Gardnerville, Minden, Genoa and Carson City

Selling a home in the Carson Valley

Selling a home in the Carson Valley starts with what kind of property it is

Selling a home in the Carson Valley usually means one of two kinds of property. Most homes in town, in Gardnerville, Minden, Genoa or Carson City, sell the way homes sell anywhere: the right price, the home shown at its best, and the right buyers seeing it. Acreage and horse property add a second job, which is answering the land questions before a buyer has to ask.

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. The buyers I see for valley homes usually already live in the Carson Valley, and some are moving down from Lake Tahoe.

Tell me about your property

Tell me about your property Call (530) 208-7081

Or read how we do it, step by step

No TRPA, but your own set of rules

Valley homes aren't covered by the Tahoe Regional Planning Agency or most of the Tahoe rules, so there's no TRPA coverage or BMP work to sort out before you list. Douglas County and Carson City set the rules here, and on acreage those rules matter a lot: zoning, what animals the land can keep, and whether it can be split.

What's included when you list with me

Every Carson Valley seller gets my full listing package, the same one my Tahoe sellers get. It's laid out in what's included when you list with me, and the short version is:

Three pricing strategies, not one number. I tell you which I'd pick and why, and you choose. More in how I price a home.
A walk-through and a written plan for what to fix and what to leave alone.
Every vendor managed for you, from the first inspection to the final walkthrough.
Staging when your home needs it, at no cost to you. I own the staging company.
Media made for your home: 25 to 40 professional photos, drone footage, a cinematic video and a website for your home alone.
A paid campaign on Facebook and Instagram, scaled to your price point, plus an email to every agent in the area.
A weekly update until we close.

Selling acreage and horse property

On a property with land, I do the research before we list, so you can price the land for what it really is and a buyer can see everything it can be.

Zoning and the county. I check the zoning and go to the Douglas County planning department myself to talk with everyone involved about what the property can be used for and what it could become. If you've wondered whether the land can be split, this is where that answer starts.
Permits. I go to the building department and make sure every building on the property was properly permitted. Barns, shops, arenas and guest quarters often go up over the years, and a building without a permit is far easier to deal with before a buyer finds it.
Water rights. Every property is different, so we research yours and gather the records a buyer will ask for.
The land's story. How the property has been used, which acres are usable, the fencing, pasture, barns and arenas, and the best spots for a future home. That story goes into your marketing.

The detail on subdividing, water rights and living next to BLM land is on my Carson Valley real estate page.

Talk with me about selling your Carson Valley home

Whether it's a home in town or forty acres with a barn, tell me about your property, or call or text me at 530-208-7081. I'll start the research before we ever walk the fence line. The Carson Valley Seller Guide lists the documents to start gathering. You can also read about buying a home in the Carson Valley, see how I sell a home, or read more about me.

This page describes my general process. It isn't legal, tax, water rights or land use advice. Rules and fees change, so verify them for the specific property.

Frequently Asked Questions

Do Tahoe's TRPA rules apply when I sell in the Carson Valley?

Not on the valley floor. TRPA covers the Lake Tahoe Basin. Douglas County and Carson City set the rules for valley homes.

Can my Carson Valley land be subdivided?

It depends on the zoning, which sets the minimum lot size. I start by going to the Douglas County planning department myself to talk through what the property can be used for.

Is staging included for Carson Valley listings?

Yes, when your home needs it, at no cost to you. I own the staging company, and I'll tell you if your home is already decorated well enough not to need it.