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Single Family ResidenceResidential
$458,042$312 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 97How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $450,000 on Aug 1, 2023

9565 BLACK CANYON DR

RENO, NV 89506
3
Beds
2
Baths
1,468 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.14 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$458K
$446K low$470K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$450,000 · Aug 1, 2023
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$15,040
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$12,032
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.93%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$443,002
PLANET HOME LENDING LLC · recorded Dec 9, 2024

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,966 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$92,833 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$31,640
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$61,193
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$89,178
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$265,238

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyWashoe
Lot (acres)The size of the land the home sits on, from county records.0.14
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
FoundationWhat the home is built on, such as a concrete slab, a crawl space, or a basement.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 1,295 ft²

Transaction History(7)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Stead Elementary SchoolC
Elementary · Grades KG–5 · 0.5 mi
M
William O'Brien Middle SchoolD+
Middle · Grades 6–8 · 0.5 mi
H
North Valleys High SchoolD
High · Grades 9–12 · 2.8 mi

District: Washoe County School District

Neighborhood · ZIP 89506These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.72
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.95
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.297

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.94%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.15%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.46,491
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.471 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,082
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$100,657
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.15 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.79%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

9565 Black Canyon Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 74% of homes in Washoe County
  • Costs more per square foot than 66% of homes in Stead
  • Smaller than 65% of homes in Washoe County
  • Has a smaller lot than 66% of homes in Washoe County
  • Newer than 66% of homes in Washoe County

What homes are worth in Reno 89506

Each bar is how many homes fall in that price range. The marker is this home.

This home
$244K$721K

This home is worth more than 48% of homes in Reno 89506.

How it measures up in Reno 89506

The dot is this home. The mark in the middle is the typical home in Reno 89506.

Estimated value$458,042
CheaperTypical $463,213Pricier

Pricier than 48% of homes nearby

Price per ft²$312
CheaperTypical $293Pricier

Pricier than 62% of homes nearby

Living area1,468 ft²
SmallerTypical 1,560 ft²Bigger

Bigger than 43% of homes nearby

Lot size0.14 ac
SmallerTypical 0.17 acBigger

Bigger than 37% of homes nearby

Year built2001
OlderTypical 2001Newer

Newer than 53% of homes nearby

How 9565 Black Canyon Dr ranks against every home in each area.
MeasureThis homeSteadReno 89506Washoe County
Estimated valuepricier than$458,04265% of homes48% of homes26% of homes
Price per ft²pricier than$31266% of homes62% of homes37% of homes
Living areabigger than1,468 ft²52% of homes43% of homes35% of homes
Lot sizebigger than0.14 ac59% of homes37% of homes34% of homes
Year builtnewer than200156% of homes53% of homes66% of homes

About 9565 Black Canyon Dr

How much is 9565 Black Canyon Dr, Reno, NV worth?

The TopHap Estimate for 9565 Black Canyon Dr, Reno, NV is $458,042 as of Jul 14, 2026. The likely range is $446,295 to $469,789. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 9565 Black Canyon Dr, Reno, NV last sell?

9565 Black Canyon Dr, Reno, NV last sold on Aug 1, 2023 for $450,000, according to the county's recorded deed. TopHap holds 6 recorded sales for this parcel.

How big is 9565 Black Canyon Dr, Reno, NV?

9565 Black Canyon Dr, Reno, NV has 3 bedrooms, 2 bathrooms, 1,468 square feet of living space and a 0.14-acre lot.

When was 9565 Black Canyon Dr, Reno, NV built?

9565 Black Canyon Dr, Reno, NV was built in 2001, making it 25 years old. The building has 1 story.

What schools serve 9565 Black Canyon Dr, Reno, NV?

9565 Black Canyon Dr, Reno, NV is assigned to Stead Elementary School (elementary), rated C; William O'Brien Middle School (middle), rated D+; North Valleys High School (high), rated D. All sit in Washoe County School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 9565 Black Canyon Dr, Reno, NV compare to other homes in Reno 89506?

Among the 15,347 homes in Reno 89506, it is worth more than 48% of them ($458,042 against a typical $463,213), its price per square foot is higher than 62% of them ($312 against a typical $293), it is bigger than 43% of them (1,468 ft² against a typical 1,560 ft²), its lot is bigger than 37% of them (0.14 ac against a typical 0.17 ac) and it is newer than 53% of them (2001 against a typical 2001). Measured against all of Washoe County, it is worth more than 26% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 9565 Black Canyon Dr, Reno, NV?

The 2025 property tax bill for 9565 Black Canyon Dr, Reno, NV was $1,966. The county assessed it at $92,833.

Closest homes

More homes in Reno 89506

Assigned schools

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