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Talk to a Specialist →What it is
Quail Run is an intimate, well-established 55+ enclave of about 140 single-story homes in Carson City, governed by a CC&R with a genuine primary-resident 55+ age requirement. Homes run roughly 1,300–1,900 sq ft, single-level by design for accessibility. Turnover is low — residents tend to stay — so it's quiet and settled, with neighbors who know one another.
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The cost picture
| Cost layer | Approx. |
|---|---|
| HOA | ~$150/mo |
| Property tax (resale $520K, Carson City) | ~$2,800 (depreciated taxable value) |
| Insurance (valley edge) | low–moderate |
Honest cautions
- Small and tightly held — listings are infrequent; expect to wait for inventory.
- Carson City, not Reno — smaller city, fewer big-city amenities; ~35 minutes to Reno's airport and tertiary care.
- Modest amenities — this is a quiet neighborhood, not a resort community.
Who it fits
Buyers who want a calm, established, genuinely age-restricted community in a small state-capital setting, with Carson Tahoe Health close by and Lake Tahoe a short drive away — and who don't need resort amenities or a big-city footprint.
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Quail Run is the real one — and inventory is thin. We'll set up alerts and run the true cost when something lists.
Get Free Research →Sources: CalNevaRealty / Carson City MLS (Quail Run — ~140 homes, 55+ CC&R, 1,300–1,900 sq ft); NewHomeSource (Carson City age-targeted new-build pricing); cost figures are Nova55Living estimates from verified Nevada tax rules and current dues. Verified 2026.