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City · 11,321 residents · Washoe County, Nevada

Cold Springs , Nevada

In Cold Springs, a typical home is worth $433,300 and typical rent is $2,185 a month. Compared with all of Washoe County, typical rent is 36% higher, the typical home value is 20% lower, and the share of households that own their home is 32 points higher.

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  • Typical home value

    $433,300

    20% below the county

    About the same as Nevada

    • Cold Springs
    • Washoe
    • Nevada

  • Typical rent

    $2,185a month

    36% above the county

    37% above Nevada

    • Cold Springs
    • Washoe
    • Nevada

  • Typical household income

    $93,732a year

    6% above the county

    20% above Nevada

    • Cold Springs
    • Washoe
    • Nevada

  • Households that own their home

    92%

    32 points above the county

    32 points above Nevada

    • Cold Springs
    • Washoe
    • Nevada

Source: U.S. Census Bureau, Average 2020–2024

Cold Springs is in Washoe County. The FHA loan limit ($638,250 for a one-unit home), the fair market rents and the help on this page are those of all of Washoe County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Cold Springs apart

What this place has that others do not, from public data, most unusual first.

  1. 92% of households in Cold Springs own their home, against 60% in Washoe County.

  2. Cold Springs has the 2nd highest typical rent of the 33 cities in Nevada with more than 5,000 people ($2,185).

  3. Nearby, in Sun Valley, the typical rent is $1,214: 44% less than in Cold Springs ($2,185).

  4. Nearby, in Sun Valley, the typical home value is $349,100: 19% less than in Cold Springs ($433,300).

  5. The typical home in Cold Springs is worth $433,300, 20% less than in Washoe County as a whole ($539,900).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Cold Springs

What homes there are in Cold Springs, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 90% of homes here, against 59% in Washoe County.

There are more mobile homes here than in Washoe County: 10% of homes, against 5%.

Year built

Homes in Cold Springs are newer: the typical year built is 2004; in Washoe County, 1991.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,718 a month

Washoe County: $2,117 a month

Without a mortgage

$527 a month

Washoe County: $601 a month

Owners with a mortgage

77%

Washoe County: 65%

Owning costs less in Cold Springs: with a mortgage, the typical cost is $1,718 a month; in Washoe County, $2,117. Without one, $527.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Cold Springs rose 68% since 2015–2019, more than in Washoe County (62%).

Rents in Cold Springs rose at about the same pace as in Washoe County: 50% since 2015–2019, against 50%.

Housing prices ran ahead of income in Cold Springs: typical income rose 30%, against +68% for home values and +50% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCold SpringsWashoe CountyNevadaUnited States
Rental vacancy Unreliable estimate6.2%6.8%5.5%
Homeowner vacancy Unreliable estimate1.1%1.1%0.9%
More than one person per room Unreliable estimate4.3%4.4%3.4%
People per household 3.132.462.622.53
Drive alone 74%69%71%69%
Carpool 12%12%11%9%
Public transit Unreliable estimate2%2%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 10%13%12%15%
Other means Unreliable estimate3%2%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 3.13 on average, against 2.46 in Washoe County.

To get to work, 74% of workers in Cold Springs drive alone; in Washoe County, 69%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Cold Springs?

A typical home costs more than the typical income allows

We start with a typical home in Cold Springs, worth $433,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Cold Springs, which is $93,732 a year. For that payment to be 28% of income, a household would need to earn about $144,733 a year.

The calculator's FHA and conventional loan limits are those of all of Washoe County.

Your numbers

Local data
$

Starts at the typical home value in Cold Springs. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $15,166 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,377

at 7.18% · 30 years

Loan amount
$425,451
Total interest
$612,125
Paid off in
November 2056

Includes $7,317 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,187 a month

  • Tight

    $2,187 to $2,812 a month

  • Hard

    more than $2,812 a month

    Your payment · 43%

Compared with the typical household income in Cold Springs ($93,732 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,377
Principal & interest$2,882
Property tax$123
Home insurance$181
FHA mortgage insurance (MIP)$192

You need at least $15,166 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Cold Springs and Washoe County

Cold Springs is in Washoe County, Nevada. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Cold Springs's own numbers

Typical home value
$433,300
Typical monthly rent
$2,185
Typical yearly household income
$93,732
Households that own their home
92%
Effective property tax rate
0.34%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Washoe County

FHA limit, one-unit home
$638,250
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,837
Price change over 5 years (FHFA)
+45%
Homes in a high flood-risk zone
1.7%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Washoe County.

Everything about Washoe County

Buying

Buying a home in Cold Springs

A typical home in Cold Springs is worth $433,300: 20% below the county and about the same as Nevada. With the typical household income in Cold Springs ($93,732 a year), a typical home costs 4.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Cold Springs 4.6 years
  • Washoe 6.1 years
  • Nevada 5.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Washoe County

According to FHFA’s house price index, home prices in Washoe County rose 116% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Washoe County.

Period County Nevada U.S.
Last year (2025) +2.4% +2.2% +2.9%
5 years (2020–2025) +45% +49% +47%
10 years (2015–2025) +116% +121% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Cold Springs next to Washoe County, Nevada and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Cold Springs $433,300
  • Washoe $539,900
  • Nevada $435,400
  • United States $332,700
Typical monthly rent
  • Cold Springs $2,185
  • Washoe $1,608
  • Nevada $1,597
  • United States $1,413
Typical yearly household income
  • Cold Springs $93,732
  • Washoe $88,096
  • Nevada $78,260
  • United States $80,734
See the full table
Cold Springs next to Washoe County and Nevada
Measure Cold Springs Washoe County Nevada U.S.
Typical home value $433,300 $539,900 $435,400 $332,700
Typical monthly rent $2,185 $1,608 $1,597 $1,413
Typical yearly household income $93,732 $88,096 $78,260 $80,734
Households that own their home 92% 60% 60% 65%
Typical yearly property tax $1,467 $2,385 $2,027 $3,119
Effective property tax rate 0.34% 0.44% 0.47% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Washoe County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Cold Springs

For a typical $433,300 home in Cold Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Cold Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,377a month

    Least cash to close
    Down payment
    $15,166
    Cash to close
    $28,165
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $192

  • Conventional, 5% down $3,298a month

    Down payment
    $21,665
    Cash to close
    $34,664
    Rate
    7.18%
    Mortgage insurance
    PMI · $206

  • Conventional, 20% down, no PMI $2,652a month

    Down payment
    $86,660
    Cash to close
    $99,659
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,052a month

    Down payment
    $64,995
    Cash to close
    $77,994
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Cold Springs and for Washoe County.

Property tax

Effective rate in Cold Springs

0.34%of the home’s value each year

$1,467 a year for the typical owner in Cold Springs.

  • Cold Springs 0.34%
  • Washoe 0.44%
  • Nevada 0.47%

What Nevada publishes 3 percent cap on the yearly tax increase for your primary residence (Nevada Legislature (Nevada Revised Statutes))

Exemptions and deadlines in Nevada

Flood risk in Washoe County

FEMA does not publish these numbers by city: they are for all of Washoe County.

Homes in the high-risk zone
1.7%
2,714
Of those, with NFIP insurance
31%
County Nevada U.S.
Homes in the high-risk zone 1.7% 2% 3.5%
Of those, with NFIP insurance 31% 30% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Cold Springs

Typical rent in Cold Springs is $2,185 a month: 36% above the county.

HUD publishes a fair market rent for all of Washoe County, by unit size. To pay the 2-bedroom one ($1,837 a month) without spending more than 30% of your income, you would need to earn $35.33 an hour working full time.

HUD fair market rent for all of Washoe County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,279 $24.60 $51,160
1 bedroom $1,460 $28.08 $58,400
2 bedrooms $1,837 $35.33 $73,480
3 bedrooms $2,452 $47.15 $98,080
4 bedrooms $2,842 $54.65 $113,680

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Cold Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Cold Springs is in ZIP code 89508.

For 2 bedrooms it is $2,350: $513 more than the fair market rent for Washoe County ($1,837).

  • 89508 $2,350$3,140

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Cold Springs when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Cold Springs

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Washoe County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Cold Springs

No down payment, repair or rent-help program on our list is for Cold Springs or Washoe County. The ones below are statewide in Nevada: they work in Cold Springs the same as in the rest of the state.

Which programs do I qualify for? All programs in Nevada

  • Home Is Possible

    Statewide in Nevada

    Nevada Housing Division program: up to 5% of the loan for the down payment or closing costs, with no first-time buyer requirement. Offered by Nevada Housing Division.

    Type not stated

    See the program Official page

  • Home Is Possible For First-Time Homebuyers

    Statewide in Nevada

    Nevada Housing Division program for first-time buyers: a 30-year mortgage with interest-free help for the down payment and closing costs of up to 4% of the loan, which is not forgiven. Offered by Nevada Housing Division.

    Type not stated

    See the program Official page

  • Home Is Possible For Teachers

    Statewide in Nevada

    $7,500 from the Nevada Housing Division for public school teachers, for the down payment and closing costs; forgiven after five years if you still live in the home. Offered by Nevada Housing Division.

    Forgivable

    See the program Official page

Housing counselors near Cold Springs

The HUD-approved agencies closest to the center of Cold Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Community Services of Nevada (CSNV)

    500 N Rainbow Blvd, Las Vegas · 354 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (702) 307-1710

  • NSC (naca Counseling Subsidiary) - Las Vegas, NV

    3030 S Jones Blvd Ste 103, Las Vegas · 357 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (702) 362-6199

  • Nevada Partners, Inc.

    690 W Lake Mead Blvd, North Las Vegas · 357 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (702) 844-8000

All counseling agencies in Nevada

Help in Spanish near Cold Springs

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Cold Springs

In HUD’s record, no housing authority with an office in Washoe County is named for Cold Springs or Washoe County.

One other authority has an office in Washoe County: see the list Source: HUD

Cities

Other cities in Washoe County

These cities are also in Washoe County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Washoe County Housing in Nevada

Nearby cities

The cities closest to Cold Springs, with the typical home value.

Neighboring counties

If Washoe County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Cold Springs.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about Cold Springs

Short answers with the numbers for Cold Springs and all of Washoe County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Cold Springs?

The typical home value in Cold Springs is $433,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Washoe County it is $539,900.

How much does it cost to rent in Cold Springs?

Typical rent in Cold Springs is $2,185 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Washoe County is $1,837.

What is the FHA loan limit in Cold Springs?

Cold Springs uses the FHA limit for all of Washoe County (2026): $638,250 for a one-unit home and $1,227,400 for a four-unit home.

How much property tax do owners pay in Cold Springs?

The typical homeowner in Cold Springs pays $1,467 a year, according to the U.S. Census Bureau. That is 0.34% of the home’s value; in Washoe County, the rate is 0.44%.

Where can I find free help to buy or rent in Cold Springs?

We found no HUD-approved counseling agencies with an office in Washoe County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).