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Single Family ResidenceResidential
$1,295,298$398 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $1,265,000 on Nov 14, 2025

85 RANCHO MANOR DR

RENO, NV 89509
5
Beds
3.5
Baths
3,258 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.31 ac
Lot SizeThe size of the land the home sits on, from county records.
1942
Year BuiltThe year the home was originally built, according to county records.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.3M
$1.2M low$1.4M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,265,000 · Nov 14, 2025
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$1,295,298
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$1,036,238

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,869 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$140,752 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$76,475
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$64,277
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$139,824
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$287,373

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Split Level
CountyWASHOE
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1971
Lot (acres)The size of the land the home sits on, from county records.0.31
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 335 ft²

Transaction History(6)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Jessie Beck Elementary SchoolA
Elementary · Grades KG–5 · 0.8 mi
H
Reno High SchoolA-
High · Grades 9–12 · 1.7 mi
M
Darrell C. Swope Middle SchoolB
Middle · Grades 6–8 · 1.7 mi

District: Washoe County School District

Neighborhood · ZIP 89509These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.103
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.94
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.289

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.28%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.5%
PopulationHow many people live in this area.36,556
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.4,078 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$89,408
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$113,583
Average tempThe average temperature here across a full year.51°F
Annual precipHow much rain and melted snow falls here in a typical year.10 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.79%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.Yes

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

85 Rancho Manor Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 93% of homes in Reno 89509
  • Costs more per square foot than 74% of homes in Washoe County
  • Bigger than 94% of homes in Washoe County
  • Has a bigger lot than 74% of homes in Washoe County
  • Older than 97% of homes in Washoe County

What homes are worth in Reno 89509

Each bar is how many homes fall in that price range. The marker is this home.

This home
$180K$1.6M

This home is worth more than 93% of homes in Reno 89509.

How it measures up in Reno 89509

The dot is this home. The mark in the middle is the typical home in Reno 89509.

Estimated value$1,295,298
CheaperTypical $699,118Pricier

Pricier than 93% of homes nearby

Price per ft²$398
CheaperTypical $382Pricier

Pricier than 57% of homes nearby

Living area3,258 ft²
SmallerTypical 1,774 ft²Bigger

Bigger than 93% of homes nearby

Lot size0.31 ac
SmallerTypical 0.19 acBigger

Bigger than 73% of homes nearby

Year built1942
OlderTypical 1975Newer

Newer than 10% of homes nearby

How 85 Rancho Manor Dr ranks against every home in each area.
MeasureThis homeReno 89509Washoe County
Estimated valuepricier than$1,295,29893% of homes91% of homes
Price per ft²pricier than$39857% of homes74% of homes
Living areabigger than3,258 ft²93% of homes94% of homes
Lot sizebigger than0.31 ac73% of homes74% of homes
Year builtnewer than194210% of homes3% of homes

About 85 Rancho Manor Dr

How much is 85 Rancho Manor Dr, Reno, NV worth?

The TopHap Estimate for 85 Rancho Manor Dr, Reno, NV is $1,295,298 as of Jul 14, 2026. The likely range is $1,154,130 to $1,436,466. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 85 Rancho Manor Dr, Reno, NV last sell?

85 Rancho Manor Dr, Reno, NV last sold on Nov 14, 2025 for $1,265,000, according to the county's recorded deed. TopHap holds 6 recorded sales for this parcel.

How big is 85 Rancho Manor Dr, Reno, NV?

85 Rancho Manor Dr, Reno, NV has 5 bedrooms, 3.5 bathrooms, 3,258 square feet of living space and a 0.31-acre lot.

When was 85 Rancho Manor Dr, Reno, NV built?

85 Rancho Manor Dr, Reno, NV was built in 1942, making it 84 years old. It is a split level home.

What schools serve 85 Rancho Manor Dr, Reno, NV?

85 Rancho Manor Dr, Reno, NV is assigned to Jessie Beck Elementary School (elementary), rated A; Reno High School (high), rated A-; Darrell C. Swope Middle School (middle), rated B. All sit in Washoe County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 85 Rancho Manor Dr, Reno, NV compare to other homes in Reno 89509?

Among the 12,353 homes in Reno 89509, it is worth more than 93% of them ($1,295,298 against a typical $699,118), its price per square foot is higher than 57% of them ($398 against a typical $382), it is bigger than 93% of them (3,258 ft² against a typical 1,774 ft²), its lot is bigger than 73% of them (0.31 ac against a typical 0.19 ac) and it is newer than 10% of them (1942 against a typical 1975). Measured against all of Washoe County, it is worth more than 91% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 85 Rancho Manor Dr, Reno, NV?

The 2025 property tax bill for 85 Rancho Manor Dr, Reno, NV was $2,869. The county assessed it at $140,752.

More homes on Rancho Manor Dr

Closest homes

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Assigned schools

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