Land and Where to Buy

Top Regions / Counties to Consider

Here are some of the most promising areas in Nevada, along with why they might be good or bad investments:

County / Region	What makes it attractive	What to watch out for / challenges
Clark County(including land around Las Vegas / Pahrump, Mesquite area)	Strong population growth, economic momentum. Land near expanding suburbs can appreciate well. Discount Land Investing+2myelisting.com+2 Mesquite has lower entry cost, potential for residential or commercial development. myelisting.com	Land close enough to services/infrastructure costs more. Utility access, roads, zoning, water – these can be big hurdles. Regulatory and permitting issues tend to be tougher closer to urban areas.
Washoe County(Reno area)	Growing economy (tech, logistics, industrial) and spillover from Reno mean land near the peripheries may appreciate. Discount Land Investing+1	Costs are already elevated near Reno; you’ll need to ensure access, infrastructure, approvals. Also, competition for land is increasing.
Douglas County / Lake Tahoe region	Scenic appeal, vacation / second-home market, strong demand for recreational land. Land Boss+2Discount Land Investing+2	Premium pricing due to desirability. Environmental and building restrictions may be stricter. Seasonal issues (snow, access) can matter.
Elko County	Large tracts of cheaper land. Strong in agriculture / ranching, mining-adjacent economies. Good baseline affordability per acre. myelisting.com+2Land Boss+2	Very remote in many parts. Few services. May be harder to resell or develop if not near key infrastructure. Water rights issues. Harsh climate in places.
White Pine County	Very affordable, especially for large parcels. Good for recreational, off-grid, or long-term holds. Discount Land Investing+1	Remoteness, limited utilities, sometimes poor roads or access. Infrastructure investment probably required.
Humboldt, Lander, Eureka Counties	These less-populated counties often offer cheap per-acre land with potential for ranching, resource extraction, or speculative holding. Discount Land Investing+1	Same infrastructure / access issues; water and utility access are big questions. Depending on resource rights / mineral rights – check what is included.
Esmeralda County / Lincoln County	Very low cost land, often fewer codes or restrictions. Good potential for off-grid or minimalist use. Discount Land Investing+1	Harsh conditions in many places, fewer services. Low population density means less market demand. If planning any kind of development, permits & water might become major obstacles.

Key Factors to Check Before Buying

Whatever county you settle on, make sure to do due diligence on these points:

1. Water rights / accessIn many parts of rural Nevada, water is scarce. Even if a parcel has “water access,” verify whether rights are valid, what source, costs for bringing water, etc. Missing or uncertain water rights can kill many types of projects. Land for Cash Money+1

2. Utilities & infrastructureRoads, power, sewage/septic, internet access – these can be expensive to bring in if not already nearby. If planning for residential or commercial use, proximity to infrastructure is critical.

3. Zoning / building codes / restrictionsRules differ a lot by county and sometimes by district. Some places allow very little development; others are more permissive. Environmental or conservation zones can also restrict what you can do. landhonv.com

4. Market trends & growth corridorsLand near growing cities or where development is expanding (roads, new housing, industrial parks) tends to perform better. Speculative buys in remote areas can work but tend to be higher risk and slower.

5. Costs beyond purchase priceTaxes, permit fees, survey costs, possibly high maintenance (roads, clearing, etc.). Also legal costs if mineral or resource rights are involved.

6. Resale and liquidityHow easy will it be to sell the land later? Land in remote areas often holds value more slowly and has fewer buyers. Desirable locations (near growth, recreation, or amenities) tend to have more buyer demand.