Truckee Meadows Housing Study

The Truckee Meadows Housing Study represents the collaborative effort of many partners in understanding current housing conditions and future housing needs in our community. This study provides a clear picture of the current housing stock, and where housing is planned for the future. The data also shows that where development is located can greatly impact the cost to provide regional services and infrastructure.

View and download our Infographic, Executive Summary, Full Report with Appendices, Growth Animations, and Presentation below:

This study presents information about the Truckee Meadows Services Area, shown below. We refer to this area as either the region or the Truckee Meadows.


Please click on the letter shown above to view a larger, more readable version of it.


TMRPA looked at two ways that housing might develop in the region, referred to as “scenarios of future development.” The scenarios are: (1) Classic Scenario, where growth patterns are similar to historical growth, and (2) McCarran Scenario, where growth patterns assume more compact growth.

The two scenarios of future development begin with the forecast for growth in Washoe County of about 128,000 new people in the region by 2035, resulting in demand for about 50,600 new housing units.

The Classic Scenario, shown in the map below on the left, assumes that the Truckee Meadow’s development pattern over the 2015 to 2035 period is similar to development in the region over the last 15 years.

The McCarran Scenario, shown in the map below to the right, assumes a more compact development pattern when compared to the Classic Scenario. It also shows that the McCarran Scenario places more development within the McCarran ring road (25% of forecasted units).

Cost of Providing Key Services For Different Patterns of Growth

Capital costs for infrastructure in the McCarran Scenario, the more compact development pattern, are expected to be about $780 million less than in the Classic Scenario. A more detailed analysis of additional infrastructure and services, as well as operations and maintenance costs, will likely show a larger savings in the price of serving our region under a compact growth scenario.

Public Policy Opportunities 

The Truckee Meadows region needs a wider variety of housing types to meet anticipated demographic shifts and affordable housing needs. The cost of ownership of single-family detached housing in the Truckee Meadows has increased by more than 60% over the last two decades, while household incomes have only increased by about 17%. Local governments and service providers all face pressing fiscal challenges to provide services and infrastructure.