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County in Nevada

Douglas County, Nevada

Douglas County, in Nevada, has 49,623 residents: No. 7 of 17 by population. Douglas County has an FHA limit of $736,000 for one-unit homes. The typical home value here is $615,400. HUD's Fair Market Rent for a 2-bedroom apartment is $1,594 a month; to pay it without spending more than 30% of your income, you need to earn about $30.65 an hour.

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  • Typical home price

    $615,400

    +41% vs. Nevada +85% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Douglas
    • Nevada
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,594 a month

    −5% vs. Nevada −9% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Douglas
    • Nevada
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $736,000

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Douglas
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.45% of value per year

    −4% vs. Nevada −52% vs. U.S.

    $2,750 a year for the typical owner

    • Douglas
    • Nevada
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$703,952
2.7% more than 12 months ago
Typical rent
$2,616 a month
5.7% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Douglas County today?

The monthly payment on a typical home with FHA would be about $4,853, that is, 64% of the typical household income in Douglas County. For that payment to be 28% of income, a household would need to earn about $207,977 a year; the typical income here is $90,754. Homes here are worth 41% more than the average across Nevada. Here 79% of households live in a home they own; across Nevada it is 60%. The typical property tax is $2,750 a year (about 0.45% of home value), higher than in Nevada.

Renting is a stretch: 55% of renters put 30% or more of their income toward housing.

Sources: U.S. Census Bureau (Average 2020–2024).

Only here

What sets Douglas County apart

  1. Of the 16 counties in Nevada with this figure, Douglas County has the highest typical home value: $615,400.

  2. Douglas County has the highest typical rent in its area: $1,593, more than any of its 5 neighboring counties; next is Lyon County ($1,326).

  3. Douglas County has the highest typical home value in its area: $615,400, more than any of its 6 neighboring counties; next is Carson City ($453,000).

  4. According to Zillow, in the 12 months to September 2026 the typical home value in Douglas County rose 2.7%; in Nevada, it fell 1.6%.

  5. At $90,754, Douglas County ranks 2nd among the 16 counties in Nevada with this figure for the highest typical household income.

  6. 7% of homes in Douglas County (1,571) are in FEMA's high-risk flood zone, and only 32% of those carry NFIP flood insurance.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data); FEMA (As of August 3, 2026). Zillow data

The homes here

Housing in Douglas County

What homes there are in Douglas County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Douglas County, 8 in 10 homes are single-family detached houses; in Nevada, 6.

Year built

In Douglas County, half of the homes were built before 1990; in Nevada, before 1996.

In Douglas County, 79% of homes have 3 bedrooms or more, more than in Nevada (62%).

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for this county is $736,000: about 64% of owner-occupied homes in Douglas County are worth less, and the rest more.

Monthly rent with utilities

With a mortgage

$2,010 a month

Nevada: $1,932 a month

Without a mortgage

$655 a month

Nevada: $558 a month

Owners with a mortgage

59%

Nevada: 66%

In Douglas County, 59% of owners have a mortgage; their typical cost is $2,010 a month, about the same as in Nevada.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in Nevada, the typical home value in Douglas County rose 63% since 2015–2019.

Much as in Nevada, the typical rent in Douglas County rose 45% since 2015–2019.

Here income did not keep up with housing: it rose 36%, while home values changed +63% and rent +45%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureDouglas CountyNevadaUnited States
Rental vacancy 6.7%6.8%5.5%
Homeowner vacancy Unreliable estimate1.1%0.9%
More than one person per room 1.9%4.4%3.4%
People per household 2.312.622.53
Drive alone 74%71%69%
Carpool 9%11%9%
Public transit Unreliable estimate2%3%
Walk or bike 3%2%3%
Work from home 13%12%15%
Other means 2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes

In Douglas County, the rental vacancy rate is 6.7%, about the same as in Nevada.

More than one person per room: that is how 1.9% of households in Douglas County live, less than in Nevada (4.4%).

On average, a household in Douglas County has 2.31 people, fewer than in Nevada (2.62).

In Douglas County, 74% of workers drive alone to work; in Nevada, 71%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Douglas County?

A typical home costs more than the typical income allows

We start with a typical home of $615,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 64% of the typical household income here, which is $90,754 a year. For that payment to be 28% of income, a household would need to earn about $207,977 a year.

Your numbers

Local data
$

Starts at the typical home value in Douglas County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $21,539 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,853

at 7.18% · 30 years

Loan amount
$604,254
Total interest
$869,379
Paid off in
November 2056

Includes $10,393 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,118 a month

  • Tight

    $2,118 to $2,723 a month

  • Hard

    more than $2,723 a month

    Your payment · 64%

Compared with the typical household income in Douglas County ($90,754 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,853
Principal & interest$4,093
Property tax$231
Home insurance$256
FHA mortgage insurance (MIP)$272

You need at least $21,539 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Douglas County

Here you'll see how prices have changed, how Douglas County compares with Nevada and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Douglas County rose 120% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Nevada United States
In 2025 +6.0% +2.2% +2.9%
5 years (2020–2025) +47% +49% +47%
10 years (2015–2025) +120% +121% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Douglas County compared with Nevada and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Douglas $615,400
  • Nevada $435,400
  • United States $332,700
Typical rent a month
  • Douglas $1,593
  • Nevada $1,597
  • United States $1,413
Typical household income a year
  • Douglas $90,754
  • Nevada $78,260
  • United States $80,734
See the full table
Douglas compared with Nevada and the United States
MeasureHereNevadaU.S.
Residents49,6233,184,612334,922,499
Typical home value$615,400$435,400$332,700
Typical household income$90,754$78,260$80,734
Typical rent$1,593$1,597$1,413
Fair Market Rent (2 bedrooms)$1,594$1,672$1,750
Hourly wage to rent a 2-bedroom$30.65$32.15$33.65
Typical property tax$2,750$2,027$3,119
Effective tax rate0.45%0.47%0.94%
Households that own their home79%60%65%
Renters spending 30% or more on rent55%56%51%
FHA limit (1 unit)*$736,000$541,287$541,287

FHA limit: Nevada shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Douglas County

For a typical $615,400 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $4,853 $21,539 $604,254 7.18% FHA MIP · $272 $40,001 580
Conventional, 5% down $4,740 $30,770 $584,630 7.18% PMI · $292 $49,232 620*
Conventional, 20% down, no PMI $3,822 $123,080 $492,320 7.18% None $141,542 620*
ITIN, 15% down (example) $4,391 $92,310 $523,090 8.18% None $110,772 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Douglas County are above the national floor. The limit is set for the whole metro area (Gardnerville Ranchos, NV-Ca). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $736,000 $832,750
2 units $942,200 $1,066,250
3 units $1,138,900 $1,288,800
4 units $1,415,400 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Douglas County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Douglas County, the typical owner pays $2,750 a year: about 0.45% of the home's value. That is close to the rest of Nevada and less than the national average.

  • Douglas 0.45%
  • Nevada 0.47%
  • United States 0.94%

What Nevada publishes 3 percent cap on the yearly tax increase for your primary residence (Nevada Legislature (Nevada Revised Statutes))

Exemptions and deadlines in Nevada

Is there a flood risk?

According to FEMA, in Douglas County 6.8% of homes (1,571) are in a high-risk flood zone. Of those homes, 32% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Douglas County

The natural hazards FEMA measures in Douglas County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Douglas County, FEMA rates the natural hazard risk as relatively moderate.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $44.6 million in losses a year in Douglas County, across buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is earthquake: about $13.3 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. EarthquakeRelatively moderate $13.3 million a year
  2. Inland floodingRelatively moderate $12.7 million a year
  3. WildfireRelatively high $10.1 million a year
  4. Winter weatherRelatively high $45,608 a year
  5. TornadoVery low $3,417 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Douglas County is in climate zone 4B of the home energy code (IECC): mixed and dry.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Summer

    • Before extreme heat: cover windows with drapes or shades, weather-strip doors and windows, and insulate around window air conditioners. Ready.gov (FEMA)
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$38.42$22.57 and $58.25
Plumbers, pipefitters and steamfitters$34.00$21.30 and $55.23
Heating, air conditioning and refrigeration mechanics$30.53$22.05 and $46.05
Roofers$27.82$21.78 and $38.22
Carpenters$30.47$22.50 and $48.66
Painters, construction and maintenance$28.25$21.25 and $40.00
Maintenance and repair workers, general$28.04$15.72 and $44.80

According to BLS, an electrician earns about $38.42 an hour in the Balance of Nevada nonmetropolitan area; a plumber, about $34.00.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Douglas County

The typical rent in Douglas County is $1,593 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

55% of renter households in Douglas County spend 30% or more of their income on housing. 29% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,110 $21.35 $44,400
1 bedroom $1,219 $23.44 $48,760
2 bedrooms $1,594 $30.65 $63,760
3 bedrooms $2,207 $42.44 $88,280
4 bedrooms $2,664 $51.23 $106,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Douglas County

Programs and counseling in Douglas County

We didn't find counseling agencies near this county.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

Nevada down payment programs

  1. Home Is Possible

    Nevada Housing Division program: up to 5% of the loan for the down payment or closing costs, with no first-time buyer requirement

    No first-time requirement. Run by Nevada Housing Division.

    Type not stated Verified November 5, 2026

  2. Home Is Possible For First-Time Homebuyers

    Nevada Housing Division program for first-time buyers: a 30-year mortgage with interest-free help for the down payment and closing costs of up to 4% of the loan, which is not forgiven

    First-time buyers only. Run by Nevada Housing Division.

    Type not stated Verified November 5, 2026

  3. Home Is Possible For Teachers

    $7,500 from the Nevada Housing Division for public school teachers, for the down payment and closing costs; forgiven after five years if you still live in the home

    No first-time requirement. Run by Nevada Housing Division.

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all Nevada programs

Help in Spanish in Douglas County

None of the 0 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

HUD lists no public housing authority based in Douglas County. The authority of a nearby county or the state may serve this area.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

We didn't find counseling agencies near this county.

Places

Cities in Douglas County

This site has no city pages of Douglas County. The neighboring counties are below.

See all 4 cities of Douglas County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Douglas County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Douglas County in 2026?

Douglas County has an FHA limit of $736,000 for a one-unit home. For 2 units it's $942,200, for 3 it's $1,138,900 and for 4 it's $1,415,400. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Douglas County?

Douglas County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Douglas County?

The typical home value in Douglas County is $615,400 (Average 2020–2024, U.S. Census). Across Nevada it's $435,400.

How much does it cost to rent in Douglas County?

Douglas County has a typical rent of $1,593 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,594 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Douglas County?

About $30.65 an hour working full time (2,080 hours a year), or $63,760 a year, so the fair market rent of $1,594 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).