active Listings

325-7.4% YoY

New Listings

124-15.1% YoY

Total Listings

504-9.0% YoY

Buyer Competition

Pending Listings

179-13.1% YoY

Pending Ratio

0.55-5.2% YoY

Median Days on Market

50-15.9% YoY

Price Reduced

30.2%+14.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 218,165

218Kunits

Occupied199,29691.4%

Vacant18,8698.6%

2024 Tenure ⓘ

U.S. Census ACS · n = 199,296

199Koccupied

Owner119,31259.9%

Renter79,98440.1%

Renter Share

40.1%-1.0% YoY

Total Housing Units

218,165+2.2% YoY

FY2026 Fair Market Rent

CountyWashoe County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,289

/month

1 BR

$1,489

/month

2 BR

$1,870

/month

3 BR

$2,539

/month

4 BR

$2,949

/month

FMR trends · Washoe County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 34.9% of this ZIP's 50,472 occupied households, on a median household income of $96K.

Population & Age

Total Population

131,827+0.9% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 131,827

132Kresidents

Under 1829,01722.0%

Adults 18–6481,02261.5%

65 & Over21,78816.5%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

38.50+0.3% YoY

Population Under 18

29,017-1.0% YoY

Population 65 & Over

21,788+1.5% YoY

Households & Mobility

Total Households

50,472+2.4% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.61-1.5% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.8%

Moved (within US)13.5%

Other0.6%

Veterans

8.2%-6.3% YoY

Income & Poverty

Median Household Income

$96K+3.9% YoY

Per-Capita Income

$44K+4.6% YoY

Mean Household Income

$114K+3.1% YoY

Below Poverty Level

7.8%-8.0% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone72.1%

Public transit1.6%

Worked from home11.1%

Other15.2%

Worked From Home

11.1%+13.9% YoY

Mean Commute

25.44+5.3% YoY

Units & Tenure

Total Housing Units

54,300+3.1% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 54,300

54Kunits

Occupied50,47293.0%

Vacant3,8287.0%

2024 Tenure ⓘ

U.S. Census ACS · n = 50,472

50Khouseholds

Owner32,87765.1%

Renter17,59534.9%

Avg Household Size — Owner

2.68-0.4% YoY

Avg Household Size — Renter

2.46-4.1% YoY

County Demographics

County population is up 1.1% to 497,200: residents under 18 are down 0.3% and those 65 and over are up 3.4%.

Median Age

39.02024

Population

Washoe County Population

507,280+1.4% YoY

Households

Total Households

199,296+1.8% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.46-0.8% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 497,200

497Kresidents

Under 18102,93420.7%

Adults 18–64306,25661.6%

65 & Over88,01017.7%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

102,934-0.3% YoY

Population 65 & Over

88,010+3.4% YoY

Median Age

39.00+0.3% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house85.0%

Moved (within US)14.5%

Other0.5%

Veterans

7.5%-3.8% YoY

County Economy

County median household income is $88K, 10.7% of residents are below the poverty level, 12.6% work from home.

Income

Median Household Income

$88K+2.9% YoY

Per-Capita Income

$49K+4.3% YoY

Mean Household Income

$121K+3.6% YoY

Poverty

Below Poverty Level

10.7%0.0% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone68.7%

Public transit1.9%

Worked from home12.6%

Other16.8%

Worked From Home

12.6%+12.5% YoY

Mean Commute

22.50+0.4% YoY

Done with Sparks? Put it next to another market.