Acreage & Horse Buyers
- Calvada Valley and Homestead-corridor parcels
- Zoning broadly allows animals and outbuildings
- Flat, fenceable one-acre-plus lots
- No HOA on most parcels
Pahrump, Nevada
Pahrump Homes For Sale
Nevada's #1 team for Pahrump real estate. Search homes for sale across the Pahrump Valley — Mountain Falls, Calvada Valley, Burson Ranch, horse property, and one-acre-plus homesteads 60 minutes west of Las Vegas.
MEDIAN LIST PRICE
$349K
LVR / GLVAR via Repliers, as of September 8, 2026
DAYS ON MARKET
47
LVR / GLVAR via Repliers, as of September 8, 2026
TYPICAL LOT SIZE
1+ acre
Nye County Assessor parcel data
RESIDENTS
~45,000
U.S. Census QuickFacts
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 11, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Pahrump at a Glance?
Pahrump is Nye County’s largest community — roughly 45,000 residents in an acreage-lot valley 60 minutes west of Las Vegas per the U.S. Census Bureau — with a median list price near $322,000 and homes going under contract in about 40 days per Las Vegas REALTORS. The five takeaways below distill what those numbers mean.
- Population: about 45,000 residents across the Pahrump Valley — Nevada’s largest unincorporated town, governed by Nye County.
- Median list price: $349,000 (September 2026) — roughly 32% below the Las Vegas median, with one-acre-plus lots the standard.
- Best for: retirees, horse and acreage buyers, remote workers, value-driven first-timers, and Las Vegas households cashing equity into land.
- Top neighborhoods: Mountain Falls for golf and HOA streets; Calvada Valley for acreage; Burson Ranch and Artesia for newer builds; Desert Greens for 55+.
- Why people move here: land, quiet, dark skies, no HOA on most parcels, and a real-volume market — about 670 closings a year.
Last updated September 2026 · Sources: LVR, U.S. Census, Nye County
Where Can I Find Pahrump Homes for Sale?
Pahrump listed about 620 active homes priced above $100K in September 2026 according to Las Vegas REALTORS MLS data — the feed below excludes land-only parcels. The eight newest listings appear here, refreshed throughout the day, and every GLVAR-fed Pahrump property is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Pahrump Homes Sell in Each Price Range?
The Pahrump median list price sits at $349,000 per Las Vegas REALTORS September 2026 MLS data, with two-thirds of inventory under $400K. Each card below shows approximate active-listing counts by price range — homes only, $100K-plus, excluding raw land — so you can gauge real competition in your budget.
Browse Pahrump Listings
How Can You Find a Pahrump Home by Type, Lifestyle & Price?
Pahrump’s roughly 620 active home listings split across acreage neighborhoods like Calvada Valley, the Mountain Falls golf master plan, and newer tracts like Burson Ranch — plus the property types, price bands, and lifestyle filters below, each opening our live MLS search pre-filtered, with counts updated daily from Las Vegas REALTORS data.
Which Pahrump Neighborhoods Should You Explore?
Tap a neighborhood to open a pre-filtered live search. Dedicated neighborhood pages are coming online — until then, our agents can walk you through any of these areas street by street.
Golf · HOA · Master Plan
Mountain Falls
Acreage · No HOA · HorsesCalvada Valley
New Construction · D.R. HortonBurson Ranch
Newer Tracts · Light HOAArtesia
55+ · Gated · Golf CartDesert Greens
Established · CentralComstock Park
Largest Lots · ValueNorth Pahrump (89060)
Newer Subdivisions · ViewsSoutheast Pahrump (89061)
By Price Range
Updated daily · 845 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Pahrump Listings First?
Custom alerts by neighborhood, price, acreage, beds, and home features — no spam, unsubscribe anytime. With well-priced Pahrump homes going under contract in a median 40 days per Las Vegas REALTORS, buyers who see new listings within hours hold a real edge over buyers checking portals weekly.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
Create your alert
School planning
Check schools for your address
Before choosing a home, request address-specific school assignments for the intended school year from the district. Confirm grade levels, program eligibility, enrollment requirements and any boundary changes. Use the exact property address, including any unit number, and ask the district to confirm the assignment before making a purchase decision.
Find your school district · View Nevada Report Card
Compare each school’s programs and published results for the same reporting year. Proximity to a school does not guarantee admission; contact charter, magnet and private schools about their application and enrollment requirements.
CRIME DATA
Review reported crime for the area
Where to start
Review reports from the law-enforcement agency serving the address. Check the reporting period, area covered, offense definitions and completeness before comparing locations. When requesting local information, provide the property address and ask which agency and geographic boundary each report represents, along with any known reporting gaps.
Understand what the reports cover
The FBI publishes crime and law-enforcement statistics through its Crime Data Explorer. Its guidance cautions against using crime totals alone to rank communities: reporting practices and local conditions affect comparisons.
A citywide statistic does not establish conditions at a particular home. Ask the local agency about current reports for the area and gaps in the available data. Missing records do not mean zero crime, and a gated entrance does not establish a safety rating.
FBI crime data resources · FBI guidance on comparing communities
Living In
What's It Like Living in Pahrump, NV?
The Answer
Pahrump offers what the Las Vegas Valley can’t: one-acre-plus lots, horse privileges, dark skies, and a median price around $322,000 — roughly $154,000 below Las Vegas. Nye County governs the unincorporated town, wells and septic are common, and the trade-off is a 60-minute commute over Mountain Springs pass.
What is Pahrump known for?
Pahrump is known for affordable acreage living, horse property, the Mountain Falls golf community, Pahrump Valley Winery, and its position as the gateway between Las Vegas and Death Valley National Park.
Who should live in Pahrump?
Pahrump fits retirees stretching fixed incomes onto acre lots, horse and hobby-shop owners, remote workers who want quiet, and value buyers priced out of valley master plans.
What is daily life like?
Daily life runs at small-town pace: errands along the Highway 160 corridor, school runs inside the valley, weekend golf or desert rides, and Las Vegas an hour east when you want it.
Location
Where Is Pahrump
Pahrump fills a high-desert valley in Nye County at about 2,700 feet elevation, 60 miles west of Las Vegas via SR-160 over Mountain Springs pass, with the Spring Mountains to the east and Death Valley to the west.
SW Las Vegas
60
Min
The Strip
70
Min
Airport
75
Min
Death Valley
60
Min
Mt Charleston
50
Min
Pahrump
At a Glance$349,000
Median List Price
845
Active Listings
~$185
Price / Sq Ft
47
Days on Market
- Population
- ~45,000
- County
- Nye (not Clark)
- Elevation
- ~2,700 ft
- Settled
- 1870s ranching; boomed 1990s–2000s
- Typical Lot
- 1+ acre
- Golf Courses
- 2 (Mountain Falls, Lakeview)
- Sunshine
- ~290 days/year
- Schools
- Nye County School District
- Hospital
- Desert View Hospital
- Water
- Wells/septic common; verify rights
- HOA Norm
- None on most parcels
- Distance to Las Vegas
- 60 min via SR-160
Quick Answer
Is Pahrump a good place to live?
Yes — for the right buyer. Pahrump delivers what the Las Vegas Valley structurally cannot: one-acre-plus lots at a $322K median, no HOA on most parcels, horse privileges, dark skies, and a genuine small-town pace, with roughly 45,000 residents per U.S. Census QuickFacts. The honest trade-offs are a 60-minute commute over Mountain Springs pass, modest school ratings, and thinner healthcare and retail than the valley.
Source: U.S. Census Bureau
DEMOGRAPHICS
Who Lives in Pahrump?
According to the U.S. Census Bureau, Pahrump holds roughly 45,000 residents with a median household income near $52,000 — below the Clark County median of $74,007, balanced by far lower housing costs. It’s an older community, median age around 54, and nearly four in five households own their homes.
That owner-occupancy rate — among the highest of any large Nevada community — reflects the valley’s retirement draw and its land-first culture: people come to Pahrump to own ground, not to rent it.
~45,000
vs Clark Co 2,370,114
~$52,000
vs Clark Co $74,007
~54
vs Clark Co 38
~$280K
vs Clark Co $391K
~78%
vs Clark Co 59%
~13%
vs Clark Co 29%
~21%
vs Clark Co 27%
2.4
vs Clark Co 2.6
Source: U.S. Census Bureau QuickFacts & ACS estimates (Pahrump CDP) · Updated
POPULATION & GROWTH
How Fast Is Pahrump Growing?
Pahrump has grown from a farming valley of fewer than 25,000 people in 2000 to roughly 45,000 today per U.S. Census estimates — steady, retirement-driven growth that continues as Las Vegas prices push value buyers west over the pass toward affordable acreage.
~45,000Residents (2024 est., Census)
+23%Growth 2010 → 2020 (Census)
~50,000Projected by 2030
Population trajectory, 2000–2030 (projected)
Growth here is organic rather than master-planned: individual builds on existing Calvada-era parcels, D.R. Horton phases at Burson Ranch, and new Mountain Falls releases. Because the valley was subdivided decades ago into tens of thousands of acre-plus lots, Pahrump can absorb growth without rezoning fights — the constraint to watch is water, governed by Nye County and state engineers in the heavily appropriated Pahrump basin.
Sources: U.S. Census Bureau and Nye County. Historical figures are Census decennial/ACS estimates; projection is an NREG trend extension, not an official forecast. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Pahrump Real Estate Market Trending?
Median sold price, days on market, and monthly closed sales from Las Vegas REALTORS MLS data, updated monthly. Pahrump is a genuine volume market — roughly 670 homes close yearly — with twelve-month medians ranging $294K to $362K; the three charts below show the past twelve months.
Median Sold Price
12-mo range $294K–$362K · avg ~$316K
vs September 2025
Source: Las Vegas REALTORS
Days on Market
26–57 day monthly range, median 40
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~56 monthly average, peak 88 in Jan 2026
Source: Las Vegas REALTORS
The long view: Pahrump's median sold price rose 180% between 2015 ($119,950) and 2024 ($335,490), across 7,903 recorded closings — Greater Las Vegas Association of REALTORS (GLVAR) MLS records via Repliers.
47
MEDIAN DAYS ON MARKET
$349K
MEDIAN LIST PRICE
845
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
A REAL VOLUME MARKET
Get matched with a
Pahrump specialist.
Market Competitiveness
How competitive is Pahrump right now?
Pahrump is a balanced market — well-priced homes go under contract in about 40 days per Las Vegas REALTORS data, slower than the valley’s 20-day pace but with real volume behind it. Turn-key homes under $350K move fastest; acreage, horse setups, and unique builds take longer to match their buyer.
45Balanced Market
- 40 daysMedian days on market
- 26–57Monthly DOM range (12 mo)
- ~$185Approx. price per sq ft
- 620Active listings (June 2026)
Is Pahrump Right for You?
Who Should Buy a Home in Pahrump?
Pahrump isn’t one-size-fits-all — it spans $150K manufactured homes on an acre to $700K-plus Mountain Falls golf estates and full horse ranches. Six buyer profiles below match lifestyles to specific neighborhoods, followed by the honest pros and trade-offs our team walks every client through before they commit.
Which Pahrump Neighborhoods Fit Your Buyer Type?
Active Retirees
- Desert Greens 55+ gated community
- Single-level homes dominate inventory
- Nevada taxes no retirement income
- Desert View Hospital in-valley; specialists in Las Vegas
First-Time & Value Buyers
- $322K median — 32% under Las Vegas
- USDA 0%-down eligibility across much of the valley
- FHA/VA friendly price points
- Real inventory: 620 active homes
Remote Workers
- Acreage offices and shops for the same money as a valley condo
- Fiber and fixed-wireless expanding along the 160 corridor
- Las Vegas an hour away when needed
- Dark skies and quiet by default
Golf & Master-Plan Buyers
- Mountain Falls — the valley’s lone HOA master plan
- Championship 18 plus clubhouse dining
- Newer construction with maintained streetscapes
- Mid-$300Ks to $650K+
Las Vegas Equity Movers
- Sell a $476K valley median, buy at $322K
- Bank the spread or upgrade to acreage
- Keep valley jobs — 60-minute commute
- Our team handles both sides of the move
Best Fit For
- Retirees on fixed incomes — low entry prices, capped property taxes, no state income tax, and single-level homes on flat lots.
- Horse and animal owners — the de facto horse-property capital of Southern Nevada — acreage, zoning, and a community that rides.
- Workshop, RV, and toy owners — no HOA on most parcels means shops, hauler parking, and projects without permission slips.
- Remote workers — acreage and quiet for condo money, with Las Vegas an hour east for flights and clients.
- Value-driven first-time buyers — USDA 0%-down eligibility plus a $322K median put ownership in reach years earlier than the valley.
- Las Vegas equity movers — cash out a valley home, buy the Pahrump equivalent for less, and keep the difference.
Ready to explore homes in Pahrump? Our team knows the valley’s neighborhoods, well-and-septic diligence, and every builder release firsthand.
Start Your Home SearchPros
- Median list price of $322,240 — roughly 32% below Las Vegas per Las Vegas REALTORS data
- One-acre-plus lots as the standard; horse privileges and outbuildings broadly allowed
- No HOA on most parcels — Mountain Falls is the deliberate exception, not the rule
- Real market liquidity: about 670 closings a year and 620 active listings
- Nevada tax framework: zero state income tax, 3% primary-residence cap under NRS 361.471
- Death Valley, the Spring Mountains, and endless BLM desert within an hour
- USDA rural financing eligibility across much of the valley
Honest Considerations
- One road to the valley — about 60 minutes over Mountain Springs pass, with occasional winter ice
- Modest school ratings in the Nye County School District; no magnet depth
- Wells, septic, and water rights demand real diligence — the Pahrump basin is heavily appropriated
- Healthcare is thinner: Desert View Hospital locally, specialists an hour east
- Summer heat and wind, plus distances — daily life assumes a truck, a plan, and a full tank
Neighborhood Comparison
How Do Pahrump’s Top 6 Neighborhoods Compare?
A like-for-like comparison of Pahrump’s six most-searched neighborhoods — median price, dollars per square foot, days on market, inventory, and lifestyle fit — using active-listing data refreshed monthly via Las Vegas REALTORS. Prices span the low $200Ks in older Calvada sections to $600K-plus golf homes in Mountain Falls.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mountain Falls | $415,000 | ~$200 | 35 | ~60 | Golf · HOA · Newer |
| Calvada Valley | $295,000 | ~$175 | 42 | ~220 | Acreage · No HOA |
| Burson Ranch | $385,000 | ~$205 | 30 | ~25 | New construction |
| Artesia | $360,000 | ~$195 | 35 | ~20 | Newer tracts · Light HOA |
| Desert Greens | $250,000 | ~$160 | 45 | ~15 | 55+ · Gated |
| North Pahrump (89060) | $305,000 | ~$170 | 42 | ~180 | Largest lots · Value |
Source: Las Vegas REALTORS MLS data, June 2026. Per-neighborhood medians and counts are approximate from the GLVAR feed — Pahrump neighborhoods are not formal MLS subdivisions, so read ranges, not decimals. Listing counts updated daily via Repliers IDX.
Neighborhood Deep Dive
What’s Inside Pahrump’s Top Neighborhoods?
Submarket 1
Mountain Falls
The valley’s lone master plan: a championship golf course, clubhouse dining, HOA-maintained streets, and newer production homes — the closest thing Pahrump offers to valley-style living, at a meaningful discount to it.
Browse Mountain Falls homes →$415KMedian Price
35Days on Market
~60Active Listings
~$200Price / Sq Ft
Submarket 2
Calvada Valley
The classic Pahrump grid — thousands of one-acre-plus parcels platted decades ago, now a patchwork of site-built homes, manufactured homes, horse setups, and shops. No HOA, maximum freedom, the valley’s deepest inventory.
Browse Calvada Valley homes →$295KMedian Price
42Days on Market
~220Active Listings
~$175Price / Sq Ft
Submarket 3
Burson Ranch
D.R. Horton’s active Pahrump community — new single-story floor plans with warranties and financing incentives, on suburban-scale lots that trade acreage for turnkey convenience.
Browse Burson Ranch homes →$385KMedian Price
30Days on Market
~25Active Listings
~$205Price / Sq Ft
Submarket 4
Artesia
A newer subdivision pocket with curbed streets, modest dues, and 2000s-and-later housing stock — a middle path between Calvada freedom and Mountain Falls polish.
Browse Artesia homes →$360KMedian Price
35Days on Market
~20Active Listings
~$195Price / Sq Ft
Submarket 5
Desert Greens
Pahrump’s dedicated 55+ gated community — golf-cart streets, clubhouse social calendar, and the valley’s most affordable maintained-community entry point. Verify the ownership structure on any listing in escrow.
Browse Desert Greens homes →$250KMedian Price
45Days on Market
~15Active Listings
~$160Price / Sq Ft
Submarket 6
North Pahrump (89060)
The north valley along Highway 160 — bigger parcels, fewer neighbors, more well-and-septic homesteads, and the best acreage-per-dollar ratio in the valley for buyers who want true elbow room.
Browse North Pahrump (89060) homes →$305KMedian Price
42Days on Market
~180Active Listings
~$170Price / Sq Ft
Submarket 7
Custom & On-Your-Lot Pahrump
The other half of the market: buy a parcel (buildable acres start around $60K with utilities or water rights), then build with a local custom builder. It is how much of Pahrump got built — and why no two streets match. Verify water before you buy any lot.
Browse Custom & On-Your-Lot Pahrump homes →$60K+Buildable Acre From
12–24 moTypical Build Timeline
0HOA on Most Parcels
620Active Home Listings
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
Not sure which Pahrump
neighborhood fits?
BY ZIP CODE
What Does the Pahrump Market Look Like by ZIP Code?
Pahrump’s three ZIP codes split the valley into central, north, and southeast tiers — from established Calvada Valley acreage in 89048 to newer southeast subdivisions in 89061, per Las Vegas REALTORS MLS data. Use the table below to match a ZIP to your budget, then verify street-level detail with our team.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89048 | Central & south · Calvada Valley · Mountain Falls | ~$330K | ~$185 | 40 | ~330 | ~+3% |
| 89060 | North valley · Highway 160 corridor · Charleston Park | ~$305K | ~$170 | 42 | ~180 | ~+2% |
| 89061 | Southeast valley · newer subdivisions · Burson Ranch side | ~$335K | ~$190 | 38 | ~110 | ~+4% |
Source: Las Vegas REALTORS MLS via the GLVAR feed, homes $100K+. Per-ZIP medians, counts, and YoY are approximate sample splits — Pahrump trades as one market, so verify any single ZIP with our team. Parcel data per Nye County GIS.
New Construction
Who Are the Top Builders in Pahrump?
Pahrump’s new-construction market is honest-sized: D.R. Horton’s Burson Ranch is the headline national-builder community, Mountain Falls releases new golf-course phases, and local on-your-lot custom builders handle much of the valley’s volume. The cards below pair the active Pahrump options with the Las Vegas-side builders value buyers most often cross-shop, sixty minutes east.
Outdoor Recreation
What Outdoor Amenities Does Pahrump Offer?
High-desert valley living at 2,700 feet with public land in every direction — the Bureau of Land Management manages vast open desert ringing Pahrump, Death Valley National Park sits an hour west, and the Spring Mountains rise to the east, all usable through roughly 290 days of annual sunshine.
60 MIN W
Death Valley National Park
3.4M acresTouring · HikingFee
The largest national park in the lower 48 — Pahrump is its closest full-service gateway town on the Nevada side.
SURROUNDS TOWN
BLM Open Desert
VastOHV · Riding · ShootingFree
Public land rings the valley — off-highway riding, horseback trails, and open desert minutes from any driveway.
50 MIN E
Spring Mountains / Mt Charleston
316,000 acresHiking · SnowFree
Alpine forest and 11,916-foot Charleston Peak — summer cool-downs and winter snow an hour from the desert floor.
30 MIN NW
Ash Meadows NWR
24,000 acresBoardwalks · BirdingFree
Crystal-blue spring pools and endemic pupfish in a desert oasis national wildlife refuge.
IN-TOWN
Mountain Falls Golf Club
18 holesPublic golfFee
The valley’s championship course, threading the Mountain Falls master plan with Spring Mountains views.
IN-TOWN
Lakeview Executive Golf Course
18 holesExecutive golfFee
A walkable executive layout — quick rounds and beginner-friendly pricing.
CENTRAL
Petrack Park
~40 acresSports · EventsFree
Pahrump’s civic heart — ballfields, playgrounds, the pool, and the valley’s festivals and fairs.
IN-TOWN
Pahrump Valley Winery
Estate vineyardTastings · DiningFree entry
Nevada’s best-known winery — tastings, a restaurant, and estate vines against the Spring Mountains backdrop.
The Pahrump Lifestyle
What Does a Weekend in Pahrump Look Like?
Three high-desert moods within an hour of each other: a sunrise round at Mountain Falls, an afternoon among the dunes and trails of BLM-managed open desert, and a sunset tasting at Pahrump Valley Winery — one Saturday, zero freeway traffic, and stars the valley’s glow never reaches.
~290Days of Sun
2,700 ftValley Elevation
1+ acreTypical Lot
60 minTo Death Valley
THIS WEEKEND'S OPEN HOUSES
Can You Tour Pahrump Homes This Weekend?
Pahrump open houses cluster on weekends, and with roughly 670 closings a year there’s steady turnover to tour — from Calvada acreage to Mountain Falls golf homes. Builder models at Burson Ranch and Mountain Falls are open most days. Set up instant alerts to get notified the moment a home in your range lists an open house.
Planning a move
What Should I Verify Before Moving to Pahrump?
Build a budget around the particular home and your circumstances. Obtain current financing terms, property records and service quotes before comparing the cost of a move. A community average cannot establish your tax bill, insurance premium, association charges or savings.
Review taxes for your circumstances
Ask a tax adviser to review income sources, residency dates and any continuing connections to another state. California-source income can remain taxable after a move; the Franchise Tax Board explains part-year and nonresident rules. A headline tax-rate comparison does not calculate your savings.
Get the exact parcel's current tax bill and assessment record from its county. Confirm the property's abatement status and any effect of new construction, a change in use or your circumstances with the assessor. Do not apply a community-wide percentage to a purchase price or assume a tax cap is automatic.
Compare written costs and property requirements
Use lender estimates, insurance quotes, association documents and utility information for the exact address. Include maintenance, moving expenses and any special assessments in the comparison. Renting and buying involve different costs and obligations; future equity or resale gains are not assured.
Check school assignments for the enrollment year and ask about choice-program applications. Investigate parcel-specific hazards and permitted uses with the responsible agencies. Review travel routes and the features that matter to you instead of relying on a broad safety score or a neighborhood recommendation based on household type.
Discuss the homes, budget and timing you want to evaluate with the team.
Explore relocation planningRELOCATION TIMELINE
How to relocate to Pahrump in 8 steps
Plan the purchase and move around your circumstances and the property's verified requirements. Coordinate the transaction, possession and moving arrangements with the relevant parties. For license and vehicle questions, consult the Nevada DMV new-resident guide. Confirm your own deadlines and any exemptions directly with the agency.
Define your property and location needs
Compare homes using your budget, accessibility needs, desired features and travel routes. Evaluate the particular property and surroundings using your own priorities; a neighborhood label does not establish its suitability.
Confirm financing and the full ownership budget
Ask a lender for terms based on your circumstances and the property. Obtain the parcel tax record, insurance quotes, association charges and other recurring costs; a community-wide estimate cannot establish your payment or approval.
Agree on representation and the search process
Discuss services, compensation, communication and touring arrangements with the agent. Confirm the details in the applicable agreement before relying on a promised service or access to a property.
Investigate the exact address
Check school assignments with the district for the enrollment year and ask about separate program applications. Review parcel-specific flood, wildfire, utility, zoning and intended-use questions with the relevant agencies and service providers.
Review the offer and its deadlines
Discuss price, deposit, contingencies and the proposed schedule with your agent and lender. The signed contract determines the transaction deadlines; market averages do not promise when an offer will be accepted or a purchase will close.
Review inspections and property documents
Arrange appropriate inspections and review disclosures, title information, association documents and financing conditions. Investigate unresolved findings with the relevant specialist before the contractual decision deadlines.
Coordinate services and moving arrangements
Verify which utilities serve the address, what deposits or appointments are required, and when service can begin. Coordinate access and the moving date with the agreed possession terms and any building or association requirements.
Confirm possession and new-resident requirements
Confirm completion and possession with the closing parties before arranging access. Consult the Nevada DMV's current new-resident guide for license, registration, documentation and exemption requirements that apply to you.
ECONOMY & JOBS
What Drives Pahrump’s Economy?
Pahrump’s job base spans county government, healthcare, retail, utilities, and a meaningful commuter population working in Las Vegas. According to the U.S. Bureau of Labor Statistics, Nye County employment leans toward services and trades, while Valley Electric Association, Desert View Hospital, and the school district anchor steady local payrolls.
~$52,000Median household incomeU.S. Census ACS, Pahrump CDP
~30%Below Clark County median income$52,000 vs $74,007 — offset by housing costs
~670Homes closed per yearGLVAR monthly sold series
60 minTo Las Vegas job centersVia SR-160 over Mountain Springs pass
Top Pahrump Employers
- Nye County School DistrictThe valley’s largest public employer
- Nye County governmentMajor county offices and services based in Pahrump
- Desert View Hospital25-bed acute-care hospital on the 160 corridor
- Valley Electric AssociationMember-owned utility headquartered in Pahrump
- Golden Entertainment casinosPahrump Nugget, Gold Town, and Lakeside
- Spring Mountain Motor ResortRacing resort and country club east of town
Sources: U.S. Bureau of Labor Statistics, Nye County. Last updated June 2026.
CITY COMPARISON
How Does Pahrump Compare to Las Vegas, Henderson & North Las Vegas?
If you’re deciding between Pahrump and the Las Vegas Valley, this side-by-side covers the 10 metrics that matter most to buyers, all updated June 2026. Pahrump wins on entry price and lot size, Henderson on schools and amenities — the table sources are LVR, the U.S. Census, and FBI UCR.
| Metric | Pahrump | Las Vegas | Henderson | North Las Vegas |
|---|---|---|---|---|
| Median List Price | $322K | $476K | $548K | $430K |
| Price / Sq Ft | ~$185 | $276 | $274 | $227 |
| Days on Market | 40 | 20 | 21 | 17 |
| Typical Lot Size | 1+ acre | ~0.15 acre | ~0.15–0.25 acre | ~0.12 acre |
| Population | ~45,000 | 656,274 | 331,857 | 291,143 |
| Median Household Income | ~$52,000 | $66,820 | $88,654 | $72,415 |
| County | Nye | Clark | Clark | Clark |
| New Construction Activity | Modest | Moderate | Very High | Very High |
| Best For | Acreage · Horses · Value retirement | Investors · Urban | Families · Schools · Luxury | First-time buyers · Value |
Sources: Las Vegas REALTORS, U.S. Census QuickFacts. Pahrump per-sqft approximate from an active-listing sample. Last updated June 2026.
Cost of Ownership
What Will Pahrump Cost You Each Month?
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.
Illustrative Payment Estimator
Estimate Your Pahrump Payment
$2,700
Illustrative Monthly Payment
- Principal & Interest$1,929
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$121
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
How should you compare buying with 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.
Purchase worksheet
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.
Rental worksheet
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.
Use scenarios rather than a promised break-even date
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
Which HOA charges apply to this address?
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.
Recurring charges
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.
Closing and special charges
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.
Rules and access
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
How Easy Is Getting Around Pahrump?
Nevada State Route 160 over Mountain Springs pass is Pahrump’s lifeline — about 60 minutes to the southwest valley and roughly 70 to the Strip. Most households drive everything, with mean commutes near 30 minutes per U.S. Census Bureau ACS data — many of them all the way into Las Vegas.
Drive Times from Pahrump
- 55-65 minSouthwest Las VegasSR-160 east over Mountain Springs
- 70-80 minLas Vegas StripSR-160 → I-15 / Blue Diamond Rd
- 70-80 minHarry Reid Intl AirportSR-160 → I-215 east
- 35-45 minRed Rock Canyon (west side)SR-160 → SR-159
- 50-60 minMt. CharlestonLovell Canyon Rd / SR-160 → SR-157
- 60-75 minDeath Valley NP (Furnace Creek)SR-160 → Bell Vista Rd → CA-190
- 30-40 minAsh Meadows NWRSR-160 north → Bell Vista Rd
- 60-70 minBeatty / US-95 northSR-160 north
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC of Southern Nevada.
Quick Answer
How long does it take to close on a home in Pahrump?
Most Pahrump purchases close in 30 to 45 days — cash can close in one to two weeks. Build in the rural diligence valley-side deals skip: well flow and water-quality tests, septic pumping and certification, and any water-rights verification with Nye County add a few days of scheduling. New construction at Burson Ranch or Mountain Falls runs 60 days for completed specs to 6–10 months for build-to-order contracts.
Quick Answer
What credit score do you need to buy a home in Pahrump?
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down, VA has no formal floor though most lenders look for 620, and USDA — a Pahrump specialty, since much of the valley is eligible — typically wants 640. At a $322,240 median, almost nothing here requires jumbo financing, which keeps qualification simpler than the valley. Higher scores still cut your rate: the spread between 640 and 760 can top $200/month on a median purchase.
Pahrump FAQ — 18 Answers
What Do Pahrump Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Pahrump?
The median asking price for a Pahrump home is about $349,000 according to Las Vegas REALTORS MLS data — homes only, since the feed also carries sub-$100K land parcels. Established Calvada Valley acreage anchors the $250K–$350K core, newer tracts like Burson Ranch run $330K–$450K, and Mountain Falls golf homes stretch from the mid-$300Ks past $600K.
What are the best neighborhoods in Pahrump?
Pahrump’s standouts span every lifestyle. For golf and HOA-maintained streets: Mountain Falls, the valley’s lone master plan. For acreage and horses: Calvada Valley and the rural parcels off Homestead Road. For newer construction: Burson Ranch and Artesia. For 55+ living: Desert Greens. For maximum elbow room per dollar, the north valley along Highway 160 in ZIP 89060 delivers the largest lots.
How is Pahrump different from Las Vegas?
Pahrump trades the valley’s convenience for land and quiet — one-acre-plus lots, no HOA on most parcels, and a median near $349,000 versus the mid-$400Ks across greater Las Vegas. It sits in Nye County, not Clark, with its own sheriff, school district, and assessor, and the 60-minute drive over Mountain Springs pass is the price of admission.
What is the average days on market in Pahrump?
Pahrump homes take a median of about 47 days from list to accepted offer, per Las Vegas REALTORS MLS statistics — slower than the Las Vegas Valley’s roughly 20-day pace, but with real volume behind it: about 670 closings a year. Turn-key homes under $350K often go pending in two to four weeks, while unique acreage and horse setups can take two to three months.
What are property taxes like in Pahrump?
Property taxes in Pahrump are low. Nye County’s effective rates typically work out to roughly 0.6–0.8% of market value after Nevada’s assessment formula, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. On a median-priced home that pencils to roughly $1,900–$2,600 a year — verify any parcel’s exact levy with the Nye County Assessor before closing.
Do Pahrump homes have HOAs?
Mostly no — and that is a defining Pahrump feature. The large majority of parcels carry no HOA, which is why RVs, workshops, and animals are common sights. The exceptions: Mountain Falls (the golf master plan, roughly $50–$150/month), some newer tracts like Burson Ranch and Artesia with modest dues, and the 55+ Desert Greens community. Always confirm dues, CC&Rs, and restrictions in escrow.
What about wells, septic, and water rights in Pahrump?
This is the question that separates Pahrump from valley buying. Many parcels run on private domestic wells and septic systems rather than municipal utilities, and Nye County water-rights rules govern new well permits in the heavily appropriated Pahrump basin. Budget for well and septic inspections, ask for the well log, and verify utility service — or water rights — on any parcel before you write an offer.
What is the cost of living in Pahrump?
Pahrump’s cost of living runs below both the national average and the Las Vegas Valley, driven by housing — the median near $349K is roughly 32% under Las Vegas. Fuel and groceries price slightly above valley big-box rates, utility costs vary with well ownership and propane use, and Nevada’s zero state income tax applies everywhere in the state, Pahrump included.
What are the schools like in Pahrump?
Pahrump belongs to the Nye County School District — not the Clark County School District. Pahrump Valley High School, Rosemary Clarke Middle School, and four elementary campuses serve the valley, with GreatSchools ratings running modest across the board. Families weigh small-town class sizes and short drives against the valley’s magnet and charter depth; statewide online charters add options from home.
Is Pahrump a good place to retire?
Yes — retirement demand drives much of Pahrump’s market. The median age runs near 54 per U.S. Census estimates, single-level homes on flat acre lots dominate the inventory, Desert Greens offers a dedicated 55+ community, and Nevada taxes no retirement income. The honest trade-off: Desert View Hospital handles local care, but specialist medicine usually means a 60-minute drive to Las Vegas.
What is the rental market like in Pahrump?
Pahrump rentals are limited and move quickly. Single-family homes typically rent for about $1,400–$2,000 a month, with acreage and horse setups commanding premiums because so few exist. Low entry prices and steady demand from local workers and valley commuters make the rent-versus-buy math lean toward owning faster here than in most Las Vegas Valley submarkets.
Are there new construction homes in Pahrump?
Yes — at an honest, small-market scale. D.R. Horton builds at Burson Ranch, Mountain Falls continues releasing golf-course phases, and local on-your-lot custom builders handle much of the valley’s volume for buyers who already own a parcel. Pricing typically runs from the low $300Ks into the $500Ks; valley-style mega master plans do not exist here, and that is the point.
Is Pahrump safe?
Broadly yes, with rural context. The Nye County Sheriff’s Office — not LVMPD — polices the valley, and FBI Uniform Crime Reporting data shows violent-crime rates below the Las Vegas metro average. Property crime on large, unfenced lots is the practical concern, so gates, cameras, and locked outbuildings are standard rural precautions. Response times run longer than valley suburbs because distances are longer.
How is the commute from Pahrump to Las Vegas?
One road matters: Nevada State Route 160 over Mountain Springs pass, about 60 minutes to the southwest valley and roughly 70–75 to the Strip or Harry Reid International Airport. Thousands of residents make the drive daily. Winter ice on the 5,500-foot pass occasionally slows traffic, and there is no practical transit alternative — plan on driving everywhere.
What should I know before buying in Pahrump?
Three things first: verify water (well, water rights, or utility service) and septic condition; confirm the parcel’s zoning for animals, shops, or a second dwelling with Nye County; and note that GLVAR carries most — but not every — Pahrump listing, so our team cross-checks local-only inventory too. Nevada closes through escrow in 30–45 days, and budget roughly 2–3% in closing costs.
What's the minimum down payment to buy a home in Pahrump?
Most Pahrump buyers put down 5% to 20% — conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5%, VA requires 0% for eligible veterans, and USDA 0%-down financing covers much of the Pahrump Valley because it qualifies as rural. On a $349,000 median-priced home, plan for roughly $11,278 (3.5% FHA) to $64,448 (20% conventional), plus closing costs.
Is Pahrump better than Las Vegas for value buyers?
For dollars-per-acre it is not close: Pahrump’s $349K median buys a home on an acre, while $476K in Las Vegas buys a house on a sixth of an acre with an HOA. The valley wins on jobs, schools, healthcare depth, and a 20-minute errand radius. Remote workers, retirees, and buyers who want animals and workshops pick Pahrump; daily Strip commuters should test the drive first.
How long does it take to close on a home in Pahrump?
Most Pahrump purchases close in 30 to 45 days — cash can close in one to two weeks. Build in the rural diligence valley-side deals skip: well flow and water-quality tests, septic pumping and certification, and any water-rights verification with Nye County add a few days of scheduling. New construction at Burson Ranch or Mountain Falls runs 60 days for specs to 6–10 months build-to-order.
Updated September 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Pahrump?
Beyond the core questions above, these are the eight queries Pahrump buyers actually type into Google and AI assistants — answered in two to three sentences each, with specifics you can verify: population from the U.S. Census Bureau, prices from Las Vegas REALTORS MLS data, and tax facts from Nye County.
Is Pahrump in Clark County?
No — Pahrump is in Nye County, and that matters practically: the Nye County Assessor sets property records, the Nye County Sheriff polices the valley, and schools belong to the Nye County School District, not CCSD.
Why is Pahrump so much cheaper than Las Vegas?
Land supply and infrastructure. The valley was platted into tens of thousands of acre-plus lots decades ago, many parcels run on wells and septic rather than municipal utilities, and the 60-minute distance from valley jobs prices in. Less scarcity, lower entry — that’s the whole equation.
Does Pahrump have city water and sewer?
Partially. Several private utilities serve subdivision pockets, but many parcels run on private domestic wells and septic systems. Always verify water service or water rights through Nye County before buying — the Pahrump basin is heavily appropriated.
Can you keep horses in Pahrump?
Yes — Pahrump is the de facto horse capital of Southern Nevada. Zoning broadly allows animals on the valley’s acre-plus parcels, and fenced arenas, barns, and round pens are everyday sights in Calvada Valley and the north valley.
How far is Pahrump from Las Vegas?
About 60 miles — roughly 60 minutes to the southwest valley via SR-160 over Mountain Springs pass, and 70–80 minutes to the Strip or Harry Reid International Airport depending on traffic and weather on the pass.
Does Pahrump have a hospital?
Yes — Desert View Hospital, a 25-bed acute-care facility on the Highway 160 corridor, handles emergency and routine care. Specialist medicine and major procedures generally mean a trip to Las Vegas, which retirees should factor honestly.
Is Pahrump a retirement community?
Not formally, but functionally close: the median age runs near 54 per U.S. Census estimates, single-level acreage homes dominate, Desert Greens offers dedicated 55+ living, and Nevada taxes no retirement income — a combination that keeps retirees arriving.
What is Mountain Falls?
Pahrump’s only master-planned community — a golf-course neighborhood with HOA-maintained streets, clubhouse dining, and newer production homes from the mid-$300Ks past $600K. It’s the exception to the valley’s no-HOA norm, by design.
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Want to Talk to a Pahrump Real Estate Expert?
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
Which Communities Are Within Commuting Range of Pahrump?
Compare Pahrump with the Las Vegas Valley submarkets buyers usually cross-shop. Each card pairs the drive time to Pahrump with that community’s price positioning, so you can judge what staying valley-side costs — and what crossing Mountain Springs pass saves — before committing to either side.
A–Z INDEX
Which Pahrump Neighborhoods Can You Explore A–Z?
A dozen neighborhoods and corridors across the Pahrump Valley, indexed alphabetically — from Artesia’s newer tracts to the Calvada acreage grid and Mountain Falls golf villages. Dedicated pages are coming online; until then, every area is searchable through our live MLS portal and our agents know each one street by street.
A
- Artesia
B
- Burson Ranch
C
- Calvada Meadows
- Calvada North
- Calvada Valley
- Charleston Park
- Comstock Park
D
- Desert Greens (55+)
H
- Homestead Road corridor
M
- Mountain Falls
N
- North Pahrump · 89060
S
- Southeast Pahrump · 89061
KEEP LEARNING
What Else Should You Read About Pahrump?
These guides extend the research most Pahrump buyers do next — comparing valley alternatives like North Las Vegas, pricing the move from California, and understanding Las Vegas market context — each written by our team from the same MLS data and primary sources used throughout this page.
MARKET REPORT
Las Vegas Housing Market 2026
Valley-wide pricing, inventory, and rate context — the market most Pahrump buyers are comparing against.
Read →GUIDE
Moving to Las Vegas Hub
Relocation logistics, Nevada residency steps, and cost comparisons — the same playbook applies to a Pahrump landing.
Read →SMALL-TOWN ALTERNATIVE
Boulder City Community Guide
Nevada’s other small-town option — controlled growth, historic core, and Lake Mead instead of open acreage.
Read →NEIGHBORHOOD GUIDE
Best Las Vegas Neighborhoods 2026
The valley ranked by buyer type — families, first-timers, luxury, retirees — before you tour.
Read →Sources & Methodology
Where Does This Pahrump Data Come From?
Every statistic on this page is sourced from a primary or government dataset, and we refresh these numbers monthly. The organizations below — from the U.S. Census Bureau to Las Vegas REALTORS and the Nye County Assessor — supply the underlying data; follow any link to verify a figure yourself.
- Las Vegas REALTORS (LVR / GLVAR) — Median list and sold prices, days on market, monthly closed-sales series ($100K+ homes filter). lasvegasrealtors.com
- U.S. Census Bureau — Population, median age, household income, owner-occupancy (Pahrump CDP QuickFacts & ACS). census.gov/quickfacts
- Nye County (Assessor & GIS) — Parcel data, lot sizes, property-tax levies, zoning, and water-rights records. nyecountynv.gov
- Town of Pahrump — Town services, parks, planning, and community information. pahrumpnv.gov
- Nevada Revised Statutes 361.471 — The 3% annual property-tax cap on primary residences. leg.state.nv.us/nrs
- FBI Uniform Crime Reporting (UCR) — Violent and property crime rates, metro comparisons. fbi.gov/ucr
- U.S. Bureau of Labor Statistics — Employment by sector and wage data for Nye County and the region. bls.gov
- GreatSchools.org — K-12 school ratings, enrollment, student-teacher ratios. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for the Nye County School District. nevadareportcard.nv.gov
- National Park Service — Death Valley National Park acreage, access, and visitation. nps.gov/deva
- Bureau of Land Management — Public-land access and OHV recreation surrounding the Pahrump Valley. blm.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in the payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Updated: September 2026 · Next update: September 15