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City · 5,486 residents · Douglas County, Nevada

Gardnerville , Nevada

In Gardnerville, a typical home is worth $487,300 and typical rent is $1,241 a month. Compared with all of Douglas County, typical household income is 31% lower, typical rent is 22% lower, and the share of households that own their home is 27 points lower.

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  • Typical home value

    $487,300

    21% below the county

    12% above Nevada

    • Gardnerville
    • Douglas
    • Nevada

  • Typical rent

    $1,241a month

    22% below the county

    22% below Nevada

    • Gardnerville
    • Douglas
    • Nevada

  • Typical household income

    $62,267a year

    31% below the county

    20% below Nevada

    • Gardnerville
    • Douglas
    • Nevada

  • Households that own their home

    52%

    27 points below the county

    8 points below Nevada

    • Gardnerville
    • Douglas
    • Nevada

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

Market now, with Zillow data

Zillow data
Typical home value
$612,185
2.2% more than 12 months ago
Typical rent
$2,135 a month

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

Gardnerville 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 apart

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

  1. 52% of households in Gardnerville own their home, against 79% in Douglas County.

  2. The typical household income in Gardnerville is $62,267, 31% less than in Douglas County as a whole ($90,754).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Gardnerville rose 2.2%; in Nevada, it fell 1.6%.

  4. The typical rent in Gardnerville is $1,241 a month, 22% less than in Douglas County as a whole ($1,593).

  5. The typical home in Gardnerville is worth $487,300, 21% less than in Douglas County as a whole ($615,400).

  6. Gardnerville has the 3rd largest share of rent-burdened renters of the 32 cities in Nevada with more than 5,000 people (65%).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Gardnerville

What homes there are in Gardnerville, 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

Detached houses are the majority in Gardnerville (51%), but less so than in Douglas County (77%).

In Gardnerville there are many mobile homes: 17% of homes; in Douglas County, 7%.

Year built

Here half of the homes date from 2001 or later; in Douglas County, from 1990 or later.

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

$2,107 a month

Douglas County: $2,010 a month

Without a mortgage

$488 a month

Douglas County: $655 a month

Owners with a mortgage

52%

Douglas County: 59%

In Gardnerville, 52% of owners have a mortgage; their typical cost is $2,107 a month, about the same as in Douglas County.

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 Douglas County, the typical home value in Gardnerville rose 60% since 2015–2019.

The typical rent in Gardnerville rose 28% over the same time; in Douglas County, it rose 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

MeasureGardnervilleDouglas 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 1.922.312.622.53
Drive alone 77%74%71%69%
Carpool Unreliable estimate9%11%9%
Public transit Unreliable estimateUnreliable estimate2%3%
Walk or bike Unreliable estimate3%2%3%
Work from home Unreliable estimate13%12%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 1.92 on average, against 2.31 in Douglas County.

To get to work, 77% of workers in Gardnerville drive alone; 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?

A typical home costs more than the typical income allows

We start with a typical home in Gardnerville, worth $487,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 74% of the typical household income in Gardnerville, which is $62,267 a year. For that payment to be 28% of income, a household would need to earn about $165,555 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. 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 $17,056 (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

$3,863

at 7.18% · 30 years

Loan amount
$478,473
Total interest
$688,411
Paid off in
November 2056

Includes $8,229 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,453 a month

  • Tight

    $1,453 to $1,868 a month

  • Hard

    more than $1,868 a month

    Your payment · 74%

Compared with the typical household income in Gardnerville ($62,267 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,863
Principal & interest$3,241
Property tax$203
Home insurance$203
FHA mortgage insurance (MIP)$216

You need at least $17,056 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 and Douglas County

Gardnerville 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's own numbers

Typical home value
$487,300
Typical monthly rent
$1,241
Typical yearly household income
$62,267
Households that own their home
52%
Effective property tax rate
0.5%

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

A typical home in Gardnerville is worth $487,300: 21% below the county and 12% above Nevada. With the typical household income in Gardnerville ($62,267 a year), a typical home costs 7.8 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 7.8 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 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 $487,300
  • Douglas $615,400
  • Nevada $435,400
  • United States $332,700
Typical monthly rent
  • Gardnerville $1,241
  • Douglas $1,593
  • Nevada $1,597
  • United States $1,413
Typical yearly household income
  • Gardnerville $62,267
  • Douglas $90,754
  • Nevada $78,260
  • United States $80,734
See the full table
Gardnerville next to Douglas County and Nevada
Measure Gardnerville Douglas County Nevada U.S.
Typical home value $487,300 $615,400 $435,400 $332,700
Typical monthly rent $1,241 $1,593 $1,597 $1,413
Typical yearly household income $62,267 $90,754 $78,260 $80,734
Households that own their home 52% 79% 60% 65%
Typical yearly property tax $2,460 $2,750 $2,027 $3,119
Effective property tax rate 0.5% 0.45% 0.47% 0.94%
Renters with high rent for their income 65% 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

For a typical $487,300 home in Gardnerville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Gardnerville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,863a month

    Least cash to close
    Down payment
    $17,056
    Cash to close
    $31,675
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $216

  • Conventional, 5% down $3,774a month

    Down payment
    $24,365
    Cash to close
    $38,984
    Rate
    7.18%
    Mortgage insurance
    PMI · $231

  • Conventional, 20% down, no PMI $3,047a month

    Down payment
    $97,460
    Cash to close
    $112,079
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,498a month

    Down payment
    $73,095
    Cash to close
    $87,714
    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 and for Douglas County.

Property tax

Effective rate in Gardnerville

0.5%of the home’s value each year

$2,460 a year for the typical owner in Gardnerville.

  • Gardnerville 0.5%
  • 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

Typical rent in Gardnerville is $1,241 a month: 22% below the county. In Gardnerville, 65% 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

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Gardnerville has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,520 in 89410 to $2,020 in 89423.

1 of the 2 is above the fair market rent for Douglas County ($1,594).

  • 89410 $1,520$2,100
  • 89423 $2,020$2,800

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Gardnerville 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?

Low-income apartments

Low-income apartments in Gardnerville

HUD lists 3 buildings with rents for lower incomes in Gardnerville. These are the largest.

  • Crestmore Village Apartments 1330 Stodick Pkwy, Gardnerville 89410 40 low-income homes · 2 bd: 16 · 4 bd: 12 · In service since 2000 · For families
  • Crestmore Village Apt. Phase II 1301 Elges Lane, Gardnerville 89411 40 low-income homes · 2 bd: 24 · 3 bd: 16 · In service since 2001 · For families
  • Parkway Vista Senior Community 1330 Crestmore Dr, Gardnerville 89410 30 low-income homes · 1 bd: 1 · 2 bd: 1 · In service since 2014

See all 12 buildings in Douglas County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Gardnerville

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 listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Gardnerville

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

The HUD-approved agencies closest to the center of Gardnerville, 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 · 311 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 · 314 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 · 315 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

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

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, 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.

All guides
Three generations of a family gather on the porch of their home.

Questions

Housing questions about Gardnerville

Short answers with the numbers for Gardnerville 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?

The typical home value in Gardnerville is $487,300, 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?

Typical rent in Gardnerville is $1,241 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?

Gardnerville 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?

The typical homeowner in Gardnerville pays $2,460 a year, according to the U.S. Census Bureau. That is 0.5% 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?

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).