Preparing to Sell a Custom Home in ArrowCreek

Selling a custom home in ArrowCreek takes more than fresh photos and a quick clean. You are selling a lifestyle tied to views, privacy, and resort-style amenities, and buyers expect flawless function. With a clear plan, you can protect value, minimize surprises, and launch with confidence. This guide walks you through what to fix first, which updates pay off, how to handle HOA and ADRC steps, and how to stage and photograph for maximum impact. Let’s dive in.

Know the ArrowCreek buyer and lifestyle

ArrowCreek sits on a south Reno hilltop with guarded gates, extensive open space, and a Residents’ Center that anchors daily life. The Residents’ Center features three pools, a year-round hot tub, fitness room, tennis and pickleball courts, bocce, playgrounds, a coffee bar, BBQ areas, and flexible meeting rooms. You can reference the full amenity list on the HOA site to help shape your marketing story.

Two championship 18-hole courses wind through the community. The Club at ArrowCreek is private and membership is separate from property ownership. Your listing should clearly note that golf and club access are optional and handled by the Club, not the HOA or seller.

Most ArrowCreek buyers shop in the luxury range and weigh view corridors, outdoor living, proximity to open space, and access to the Residents’ Center. Your launch should highlight those strengths early, starting with imagery.

Get repairs right before photos

Address the high-impact, deal-killing items first. These are the fixes that protect you during inspections and keep a contract from falling apart.

• Safety and code: correct electrical hazards, add or replace missing GFCIs, fix stair and railing issues, and check smoke and CO alarms.
• Water and structure: repair roof leaks, resolve drainage problems, and address foundation or intrusion concerns. If there is a history of water issues, plan to repair or fully disclose.
• HVAC, plumbing, mechanicals: service systems and gather maintenance records. Replace failed equipment where it is cost-effective compared with offering credits.
• Pool and spa: ensure equipment works, clean the water, and collect manuals.

Consider a pre-listing inspection

A pre-listing inspection can surface issues on your timeline and reduce renegotiation later. It helps you decide whether to repair now or price accordingly. The tradeoff is that the report is discoverable and may expand your disclosure duties. Review the pros and cons, then decide with your advisor how to proceed.

Plan updates that protect ROI

You do not need a major remodel to compete. Focus on changes that show well in photos and offer strong resale value.

• Curb appeal: garage and entry door upgrades, manufactured stone accents, targeted exterior paint, and tidy landscaping punch above their cost in listing photos. Remodeling’s Cost vs. Value data consistently ranks these projects among top performers.
• Interior refresh: paint touch-ups, modern lighting, and hardware updates go a long way. If a kitchen or bath feels dated, consider refinishing cabinets, swapping counters, and updating fixtures rather than full demolition.
• Staging priorities: when budget is limited, stage the living room, kitchen, and primary bedroom first. NAR research shows staged homes often sell faster and can see a measurable lift in perceived value. For custom homes, choose tasteful, architecture-aware staging over trend-heavy looks.

Elevate photography and media

High-end media is nonnegotiable for ArrowCreek. Aim to capture views, outdoor rooms, and the way the home lives from day to night.

• Professional photography: hire a luxury-experienced photographer and plan a twilight session to showcase glow, views, and outdoor living.
• Drone and aerials: use licensed pilots and follow FAA and MLS rules. Aerials help buyers grasp lot orientation, fairway proximity, and Sierra or valley vistas.
• 3D tours and floor plans: these tools convert out-of-town buyers into in-person showings and are increasingly expected at this price point.

Photo-day checklist

• Clean and declutter. Remove personal photos and strong, niche decor.
• Touch up paint and repair obvious cosmetic flaws.
• Wash windows. Clear gutters. Make the pool and spa sparkle.
• Trim and freshen landscaping. Remove yard debris and set out minimal, modern planters.
• Turn on all lights. Open blinds. Set the thermostat for comfort.
• Share a shot list with your photographer that emphasizes the front elevation, main entertaining spaces, kitchen, primary suite, outdoor living, and views. Include twilight and drone priorities. Coordinate any Residents’ Center or Club imagery with those organizations in advance.

Navigate HOA, ADRC, and disclosures

ArrowCreek’s Architectural Design Review Committee (ADRC) oversees exterior changes. Gather your records and clear approvals before work begins.

• ADRC approvals: many exterior items require prior approval, including paint, major landscape updates, fences, outdoor structures, and visible mechanical additions such as solar. Starting without approval can lead to fines or required changes.
• Keycards and Residents’ Center access: picture ID keycards must be transferred at sale, and replacement fees may apply. Clear any account delinquencies to avoid interruptions.
• Club marketing language: be explicit that Club at ArrowCreek membership is optional and managed by the Club. Do not imply that a membership transfers with the sale unless a documented arrangement exists.
• Photo licensing: secure written usage rights from your photographer that cover MLS, syndication, and post-sale archiving.
• Nevada disclosures: you must complete the Seller’s Real Property Disclosure (SRPD) and deliver it to the buyer per statute. If conditions change after delivery, you are required to inform the buyer in writing.

Coordinate your team

Clear roles keep your timeline tight and reduce stress.

• Listing advisor: lead pricing and launch strategy, coordinate vendors, manage gate access and showing logistics, and negotiate offers and inspection requests.
• You, the seller: gather service records, manuals, construction documents, warranties, ADRC approvals, and HOA statements. Be prepared to complete the SRPD and provide records on request.
• Photographer and media team: produce a shot list, schedule drone and twilight sessions, deliver both high-res and MLS-sized images, and provide licenses in writing.
• Stager or stylist: focus on the living room, kitchen, and primary suite first. Use staging to simplify, emphasize scale, and frame view lines.

A six-week pre-listing timeline

• 4 to 6 weeks out: hire your advisor, collect HOA and ADRC documents, and consider ordering a pre-listing inspection. Decide which repairs to complete now versus disclose or credit.
• 3 to 4 weeks out: complete priority repairs and submit ADRC applications for any exterior changes. Schedule landscaping and curb appeal work.
• 2 weeks out: finalize the staging plan, book rental furnishings if needed, lock the photographer date, and confirm your drone pilot. Arrange gate passes for vendors.
• Photo week: complete interior styling, deep clean, and exterior prep. Execute interiors, exteriors, drone, and twilight sessions. Review proofs and finalize media.
• Launch week: go live on the MLS, syndicate, and host a broker open or curated tours. Track feedback. If early interest is weak, work with your advisor to adjust pricing or presentation.

What to highlight in marketing

Lean into the features that define ArrowCreek and your lot. Keep the language clear and factual.

• Custom estate with Sierra and valley views.
• Private lot and outdoor living that flows from the main entertaining spaces.
• Gated community with staffed entry and extensive open space.
• Access to the Residents’ Center with pools, fitness, and sport courts.
• Clear note that Club at ArrowCreek membership is optional and separate.

Finish the story with twilight imagery, crisp daytime exteriors, and aerials that show how your home sits within the landscape.

Ready to tailor this plan to your property? Schedule a private strategy session with Amy Keiffer with Dickson Realty to protect value and launch with confidence.

FAQs

What makes selling a custom ArrowCreek home different?

• You are marketing a gated, amenity-driven lifestyle where views, outdoor living, and access to the Residents’ Center carry real weight, so buyers expect high-function systems, polished presentation, and clear HOA details.

Are golf or club benefits included when I sell my home?

• No, Club at ArrowCreek memberships are separate from property ownership; your listing should state that interested buyers can contact the Club directly for availability and costs.

Do I need ADRC approval to repaint or change landscaping?

• Many exterior changes, including paint and significant landscape work, require ADRC pre-approval, and starting without approval can lead to fines or required corrections.

How does Nevada’s Seller’s Real Property Disclosure work?

• You must complete and deliver the SRPD to the buyer and update it in writing if new defects are discovered or conditions change after delivery, or the buyer may have remedies.

Should I remodel my kitchen before listing?

• Large luxury remodels often do not fully recoup costs at resale, so target high-visibility refreshes like counters, lighting, and cabinet refinishing unless comps show a clear premium for a full redo.

Can I use drone photography in ArrowCreek?

• Yes, when you use a licensed pilot and follow FAA, MLS, and any site-specific filming rules, drone imagery can powerfully show lot orientation, fairway proximity, and broader views.