Nevada's #1 team for Heybourne Meadows real estate. Search single-family homes for sale in this Carson Valley subdivision — newer builds and updated resales from $450K to $650K+, with Sierra and Pine Nut Mountain views, Douglas County schools, and 15 minutes to Carson City.
Heybourne Meadows typically carries 10–20 active listings at any time, ranging from $450K entry-level resales to $650K+ updated homes with Sierra views, according to NREG’s MLS analysis and Northern Nevada Regional MLS data. The eight newest listings appear below, refreshed throughout the day — and every active Gardnerville and Heybourne Meadows property is searchable in our live MLS portal.
See all listings in Minden, NV
Listing information is provided through the MLS Internet Data Exchange program and is deemed reliable but not guaranteed. Inventory checked Oct 29, 2026, 11:27 PM Pacific; availability and prices may change.
MEDIAN LIST PRICE (ZIPS 89423, 89460)
$697K
NREG analysis of NNRMLS data via Repliers, as of October 29, 2026
DAYS ON MARKET (ZIPS 89423, 89460)
56
NREG analysis of NNRMLS data via Repliers, as of October 29, 2026
TO CARSON CITY
15 min
via US-395 N
TO LAKE TAHOE
35 min
via Kingsbury Grade
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
September 26, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Heybourne Meadows is a residential subdivision in Gardnerville (ZIP 89460), Douglas County's Carson Valley, with a $696,500 median list price and homes going under contract in about 56 days per NREG’s MLS analysis and Northern Nevada Regional MLS data. The five takeaways capture what that means for buyers per the U.S. Census Bureau.
Last updated October 2026 · Sources: NREG’s MLS analysis, U.S. Census, DCSD
PRICE DISTRIBUTION
The Heybourne Meadows median list price sits near $697K per NREG’s MLS analysis October 2026 NNRMLS data, with most homes in the $480K–$620K band. Each card below shows estimated active-listing counts by price range so you can gauge real competition in your budget before touring.
Heybourne Meadows typically carries 12–18 active listings spanning updated resales and value-priced family homes priced $450K–$650K+ — each link below opens our live MLS search pre-filtered to that slice, with counts refreshed daily from NREG’s MLS analysis and NNRMLS data. Browse by type, price, or lifestyle to find your fit.
Heybourne Meadows sits within the Gardnerville market — these neighboring communities offer different price points and lifestyle fits worth comparing before you commit.
126 active listings across ZIPs 89423, 89460 as of October 29, 2026 · MLS data
STAY AHEAD OF THE MARKET
With only 12–18 active listings at any time and homes going under contract in a median 42 days per NREG’s analysis of NNRMLS data, buyers who see new listings within hours hold a real edge. Set up custom alerts by price, beds, baths, and home features — no spam, unsubscribe anytime.
Ask the district for the address-specific school assignment for the enrollment year, since boundaries change, and confirm it before you buy. Proximity to a school does not guarantee admission; charter, magnet and private schools set their own rules. Find your school district · Nevada Report Card
CRIME DATA
Ask the law-enforcement agency that serves the address for its current reports, and compare places only across the same reporting period, boundary and offense definitions. Missing records do not mean zero crime, the FBI cautions against ranking communities on crime totals alone, and a citywide figure does not describe a particular street.
FBI crime data resources · FBI guidance on comparing communities
Heybourne Meadows offers quiet suburban living in the Carson Valley — newer and updated single-family homes on comfortable lots with Sierra Nevada views to the west. Douglas County manages planning and services for the area, keeping growth measured. Shoppers reach Gardnerville's US-395 corridor in minutes; Carson City's jobs are 15 minutes north; and South Lake Tahoe is 35 minutes over Kingsbury Grade.
Heybourne Meadows is known as one of Gardnerville's value-oriented newer subdivisions — suburban single-family homes at $450K–$650K with mountain views, a low HOA, Douglas County schools nearby, and quick access to the US-395 retail corridor and the Carson Valley outdoor amenities that draw buyers from Reno and California.
Heybourne Meadows fits first-time buyers and young families who want newer homes under $600K, retirees seeking a quiet tax-free valley subdivision with mountain views, remote workers who need suburban infrastructure and Sierra recreation, and California relocators comparing it favorably to Sacramento neighborhoods on lot size and tax savings.
Daily life revolves around the US-395 corridor: grocery, dining, and school runs in Gardnerville or Minden, a 15-minute commute north to Carson City for state-government or healthcare jobs, and weekend recreation on the East Fork Carson River, at Lampe Park, or a 35-minute drive to South Lake Tahoe — most of the valley inside a 20-minute drive.
Heybourne Meadows sits within Gardnerville (ZIP 89460) in Douglas County, Carson Valley, Nevada — at roughly 4,700 ft elevation on the valley floor south of Gardnerville's town center. US-395 is the main artery, connecting residents to Carson City 15 minutes north, Minden 5 minutes north, and Reno 45 minutes north via I-580.
Median, active-listing and days-on-market tiles: NREG analysis of NNRMLS data via Repliers, as of October 29, 2026.
According to the U.S. Census Bureau, the tiles below compare housing and population figures for Heybourne Meadows and its surrounding area with the wider county. Each tile's label names the area it covers.
These are housing and population counts only. We don't describe who lives in a neighborhood or suggest which buyers it suits. Compare homes by their features, location, HOA terms and total cost, and use the Census source for the full tables.
Source: U.S. Census Bureau ACS 2020–2024 5-year estimates (ZIP 89460) and Vintage 2025 population estimates (Douglas County) · Updated
POPULATION & GROWTH
ZIP 89460 — the Gardnerville-Ranchos and Heybourne Meadows corridor — has grown steadily as California and Reno buyers sought value-priced Carson Valley homes.
Growth in the 89460 ZIP has been steady and California-driven. Gardnerville Ranchos and Heybourne Meadows absorb the bulk of family and retiree in-migration at the value end of the market. Resale turnover in established subdivisions like Heybourne Meadows keeps inventory tight and supports values.
Sources: U.S. Census Bureau (decennial counts) and U.S. Census Bureau ACS 2020–2024. ZIP 89460: 2010 and 2020 are decennial Census counts; the last bar is the ACS 2020–2024 5-year estimate. Last updated September 2026.
REPORTED MARKET SERIES
Median sold price, days on market, and active inventory from Northern Nevada Regional MLS data, updated monthly. Heybourne Meadows homes in ZIP 89460 have held near a $540K–$560K median while the broader Gardnerville market closes roughly 30–35 homes per month.
Median Sold Price
+2.5% YoY (May 2025 → May 2026)
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Days on Market
36 → 42 days YoY
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
Active Listings
~12–18 typical range, seasonal winter low
Source: NREG analysis of Northern Nevada Regional MLS data via Repliers
HOMES GOING FAST
Market Competitiveness
Heybourne Meadows is moderately competitive — well-priced move-in-ready homes at $480K–$560K go under contract in roughly three to five weeks per Northern Nevada Regional MLS data. Updated homes with Sierra views attract multiple-offer situations; homes needing work or priced above $600K move on a longer timeline.
Compare individual homes by the features, services, and total ownership costs that matter to you. The points below can help structure your property research before you make an offer.
Ready to explore homes in Heybourne Meadows? Our team knows every active listing, upcoming resale, and builder option across the Gardnerville market.
Start Your Home SearchNeighborhood Comparison
A side-by-side comparison of Heybourne Meadows against its four closest Gardnerville neighbors — median price, days on market, inventory, and lifestyle fit — using active-listing data refreshed monthly via NREG’s MLS analysis and NNRMLS. Prices span $530K in Gardnerville Ranchos to $1.2M in Sierra Country Estates across less than 10 miles of Carson Valley.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Heybourne Meadows | $550,000 | ~$290 | 42 | 15 | Family · Value · Newer Homes |
| Gardnerville Ranchos | $530,000 | ~$280 | 38 | 52 | Affordable · Family · Largest Lots |
| Chichester Estates | $640,000 | ~$305 | 40 | 18 | Established · Mid-Market · Family |
| Sterling Ranch Estates | $720,000 | ~$315 | 48 | 14 | New Construction · Move-Up |
| Sierra Country Estates | $1,150,000 | ~$360 | 70 | 9 | Gated · Luxury · Acreage |
Source: NREG’s MLS analysis and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales. Updated daily via Repliers IDX.
Neighborhood Deep Dive
Submarket 1
A newer family subdivision in Gardnerville offering updated single-family homes at a value median of $550K with Sierra and Pine Nut Mountain views. Low HOA, Douglas County schools, and a 15-minute Carson City commute make it a go-to for first-time buyers and California relocators.
Browse Heybourne Meadows homes →Submarket 2
Gardnerville's largest and most affordable neighborhood — a sprawling community of single-family homes on generous lots, often with no HOA and the valley's lowest per-square-foot pricing.
Browse Gardnerville Ranchos homes →Submarket 3
An established mid-market neighborhood with mature trees and larger lots — popular with move-up families and retirees who want a settled community near Main Street.
Browse Chichester Estates homes →Submarket 4
A newer move-up community with larger homes, view lots, and active new construction from regional and national builders — popular with remote workers and families wanting energy-efficient newer homes.
Browse Sterling Ranch Estates homes →Submarket 5
Gardnerville's gated luxury enclave — custom view estates on acreage parcels beneath the Sierra crest, with staffed entry and large lots for privacy and Sierra scenery.
Browse Sierra Country Estates homes →Submarket 6
A rural acreage corridor east of Gardnerville prized for horse property and large parcels — wells, septic, and barns on multi-acre lots with sweeping valley and Sierra views. A favorite of equestrians and buyers who want true acreage at a Carson Valley price.
Browse Johnson Lane (Acreage & Horse Property) homes →Heybourne Meadows sits on the south side of Gardnerville (ZIP 89460), flanked by Gardnerville Ranchos to the south and Chichester Estates to the north. The subdivision is minutes from the US-395 corridor, Lampe Park, and Douglas County schools — with Sierra views to the west and Pine Nut Mountains to the east.
STILL DECIDING?
BY ZIP CODE
Heybourne Meadows falls in ZIP 89460 — the Gardnerville Ranchos and south-Gardnerville corridor that anchors the most affordable end of the Douglas County market. The table compares the four primary Gardnerville-area ZIPs by median price, DOM, and inventory per Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89460 | Heybourne Meadows · Gardnerville Ranchos · south Gardnerville | $530K | ~$285 | 38 | 95 | +2.6% |
| 89410 | Gardnerville town center · Chichester Estates | $625K | ~$310 | 44 | 55 | +2.9% |
| 89423 | Minden · Sterling Ranch Estates · west valley | $650K | ~$315 | 46 | 40 | +3.0% |
| 89411 | Genoa · foothill · historic district | $850K | ~$340 | 60 | 15 | +3.4% |
Source: NREG’s MLS analysis and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025. ZIP boundaries per Douglas County GIS.
New Construction
Heybourne Meadows is an established subdivision with limited new construction — most homes are resales. For new builds near Heybourne Meadows, buyers look to Sterling Ranch Estates and outlying Gardnerville phases. The builders below are active in Gardnerville and the broader Carson Valley.
Family & Mid-Market
Everything's Included pricing
First-Time & Family
Customizable Personal Plans
Value & First-Time
America's largest builder
Family & Move-Up
Northern Nevada regional builder
Luxury & Semi-Custom
Luxury production + semi-custom
Move-Up & 55+
Amenity-focused planning
Custom & Acreage
View and acreage custom homes
Outdoor Recreation
Heybourne Meadows sits in the heart of the Carson Valley's four-season outdoor amenity belt. The Douglas County maintains Lampe Park and Carson Valley trail infrastructure, with the East Fork Carson River minutes away and South Lake Tahoe 35 minutes west over Kingsbury Grade — all accessible through 250+ days of annual Carson Valley sunshine.
GARDNERVILLE
A blue-ribbon trout fishery running through the Carson Valley — riverside trails, whitewater, and fishing minutes from Heybourne Meadows.
GARDNERVILLE
The valley's flagship community park — ballfields, trails, picnic areas, and the Douglas County fairgrounds, a short drive from the neighborhood.
35 MIN W
North America's largest alpine lake — sandy South Lake beaches in summer and Heavenly ski resort at Stateline in winter, 35 minutes over Kingsbury Grade.
40 MIN
The largest ski resort at Lake Tahoe — deep Sierra snow and lake-view runs within 40 minutes of Heybourne Meadows via Kingsbury Grade.
15 MIN NW
Nevada's oldest settlement at the foot of the Sierra — historic Main Street, the Genoa Bar, and trailheads into the Carson Range.
10 MIN
Public championship golf along the Carson River with eastern Sierra views — one of several valley courses within a short drive of Heybourne Meadows.
45 MIN
Alpine meadows and Sierra trails along SR-88 — wildflower hikes in summer and Nordic skiing in winter, under an hour west.
25 MIN S
High-desert reservoir on the Nevada-California line — trout fishing, boating, and quiet shoreline access south of Gardnerville on US-395.
The Heybourne Meadows Lifestyle
Three Carson Valley experiences within 40 minutes: a morning fishing the East Fork Carson River or exploring Lampe Park per the Douglas County, an afternoon skiing Heavenly or hiking at Genoa, and dinner at a Gardnerville Main Street restaurant — one Saturday, from the valley floor to the Sierra and back.
THIS WEEKEND'S OPEN HOUSES
Most Gardnerville sellers schedule weekend open houses on Saturday and Sunday — the freshest list lands Thursday or Friday. With only 12–18 active listings in and near Heybourne Meadows at any time, setting up instant alerts to be notified the moment a home lists an open house puts you ahead of buyers checking portals weekly.
Budget around the specific home, not a community average. Before you compare the cost of a move to Heybourne Meadows, get these in writing:
The full step-by-step relocation checklist, from timeline to first-week setup, is in one place.
Open the relocation guideECONOMY & JOBS
Heybourne Meadows residents benefit from the Carson Valley's diversified job base. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment was 3.9% in July 2026 (BLS, preliminary). Carson City, the state capital 15 minutes north, is the dominant job center — supplying government, healthcare, retail, and education employment within an easy daily commute from the neighborhood.
Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau. Last updated June 2026.
CITY COMPARISON
Comparing Heybourne Meadows against its closest alternative (Gardnerville Ranchos), the nearest large job center (Carson City), and the origin market most buyers are leaving (San Francisco Bay Area). Sources are NREG’s MLS analysis, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Heybourne Meadows | Gardnerville Ranchos | Carson City | SF Bay Area |
|---|---|---|---|---|
| Median List Price | $550K | $530K | $525K | $1.3M–$1.6M |
| Price / Sq Ft | ~$290 | ~$280 | ~$305 | $700+ |
| Days on Market | 42 | 38 | 40 | 20 |
| Typical HOA | $30–$90/mo | Often $0 | $30–$120/mo | $200–$600/mo |
| State Income Tax | None | None | None | Up to 13.3% |
| To Carson City | 15 min | 20 min | Local | 3+ hrs |
| To Lake Tahoe | 35 min | 45 min | 30 min | 3+ hrs |
| Home Type | Newer SFR sub | Older/larger lot | Mixed urban | Mixed urban/sub |
| New Construction | Limited resale | Limited resale | Moderate | Very Low |
| Best For | Newer homes · Value | Largest lots · Lowest price | Jobs · Services | Coastal access (high cost) |
Sources: NREG’s analysis of NNRMLS data, U.S. Census ACS. Last updated June 2026.
Build a property-specific budget using a lender quote, the parcel tax estimate, insurance quotes and association documents. The starting amounts below are editable illustrations, not current local rates or verified fees. Compare the result with your Loan Estimate, and budget separately for maintenance, utilities and closing costs.
Inputs are assumptions, not a loan offer, insurance quote or parcel tax calculation. This simplified fixed-rate example applies the selected PMI rate below 20% down; actual mortgage-insurance eligibility, cost and cancellation depend on the loan. Maintenance, utilities, closing costs and special assessments are additional. Review the CFPB housing budget guide and confirm amounts with the relevant providers.
BUYING AND RENTING
Compare actual homes that meet the same needs over your expected time in the area. A purchase price and an advertised rent alone do not establish which option costs less. Use current quotes and separate monthly cash flow, upfront cash, and the amount you might recover when moving.
Start with the down payment, lender and closing charges, and any immediate repairs. Add principal and interest, property taxes, insurance, mortgage insurance where applicable, association dues, utilities and ongoing maintenance. Identify expenses paid outside escrow so they are included in your household budget.
For a later sale, model the remaining loan balance and selling expenses. Appreciation is uncertain; compare unchanged-price and lower-price cases as well as any growth assumption. Principal repayment builds an ownership interest, but that does not guarantee a profit or make every cash payment recoverable.
Use an actual lease offer and confirm the term, deposit, renewal provisions, parking, pet charges, utilities and renter's insurance. Record which maintenance services are included and any costs or restrictions associated with an early move. An advertised starting rent may not include every required charge.
Keep the comparison consistent: use the same time period, household needs and moving assumptions. Include the cash that remains available when a down payment is not used, without assuming a guaranteed investment return. Your need for flexibility and responsibility for repairs also matter alongside the financial figures.
There is no verified community-wide holding period or five-year equity gain shown here. Ask your lender to explain financing assumptions and have a tax professional assess any claimed tax benefit for your circumstances. Keep a copy of the quotes and dates so you can update the comparison before making an offer.
PROPERTY-SPECIFIC ASSOCIATION COSTS
A community name does not establish a property's current dues or all the associations that govern it. Obtain the applicable resale package, budget and governing documents for the exact address. Confirm the effective date and payment frequency of each fee with the association or its manager.
Identify master and sub-association dues separately. Check whether utilities, exterior maintenance, insurance, amenities or club access are included, optional or billed separately. A listing's monthly figure may omit a quarterly or annual charge, and an advertised amenity does not establish membership rights.
Ask about transfer, document, capital-contribution and other transaction fees, as well as approved or proposed assessments. Confirm who pays each item under the contract. Review available reserve and budget information; historical dues are not a guarantee of future charges.
Verify the actual rules for leasing, pets, parking, property changes and amenity access. Age restrictions and gate staffing require their own current documentation. Do not assume neighboring subdivisions or similarly named communities have identical rules, services or fees.
COMMUTE & TRANSPORTATION
US-395 is the primary artery from Heybourne Meadows — putting Carson City to the north and Reno and South Lake Tahoe within a short drive. Most residents drive; Gardnerville is a rural, car-oriented community with mean commutes near 20–25 minutes to Carson City per U.S. Census ACS data — well below the Bay Area averages most relocators leave behind.
Drive times are typical off-peak estimates for the route named; check live traffic before you rely on one.
Quick Answer
Most Heybourne Meadows purchases close in 30 to 45 days from accepted offer to keys. Cash offers can settle in 7–14 days; conventional, FHA, or VA financing typically runs 30–45 days. Jumbo loans above $833K can run 5–10 days longer. Nevada closes through escrow companies — Heybourne Meadows is on municipal utilities, so no well-and-septic delays apply.
Quick Answer
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down, and VA has no formal floor though most lenders look for 620. Most Heybourne Meadows homes fall under the $833K conforming-loan limit, so jumbo financing is rarely needed — but if you're stepping up to $650K+, ensure a 680+ score for the best conventional rates. The spread between a 640 and 760 credit score can exceed $250/month on a $697K Heybourne Meadows purchase at current rates.
Heybourne Meadows FAQ — 16 Answers
The median asking price in Heybourne Meadows runs about $696,500 per NREG’s analysis of NNRMLS data and Northern Nevada Regional MLS data, at roughly $290 per square foot. Entry-level homes start near $450K for smaller floor plans on standard lots, while larger, updated homes with Sierra or Pine Nut Mountain views push to $620K–$650K and above.
Heybourne Meadows is a residential subdivision within Gardnerville (ZIP 89460) in Douglas County, Carson Valley, Nevada. It sits on the south side of Gardnerville close to the US-395 corridor, giving residents quick access to Gardnerville and Minden town services, the Douglas County School District campuses, and Lampe Park — with Sierra views to the west and Pine Nut Mountain views to the east.
Heybourne Meadows offers single-family homes — a mix of newer builds and updated resales on comfortable suburban lots. Most homes are ranch or two-story plans built from the 1990s through the 2010s, with attached two-car garages, modern kitchens, and Sierra or valley views. Floor plans typically run 1,400–2,400 sq ft, priced from around $450K to $650K+, depending on updates and lot size.
Property taxes in Heybourne Meadows run low by national standards. Nevada's effective rate is roughly 0.5–0.7% of market value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.4723 once the owner claims it (homes that are not owner-occupied get a cap of up to 8%). The Douglas County Assessor sets taxable value at 35% of full cash value, so on a $697K Heybourne Meadows home the annual bill typically runs $2,790–$3,100. Zero Nevada state income tax adds further long-term savings.
Heybourne Meadows carries a low HOA typical of established Carson Valley subdivisions — dues generally run about $30–$90 per month, covering common-area maintenance and neighborhood standards. Some parcels at the subdivision's edges have no HOA at all. Always confirm the exact dues, CC&Rs, transfer fees, and any special-assessment balance in escrow before writing an offer.
Heybourne Meadows falls within the Douglas County School District, one of Northern Nevada's better-rated rural districts. Elementary feeders include Gardnerville Elementary and Scarselli Elementary (both near the subdivision). Carson Valley Middle School serves grades 6-8, and Douglas High School — rated 8/10 on GreatSchools — is the valley's top public high school. Private options include Sierra Lutheran School in Minden.
From Heybourne Meadows: Carson City is about 15 minutes north via US-395, making it the shortest commute to the state capital's government and healthcare jobs. Reno is roughly 45 minutes north on US-395 and I-580. South Lake Tahoe is about 35 minutes west over Kingsbury Grade (NV-207). Minden-Tahoe Airport for general aviation is about 10 minutes. Reno-Tahoe International Airport is about 55–60 minutes.
Daily life in Heybourne Meadows is quiet and suburban: most errands run along the US-395 corridor in Gardnerville and Minden, Carson City's shopping and services are 15 minutes north, and outdoor recreation on the East Fork Carson River and in the Sierra begins within a short drive. Weekend options include Lampe Park, the Carson Valley Golf Course, Genoa's historic district, and South Lake Tahoe — all within 35–45 minutes.
Heybourne Meadows homes typically go under contract in about 56 days from list to accepted offer per Northern Nevada Regional MLS data — moderately competitive within the Gardnerville market. Well-priced, move-in-ready homes at $480K–$560K attract the most interest and can go pending in three to four weeks, while homes above $600K or in need of updating move on a longer timeline.
The savings are substantial. Nevada levies no personal income tax — California's top rate is 13.3% per the California Franchise Tax Board. A household earning $200,000 saves roughly $12,000–$26,000 annually in state income taxes alone. Nevada also charges no tax on Social Security, pension income, or investment income, a meaningful advantage for retirees. Combined with the 3% property-tax cap under NRS 361.4723, Heybourne Meadows's carrying costs stay low long-term.
Heybourne Meadows itself is an established subdivision with limited new construction — most homes are resales. For brand-new construction in the Gardnerville area, buyers look to Sterling Ranch Estates and custom valley parcels. KB Home, Lennar, and D.R. Horton offer new family homes from the high $400Ks in surrounding Gardnerville phases, and some Heybourne Meadows sellers have recently updated interiors to near-new standards.
Single-family rentals in and around Heybourne Meadows typically run $1,900–$2,600 per month (a rough NREG estimate; check current lease listings), with larger updated homes near the top of that band. Vacancy is tight across the Carson Valley as retiree and remote-worker in-migration sustains demand, making Heybourne Meadows a reasonable buy-and-hold option for investors who want lower acquisition costs than Reno or Tahoe.
Before buying in Heybourne Meadows, get pre-approved, then budget for inspections, an appraisal, and roughly 2–3% in closing costs. Nevada closes through escrow companies in 30–45 days. Confirm the HOA dues, CC&Rs, and any special-assessment balance. Some older homes in the subdivision may need HVAC or roof updates — a thorough inspection is worth the few hundred dollars. An agent who knows Douglas County subdivision nuances can flag utility and parcel issues before they become surprises.
Most Heybourne Meadows buyers put down 3% to 20%. Conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% with a 580+ credit score, and VA loans require 0% down for eligible veterans and active-duty service members. On a $697K Heybourne Meadows home, plan for roughly $20,900 (3%) to $139,300 (20%). Buyers under 20% should budget for monthly PMI of $120–$340; most Heybourne Meadows homes fall under the $833K conforming-loan limit.
For many California buyers, yes. Heybourne Meadows delivers Nevada's zero state income tax versus Sacramento's California up-to-13.3% rate per the California Franchise Tax Board, larger suburban lots than comparable Sacramento neighborhoods, South Lake Tahoe 35 minutes away, and a quieter pace at a similar or lower median price. Sacramento has more jobs and urban amenities, but Heybourne Meadows's tax advantage, mountain views, and Tahoe proximity tip the balance for retirees and remote workers comparing the two.
Yes — Nevada Real Estate Group specializes in Carson Valley and Gardnerville real estate, including Heybourne Meadows. Our agents know every active listing, upcoming resale, and builder phase in the area and can arrange in-person or virtual tours, negotiate on your behalf, and coordinate Douglas County escrow from offer to keys. Call us at (775) 277-2120 or start your search online to get matched with a Heybourne Meadows specialist today.
Updated October 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
Beyond the core questions above, these are the queries Heybourne Meadows buyers actually type into Google and AI assistants — answered with specifics you can verify: school ratings from U.S. Census, prices from NREG’s analysis of NNRMLS data and NNRMLS, and drive times from actual Gardnerville geography.
Yes — Heybourne Meadows is a quiet, well-maintained residential subdivision in Gardnerville with newer and updated homes priced $450K–$650K+, Douglas County schools led by Douglas High School (8/10 GreatSchools), and low crime typical of a rural Nevada community. Sierra and Pine Nut Mountain views, 15-minute access to Carson City, and South Lake Tahoe 35 minutes away make it a strong choice for families and retirees.
Heybourne Meadows is in ZIP code 89460, the south Gardnerville and Gardnerville Ranchos corridor in Douglas County, Nevada. ZIP 89460 covers most of the south Gardnerville residential area and anchors the most affordable end of the Douglas County housing market.
It depends on priorities. Heybourne Meadows has newer and more updated homes and slightly higher median prices ($697K vs $530K); Gardnerville Ranchos has larger lots and the broadest selection, often with no HOA. For buyers prioritizing newer construction and a more homogeneous neighborhood feel, Heybourne Meadows wins; for buyers prioritizing lot size and the lowest per-square-foot cost, Gardnerville Ranchos is the better fit.
Heybourne Meadows is close to US-395 corridor shopping and services in Gardnerville, Lampe Park, Carson Valley schools, and the East Fork Carson River. Carson City is 15 minutes north, South Lake Tahoe is 35 minutes west over Kingsbury Grade, Minden is 5–8 minutes north, and Genoa is about 18 minutes northwest. Reno-Tahoe International Airport is about 55 minutes.
Yes — Heybourne Meadows carries a low HOA of about $30–$90 per month, covering common-area maintenance and neighborhood standards. This is one of the lower HOA tiers in the Gardnerville market; gated Sterling Ranch Estates runs $80–$150 and Sierra Country Estates runs $150–$350. Always confirm the exact dues, transfer fees, and special-assessment balance in escrow.
Heybourne Meadows homes typically list in the $450,000–$650,000+ range per NREG’s analysis of NNRMLS data and Northern Nevada Regional MLS data, with a median near $696,500 as of October 2026. Smaller or older resales start near $450K; larger updated homes with Sierra views or recent full renovations push to $620K–$650K. Price per square foot runs roughly $285–$295.
From Heybourne Meadows, take US-395 north through Gardnerville and Minden, then turn west on NV-207 (Kingsbury Grade) to descend into South Lake Tahoe and Stateline — roughly 35 minutes in normal conditions. Winter snow on Kingsbury Grade is plowed promptly but chains or AWD/4WD may be required during heavy snowfall.
Yes — Nevada Real Estate Group serves all of Gardnerville and the Carson Valley, including Heybourne Meadows. Our agents specialize in Douglas County subdivisions, HOA nuances, and the full Gardnerville market from Gardnerville Ranchos through Sierra Country Estates. Call (775) 277-2120 or search online to get matched with a Heybourne Meadows specialist today.
WHY NEVADA REAL ESTATE GROUP
Direct builder relationships, the largest agent team in the state, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents serve buyers and sellers statewide — from the Las Vegas valley to the Carson Valley — and that depth is why the team ranks #1 in Nevada and #44 in the nation.
WORK WITH THE BEST
Tell the team about your preferred area, budget, timing and property requirements. Ask about representation and the records needed to evaluate a particular home. Review current listings, comparable sales and the written terms of any services before deciding how to proceed. Contacting the team does not guarantee a purchase, sale price or response deadline.
NEARBY COMMUNITIES
Compare Heybourne Meadows with neighboring Gardnerville subdivisions and Carson Valley communities. Each card pairs the drive time with price positioning — from Gardnerville Ranchos at $530K and 5 minutes south to Sierra Country Estates at $1.15M and 10 minutes north — so you can judge which neighborhood delivers more home for your budget.
More Gardnerville communities
Shopping the whole city? Browse all Gardnerville homes for sale — live MLS listings updated daily.
A–Z INDEX
Heybourne Meadows sits within the broader Gardnerville market — these neighboring subdivisions and communities offer different price points, lot sizes, and lifestyle fits across the Carson Valley. Prices range from $530K in Gardnerville Ranchos to $1.15M in Sierra Country Estates; Douglas County School District campuses serve most of the valley.
KEEP LEARNING
These guides extend the research most Heybourne Meadows buyers do next — comparing Gardnerville and Carson City, understanding Douglas County schools, and weighing a California-to-Nevada move. Each is written by our team from primary NREG’s MLS analysis, NNRMLS, and U.S. Census government data, updated June 2026.
GUIDE
The full Gardnerville city guide — all neighborhoods, schools, market stats, and everything that differentiates the Carson Valley's largest community.
Read →GUIDE
The full state-capital city guide — neighborhoods, schools, market trends, and the 15-minute commute relationship with Heybourne Meadows.
Read →MARKET REPORT
Northern Nevada market data, neighborhood comparisons, and every regional community page in one place.
Read →RELOCATION GUIDE
Taxes, cost of living, and neighborhoods across Northern Nevada and the Carson Valley.
Read →LIVING GUIDE
The nearby capital-city living guide — jobs, cost, and lifestyle.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The organizations below — from the U.S. Census Bureau to the NREG’s analysis of NNRMLS data — supply the underlying data; follow any link to verify a figure or pull deeper detail.
Methodology: Listing counts, prices and days on market are NREG's analysis of Northern Nevada Regional MLS data received through the Repliers feed; this page refreshes them about once a day, and each market figure carries its date or window. Census and BLS figures are the published vintage named beside them and change only when the agency releases new estimates. Confirm details for a specific home with its listing and the responsible agency.
Updated: October 2026 · Next update: November 15