In Sun Valley, a typical home is worth $349,100 and typical rent is $1,214 a month. Compared with all of Washoe County, the typical home value is 35% lower, typical rent is 25% lower, and the share of households that own their home is 16 points higher.
Typical home value from Zillow, September 2021 to September 2026: from $396,795 to $440,090.
From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).
Sun Valley 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
What this place has that others do not, from public data, most unusual first.
1
The typical home in Sun Valley is worth $349,100,35% less than in Washoe County as a whole ($539,900).
2
76% of households in Sun Valley own their home, against 60% in Washoe County.
3
The typical rent in Sun Valley is $1,214 a month, 25% less than in Washoe County as a whole ($1,608).
4
According to Zillow, in the 12 months to September 2026 the typical home value in Sun Valley rose 1.8%; in Nevada, it fell 1.6%.
Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data
The homes here
Housing in Sun Valley
What homes there are in Sun Valley, 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 houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Sun Valley
Washoe County
Nevada
United States
Kind of home: Sun Valley and its comparisons
Measure
Sun Valley
Washoe County
Nevada
United States
Detached house
44%
59%
60%
61%
Attached house
Unreliable estimate
5%
5%
6%
Building of 2 to 4
Unreliable estimate
7%
7%
8%
Apartments (5 or more)
Unreliable estimate
24%
22%
19%
Mobile home
52%
5%
5%
6%
Boat, RV and other
Unreliable estimate
0%
0%
0%
No kind of home is the majority in Sun Valley; the largest group, mobile homes, adds up to 52%, against 5% in Washoe County.
Year built
Before 19601960–19791980–19992000–20092010 or later
Sun Valley
Washoe County
Nevada
United States
Year built: Sun Valley and its comparisons
Measure
Sun Valley
Washoe County
Nevada
United States
Before 1960
4%
9%
5%
26%
1960–1979
28%
26%
17%
24%
1980–1999
52%
30%
37%
25%
2000–2009
9%
20%
26%
14%
2010 or later
7%
16%
15%
11%
By age, homes in Sun Valley look like those in Washoe County: the typical year built is 1990.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitUnreliable estimate
Under $100K8%
$100K–$200K14%
$200K–$300K15%
$300K–$500K57%
$500K–$750K5%
FHA limit: $638,250
$750K–$1MUnreliable
$1M or moreUnreliable
Value of owner-occupied homes: Sun Valley and its comparisons
Measure
Sun Valley
Under $100K
8%
$100K–$200K
14%
$200K–$300K
15%
$300K–$500K
57%
$500K–$750K
5%
$750K–$1M
Unreliable estimate
$1M or more
Unreliable estimate
The FHA loan limit for Washoe County is $638,250, and about 96% of owner-occupied homes in Sun Valley are worth less than that.
Monthly rent with utilities
Unreliable estimate
Under $500Unreliable
$500–$99929%
$1,000–$1,49934%
$1,500–$1,99921%
$2,000–$2,499Unreliable
$2,500–$2,999Unreliable
$3,000 or moreUnreliable
Monthly rent with utilities: Sun Valley and its comparisons
Measure
Sun Valley
Under $500
Unreliable estimate
$500–$999
29%
$1,000–$1,499
34%
$1,500–$1,999
21%
$2,000–$2,499
Unreliable estimate
$2,500–$2,999
Unreliable estimate
$3,000 or more
Unreliable estimate
With a mortgage
$1,701 a month
Washoe County: $2,117 a month
Without a mortgage
$425 a month
Washoe County: $601 a month
Owners with a mortgage
63%
Washoe County: 65%
Owning costs less in Sun Valley: with a mortgage, the typical cost is $1,701 a month; in Washoe County, $2,117. Without one, $425.
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Sun Valley+107%
Washoe County+62%
Nevada+63%
United States+53%
Typical rent
Sun Valley+20%
Washoe County+50%
Nevada+44%
United States+33%
Typical household income
Sun Valley+35%
Washoe County+36%
Nevada+30%
United States+29%
Change since 2015–2019: Sun Valley and its comparisons
Measure
Sun Valley
Washoe County
Nevada
United States
Typical home value
+107%
+62%
+63%
+53%
Typical rent
+20%
+50%
+44%
+33%
Typical household income
+35%
+36%
+30%
+29%
Since 2015–2019, homes in Sun Valley gained value faster than in Washoe County: 107% against 62%.
Since 2015–2019, the typical rent in Sun Valley rose 20%, less than in Washoe County (50%).
The typical household income in Sun Valley rose 35% over that time; home values changed +107% and rent +20%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Sun Valley and its comparisons
Measure
Sun Valley
Washoe County
Nevada
United States
Rental vacancy
Unreliable estimate
6.2%
6.8%
5.5%
Homeowner vacancy
Unreliable estimate
1.1%
1.1%
0.9%
More than one person per room
8.5%
4.3%
4.4%
3.4%
People per household
3.21
2.46
2.62
2.53
Drive alone
73%
69%
71%
69%
Carpool
18%
12%
11%
9%
Public transit
Unreliable estimate
2%
2%
3%
Walk or bike
Unreliable estimate
2%
2%
3%
Work from home
5%
13%
12%
15%
Other means
Unreliable estimate
3%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
More households are short on space in Sun Valley: 8.5% have more than one person per room; in Washoe County, 4.3%.
More people live in each home here: 3.21 on average, against 2.46 in Washoe County.
Carpooling is common in Sun Valley: 18% of workers get to work that way, against 12% in Washoe County.
Do the math
What would you pay each month for a home in Sun Valley?
A typical home costs more than the typical income allows
We start with a typical home in Sun Valley, worth $349,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Sun Valley, which is $77,446 a year. For that payment to be 28% of income, a household would need to earn about $115,860 a year.
The calculator's FHA and conventional loan limits are those of all of Washoe County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Sun Valley. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $12,219 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$2,703
at 7.18% · 30 years
Loan amount
$342,776
Total interest
$493,175
Paid off in
November 2056
Includes $5,895 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $1,807 a month
Tight
$1,807 to $2,323 a month
Hard
more than $2,323 a month
Your payment · 42%
Compared with the typical household income in Sun Valley ($77,446 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,322
Property tax
$81
Home insurance
$146
FHA mortgage insurance (MIP)
$154
You need at least $12,219 for the down payment, plus closing costs.
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.
Total monthly payment $2,703; principal and interest $2,322.
The city and its county
Sun Valley and Washoe County
Sun Valley 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).
Sun Valley
Map of Washoe County, Nevada, with Sun Valley marked. Around it, the neighboring counties.
Sun Valley
Washoe County
Other cities with a page
Sun Valley's own numbers
Typical home value
$349,100
Typical monthly rent
$1,214
Typical yearly household income
$77,446
Households that own their home
76%
Effective property tax rate
0.28%
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.
A typical home in Sun Valley is worth $349,100: 35% below the county and 20% below Nevada. With the typical household income in Sun Valley ($77,446 a year), a typical home costs 4.5 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.
Sun Valley4.5 years
Washoe6.1 years
Nevada5.6 years
United States4.1 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.
Yearly change in FHFA’s price index in Washoe County, 2016 to 2025
2016: +12.1% +12.1% 2016
2017: +9.5% +9.5% 2017
2018: +10.8% +10.8% 2018
2019: +5.6% +5.6% 2019
2020: +3.2% +3.2% 2020
2021: +17.3% +17.3% 2021
2022: +15.9% +15.9% 2022
2023: −0.2% −0.2% 2023
2024: +4.7% +4.7% 2024
2025: +2.4% +2.4% 2025
Change in FHFA’s price index in Washoe County, Nevada and the United States
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
Sun Valley 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
Sun Valley$349,100
Washoe$539,900
Nevada$435,400
United States$332,700
Typical monthly rent
Sun Valley$1,214
Washoe$1,608
Nevada$1,597
United States$1,413
Typical yearly household income
Sun Valley$77,446
Washoe$88,096
Nevada$78,260
United States$80,734
See the full table
Sun Valley next to Washoe County and Nevada
Measure
Sun Valley
Washoe County
Nevada
U.S.
Typical home value
$349,100 ▼35% below the county
$539,900
$435,400
$332,700
Typical monthly rent
$1,214 ▼25% below the county
$1,608
$1,597
$1,413
Typical yearly household income
$77,446 ▼12% below the county
$88,096
$78,260
$80,734
Households that own their home
76% ▲16 points above the county
60%
60%
65%
Typical yearly property tax
$979 ▼59% below the county
$2,385
$2,027
$3,119
Effective property tax rate
0.28% ▼0.16 points below the county
0.44%
0.47%
0.94%
Renters with high rent for their income
48% ▼4 points below the county
52%
56%
51%
“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 Sun Valley
For a typical $349,100 home in Sun Valley, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sun Valley's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$2,703a month
Least cash to close
Down payment
$12,219
Cash to close
$22,692
Rate
7.18%
Mortgage insurance
FHA MIP · $154
Conventional, 5% down$2,639a month
Down payment
$17,455
Cash to close
$27,928
Rate
7.18%
Mortgage insurance
PMI · $166
Conventional, 20% down, no PMI$2,119a month
Down payment
$69,820
Cash to close
$80,293
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$2,442a month
Down payment
$52,365
Cash to close
$62,838
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Sun Valley
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$2,703
$12,219
$342,777
7.18%
FHA MIP · $154
$22,692
580
Conventional, 5% down
$2,639
$17,455
$331,645
7.18%
PMI · $166
$27,928
620*
Conventional, 20% down, no PMI
$2,119
$69,820
$279,280
7.18%
None
$80,293
620*
ITIN, 15% down (example)
$2,442
$52,365
$296,735
8.18%
None
$62,838
Set by the lender
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.
Typical rent in Sun Valley is $1,214 a month: 25% below the county. In Sun Valley, 48% of renter households pay 30% or more of their income in rent.
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.
What you need to earn to pay it without spending more than 30% of income, working full time.
HUD fair market rent in Washoe County (Fiscal year 2027)
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 Sun Valley
HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sun Valley has 2 ZIP codes with their own.
For 2 bedrooms it runs from $1,690 in 89433 to $2,390 in 89436.
1 of the 2 is above the fair market rent for Washoe County ($1,837).
Fair market rent by ZIP code and size in Sun Valley, fiscal year 2027.
89433
$1,170
$1,350
$1,690
$2,290
$2,660
89436
$1,660
$1,900
$2,390
$3,190
$3,700
ZIP code2 bd3 bd
89433 $1,690$2,290
89436 $2,390$3,190
2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sun Valley 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 2027Small Area Fair Market Rents (HUD) (external site)Source: Census Bureau ZCTA-to-place relationship fileData from 2020 dataCensus Bureau ZCTA-to-place relationship file (external site)
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.
No down payment, repair or rent-help program on our list is for Sun Valley or Washoe County. The ones below are statewide in Nevada: they work in Sun Valley the same as in the rest of the state.
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.
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.
$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.
Short answers with the numbers for Sun Valley 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 Sun Valley?
The typical home value in Sun Valley is $349,100, 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 Sun Valley?
Typical rent in Sun Valley is $1,214 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 Sun Valley?
Sun Valley 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 Sun Valley?
The typical homeowner in Sun Valley pays $979 a year, according to the U.S. Census Bureau. That is 0.28% of the home’s value; in Washoe County, the rate is 0.44%.
Where can I find free help to buy or rent in Sun Valley?
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.
