How to Flip Houses in Reno, NV
Flipping in Reno lives or dies on two numbers: median sale price ($544k) and YoY appreciation (-0.3%). The arithmetic of your exit is what those numbers say it is.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
Reno is a workable flip market — neither bonanza nor minefield. Standard underwriting discipline applies.
- → Median sale $544,167 · YoY -0.3%
- → Median DOM 16 days — fast exit
- → 22.4% sold above list — priced-right is enough
- → Underwrite to a textbook 70% rule
Reno's flip math starts at a median sale price of $544,167 and a YoY trajectory of -0.3%. Appreciation is flat — neither tailwind nor headwind. ARV underwriting can use today's comps without an aggressive discount, which is actually the easiest environment to operate in.
Your exit speed depends on buyer urgency. Reno's median DOM is 16 days against a sale-to-list ratio of 0.993 and 22.4% of sales closing above list. That's a moderate-paced market — 30-45 days from list-to-close is the realistic budget. Underwrite to that, not to the optimistic 21-day flip-tape narrative.
Rehab scope discipline is the other half. At a $544k median sale, Reno buyers expect modern finishes — quartz, real subway tile, durable LVP at minimum. Cheap-flips get destroyed in inspection here. Budget $30-50/sqft for a full cosmetic rehab.
Net: the 70% rule (purchase + rehab + carry + closing ≤ 70% of ARV) is the only thing keeping flippers solvent. Reno's data rewards textbook 70% discipline.
The numbers behind the analysis.
Same Reno data, different lens.
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Subject-to, seller financing, wraps, and lease-options sized for the local market.
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