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Talk to a Specialist →What it is
Caramella Ranch is the upmarket entry in Toll's Reno Regency lineup — a staff-gated community (a step above a card-gate) with a resort amenity set including an indoor lap pool, pickleball and bocce courts, and an outdoor amphitheater for community events. Three home collections span a range of single-story floor plans, many on view lots looking toward the mountains or city.
The cost picture
| Cost layer | Approx. |
|---|---|
| HOA | ~$240/mo |
| Property tax (new $800K, first year) | ~$10,250 (formula) |
| Insurance | moderate; check view-lot/foothill-edge exposure per parcel |
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Honest cautions
- Top of the price range. The premium positioning means the highest entry and highest carrying cost among the Regencys.
- Still building out — construction activity ongoing.
- View lots near the foothill edge may carry higher wildfire-insurance scores than interior lots — check the specific parcel (see wildfire guide).
Who it fits
Buyers who want the most amenity-rich, polished new Toll product in south Reno and have the budget for it. If the premium isn't worth it to you, Regency at Damonte Ranch offers the same builder one notch down, and Stonebrook lower still.
Considering Caramella Ranch?
We'll get current collection pricing and your true first-year all-in cost, including the parcel-level insurance read.
Get Free Research →Sources: 55places, Toll Brothers Regency at Caramella Ranch materials; cost figures are Nova55Living estimates from verified Nevada tax rules and current dues. Verified 2026.