Gardnerville, Minden, Genoa and Carson City

Buying a home in the Carson Valley

Buying a home in the Carson Valley, whatever kind of home you're after

Buying a home in the Carson Valley can mean a lot of different things. Some buyers want an in-town home in Gardnerville or Minden, close to Main Street and the stores. Some want a newer neighborhood. Others want acreage, room for a barn, or a horse property with pasture and a view of the Sierra. I help buyers with all of it, in Gardnerville, Minden, Genoa and Carson City.

I'm Angela Roberts with Tahoe Homes by Angela. I live in South Lake Tahoe and part-time in Carson City, and I'm licensed in Nevada and California. Most of the buyers I see in the valley already live here and are moving up, moving down or moving across town. Others are moving down from Lake Tahoe to the valley floor.

Tell me what you're looking for

Tell me what you're looking for Call (530) 208-7081

Or read how we do it, step by step

Why buying in the valley is different from buying at the lake

If you're coming from Tahoe, here's the first thing to know. Homes on the valley floor aren't covered by the Tahoe Regional Planning Agency (TRPA) or most of the other rules that shape buying a home at the lake. There's no TRPA land coverage to work around and no BMP certificate to chase. Douglas County and Carson City set the rules here.

For most homes, that makes the Carson Valley a straightforward place to buy. A home in town is a home in town: we look at the house, the neighborhood, the price and the inspection, the same way you would anywhere. The land questions only come in when you're buying acreage.

In-town homes and newer neighborhoods

For an in-town home or a home in a newer subdivision, my process is the same one I use for every buyer, laid out in how I help you buy:

Ready. Your financing and your must-haves in place before we tour.
Educated. What your budget buys in each town, before you fall for something out of range.
Aligned. A short list of homes that fit, checked for what the photos don't show.
Locked. An offer and an escrow run carefully from start to close.

I also check any HOA rules and CC&Rs, because a newer neighborhood often has them, and they can decide things like RV parking, fencing and what you can build.

Acreage and horse property: where the research matters

Acreage is where buying in the Carson Valley gets specific, and where I leave no stone unturned. Two parcels on the same road can be in completely different positions. Before you make an offer on land, here's what I look into with you:

Water rights. Whether the parcel has any, what kind, and whether they're recorded to the owner and part of the sale. It depends on the property, and we research each one.
Whether horses are allowed. Not every property allows horses. County zoning decides what animals a parcel can keep, and an HOA or CC&Rs can add rules. I check before you fall for a pasture.
Wells and septic. Many larger parcels have a private well and a septic system, and their records and condition matter.
Every building permitted. I go to the building department to make sure the barns, shops and arenas were properly permitted.
Fencing, barns and riding. What's there, what shape it's in, and how close the trails are.

There's much more on water rights, the wild horses and living next to BLM land on my Carson Valley real estate page.

Moving down from Tahoe

Some of my buyers are moving from the lake down to the valley. I work both, so I can help you sell your Tahoe home and buy in the Carson Valley with one person keeping track of both sides. If you're selling at the lake first, read selling your Lake Tahoe home.

Nevada has no state income tax, which is one reason buyers look at the Nevada side. How that applies to you depends on your own situation, so talk with your tax advisor before you decide.

Start your Carson Valley home search

Tell me what kind of home you want and which town feels right, and I'll show you what your budget buys there. Tell me what you're looking for, or call or text me at 530-208-7081. The Carson Valley Buyer Guide has a full checklist for in-town homes and acreage. You can also read about selling a home in the Carson Valley, or more about me.

This page describes my general process. It isn't legal, tax, lending or water rights advice. Rules and records change, so verify anything that matters for the specific property.

Frequently Asked Questions

Do TRPA rules apply in the Carson Valley?

Not on the valley floor. The Tahoe Regional Planning Agency covers the Lake Tahoe Basin. In Gardnerville, Minden and Genoa, Douglas County sets the rules, and Carson City sets its own.

Can I keep horses on any Carson Valley property?

No. Not every property allows horses. County zoning decides what animals a parcel can keep, and an HOA or CC&Rs can add rules, so I check before you make an offer.

Can you help me sell my Tahoe home and buy in the Carson Valley?

Yes. I work both the lake and the valley, so one person keeps track of both sides of the move.