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City · 12,114 residents · Douglas County, Nevada

Gardnerville Ranchos , Nevada

In Gardnerville Ranchos, a typical home is worth $486,000 and typical rent is $1,533 a month. Compared with all of Douglas County, the typical home value is 21% lower.

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  • Typical home value

    $486,000

    21% below the county

    12% above Nevada

    • Gardnerville Ranchos
    • Douglas
    • Nevada

  • Typical rent

    $1,533a month

    4% below the county

    4% below Nevada

    • Gardnerville Ranchos
    • Douglas
    • Nevada

  • Typical household income

    $87,785a year

    3% below the county

    12% above Nevada

    • Gardnerville Ranchos
    • Douglas
    • Nevada

  • Households that own their home

    81%

    2 points above the county

    21 points above Nevada

    • Gardnerville Ranchos
    • Douglas
    • Nevada

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

Gardnerville Ranchos is in Douglas County. The FHA loan limit ($736,000 for a one-unit home), the fair market rents and the help on this page are those of all of Douglas County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Gardnerville Ranchos apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Gardnerville, the typical rent is $1,241: 19% less than in Gardnerville Ranchos ($1,533).

  2. The typical home in Gardnerville Ranchos is worth $486,000, 21% less than in Douglas County as a whole ($615,400).

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

The homes here

Housing in Gardnerville Ranchos

What homes there are in Gardnerville Ranchos, 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 Gardnerville Ranchos, 9 in 10 homes are single-family detached houses; in Douglas County, 8.

Year built

By age, homes in Gardnerville Ranchos look like those in Douglas County: the typical year built is 1987.

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
Monthly rent with utilities

With a mortgage

$1,730 a month

Douglas County: $2,010 a month

Without a mortgage

$504 a month

Douglas County: $655 a month

Owners with a mortgage

69%

Douglas County: 59%

The typical cost for an owner with a mortgage in Gardnerville Ranchos is $1,730 a month, less than in Douglas County ($2,010); without one, $504.

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

The Census does not compare Gardnerville Ranchos with 2015–2019 because its boundaries changed. In Douglas County, over that time, the typical home value rose 63%.

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

MeasureGardnerville RanchosDouglas CountyNevadaUnited States
Rental vacancy Unreliable estimate6.7%6.8%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate1.1%0.9%
More than one person per room Unreliable estimate1.9%4.4%3.4%
People per household 2.492.312.622.53
Drive alone 82%74%71%69%
Carpool Unreliable estimate9%11%9%
Public transit Unreliable estimateUnreliable estimate2%3%
Walk or bike Unreliable estimate3%2%3%
Work from home 9%13%12%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Households in Gardnerville Ranchos are bigger: 2.49 people on average; in Douglas County, 2.31.

In Gardnerville Ranchos, 82% of workers drive alone to work; in Douglas County, 74%.

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 for a home in Gardnerville Ranchos?

A typical home costs more than the typical income allows

We start with a typical home in Gardnerville Ranchos, worth $486,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 52% of the typical household income in Gardnerville Ranchos, which is $87,785 a year. For that payment to be 28% of income, a household would need to earn about $163,204 a year.

The calculator's FHA and conventional loan limits are those of all of Douglas County.

Your numbers

Local data
$

Starts at the typical home value in Gardnerville Ranchos. 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 $17,010 (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

$3,808

at 7.18% · 30 years

Loan amount
$477,197
Total interest
$686,575
Paid off in
November 2056

Includes $8,207 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,048 a month

  • Tight

    $2,048 to $2,634 a month

  • Hard

    more than $2,634 a month

    Your payment · 52%

Compared with the typical household income in Gardnerville Ranchos ($87,785 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,808
Principal & interest$3,233
Property tax$158
Home insurance$203
FHA mortgage insurance (MIP)$215

You need at least $17,010 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.

The city and its county

Gardnerville Ranchos and Douglas County

Gardnerville Ranchos is in Douglas County, Nevada. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Gardnerville Ranchos's own numbers

Typical home value
$486,000
Typical monthly rent
$1,533
Typical yearly household income
$87,785
Households that own their home
81%
Effective property tax rate
0.39%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Douglas County

FHA limit, one-unit home
$736,000
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,594
Price change over 5 years (FHFA)
+47%
Homes in a high flood-risk zone
6.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Douglas County.

Everything about Douglas County

Buying

Buying a home in Gardnerville Ranchos

A typical home in Gardnerville Ranchos is worth $486,000: 21% below the county and 12% above Nevada. With the typical household income in Gardnerville Ranchos ($87,785 a year), a typical home costs 5.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Gardnerville Ranchos 5.5 years
  • Douglas 6.8 years
  • Nevada 5.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Douglas County

According to FHFA’s house price index, home prices in Douglas County rose 120% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Douglas County.

Period County Nevada U.S.
Last year (2025) +6.0% +2.2% +2.9%
5 years (2020–2025) +47% +49% +47%
10 years (2015–2025) +120% +121% +85%

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

Gardnerville Ranchos next to Douglas County, Nevada and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Gardnerville Ranchos $486,000
  • Douglas $615,400
  • Nevada $435,400
  • United States $332,700
Typical monthly rent
  • Gardnerville Ranchos $1,533
  • Douglas $1,593
  • Nevada $1,597
  • United States $1,413
Typical yearly household income
  • Gardnerville Ranchos $87,785
  • Douglas $90,754
  • Nevada $78,260
  • United States $80,734
See the full table
Gardnerville Ranchos next to Douglas County and Nevada
Measure Gardnerville Ranchos Douglas County Nevada U.S.
Typical home value $486,000 $615,400 $435,400 $332,700
Typical monthly rent $1,533 $1,593 $1,597 $1,413
Typical yearly household income $87,785 $90,754 $78,260 $80,734
Households that own their home 81% 79% 60% 65%
Typical yearly property tax $1,905 $2,750 $2,027 $3,119
Effective property tax rate 0.39% 0.45% 0.47% 0.94%
Renters with high rent for their income 41% 55% 56% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Douglas County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Gardnerville Ranchos

For a typical $486,000 home in Gardnerville Ranchos, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Gardnerville Ranchos's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,808a month

    Least cash to close
    Down payment
    $17,010
    Cash to close
    $31,590
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $215

  • Conventional, 5% down $3,719a month

    Down payment
    $24,300
    Cash to close
    $38,880
    Rate
    7.18%
    Mortgage insurance
    PMI · $231

  • Conventional, 20% down, no PMI $2,994a month

    Down payment
    $97,200
    Cash to close
    $111,780
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,444a month

    Down payment
    $72,900
    Cash to close
    $87,480
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • 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? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Gardnerville Ranchos and for Douglas County.

Property tax

Effective rate in Gardnerville Ranchos

0.39%of the home’s value each year

$1,905 a year for the typical owner in Gardnerville Ranchos.

  • Gardnerville Ranchos 0.39%
  • Douglas 0.45%
  • Nevada 0.47%

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

Flood risk in Douglas County

FEMA does not publish these numbers by city: they are for all of Douglas County.

Homes in the high-risk zone
6.8%
1,571
Of those, with NFIP insurance
32%
County Nevada U.S.
Homes in the high-risk zone 6.8% 2% 3.5%
Of those, with NFIP insurance 32% 30% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Gardnerville Ranchos

Typical rent in Gardnerville Ranchos is $1,533 a month: 4% below the county. In Gardnerville Ranchos, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Douglas County, by unit size. To pay the 2-bedroom one ($1,594 a month) without spending more than 30% of your income, you would need to earn $30.65 an hour working full time.

HUD fair market rent for all of Douglas County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
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

By ZIP code

Fair market rent by ZIP code in Gardnerville Ranchos

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Gardnerville Ranchos is in ZIP code 89460.

For 2 bedrooms it is $1,490: $104 less than the fair market rent for Douglas County ($1,594).

  • 89460 $1,490$2,060

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Gardnerville Ranchos when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Gardnerville Ranchos

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Douglas County. The nearest ones are below; many serve by phone or online.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in Gardnerville Ranchos

No down payment, repair or rent-help program on our list is for Gardnerville Ranchos or Douglas County. The ones below are statewide in Nevada: they work in Gardnerville Ranchos the same as in the rest of the state.

Which programs do I qualify for? All programs in Nevada

  • Home Is Possible

    Statewide in Nevada

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

    Type not stated

    See the program Official page

  • Home Is Possible For First-Time Homebuyers

    Statewide in Nevada

    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. Offered by Nevada Housing Division.

    Type not stated

    See the program Official page

  • Home Is Possible For Teachers

    Statewide in Nevada

    $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. Offered by Nevada Housing Division.

    Forgivable

    See the program Official page

Housing counselors near Gardnerville Ranchos

The HUD-approved agencies closest to the center of Gardnerville Ranchos, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Community Services of Nevada (CSNV)

    500 N Rainbow Blvd, Las Vegas · 310 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 10 more
    (702) 307-1710

  • NSC (naca Counseling Subsidiary) - Las Vegas, NV

    3030 S Jones Blvd Ste 103, Las Vegas · 313 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (702) 362-6199

  • Nevada Partners, Inc.

    690 W Lake Mead Blvd, North Las Vegas · 313 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (702) 844-8000

All counseling agencies in Nevada

Help in Spanish near Gardnerville Ranchos

2 of the 3 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.

Housing authorities of Gardnerville Ranchos

HUD lists no housing authority with an office in Douglas County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Nevada Source: HUD

Cities

Other cities in Douglas County

These cities are also in Douglas County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Douglas County Housing in Nevada

Nearby cities

The cities closest to Gardnerville Ranchos, with the typical home value.

Neighboring counties

If Douglas County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Gardnerville Ranchos.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Gardnerville Ranchos

Short answers with the numbers for Gardnerville Ranchos and all of Douglas County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Gardnerville Ranchos?

The typical home value in Gardnerville Ranchos is $486,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Douglas County it is $615,400.

How much does it cost to rent in Gardnerville Ranchos?

Typical rent in Gardnerville Ranchos is $1,533 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Douglas County is $1,594.

What is the FHA loan limit in Gardnerville Ranchos?

Gardnerville Ranchos uses the FHA limit for all of Douglas County (2026): $736,000 for a one-unit home and $1,415,400 for a four-unit home.

How much property tax do owners pay in Gardnerville Ranchos?

The typical homeowner in Gardnerville Ranchos pays $1,905 a year, according to the U.S. Census Bureau. That is 0.39% of the home’s value; in Douglas County, the rate is 0.45%.

Where can I find free help to buy or rent in Gardnerville Ranchos?

We found no HUD-approved counseling agencies with an office in Douglas County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).