Land for Sale in Reno, NV
Live MLS listings · Updated September 22, 2026
Reno currently has active land for sale in reno, nv. Reno land listings run from sub-acre infill building lots inside the city to high-desert parcels of forty acres and more in the surrounding Washoe County foothills. Prices start around $15,000 for small raw parcels and run past $1 million for entitled acreage near development corridors, with a median close to $250,000 and a median parcel size just under four and a half acres. Roughly a third of active parcels are under an acre — the buildable lots most buyers are actually looking for — and about a third exceed twenty acres.
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Why Buy Land for Sale in Reno, NV in Reno?
- Nevada charges no state income tax, which changes the math on holding undeveloped land as a long-term position compared with California or Oregon.
- Parcel sizes span the full range: sub-acre building lots inside Reno city limits, one-to-five-acre ranchettes on the valley edges, and twenty-plus-acre high-desert holdings in unincorporated Washoe County.
- Entry prices are low relative to built inventory — a meaningful share of active parcels list under $100,000, well below the cost of any finished home in the same market.
- Buyers planning to build should confirm utilities early. Parcels outside the service area rely on a well and septic system rather than municipal water and sewer, and that difference drives both cost and timeline more than the land price does.
Which Reno Parcels Already Have Water and Electricity?
About half. Reading the utilities, water-source, and sewer fields on every active Reno land parcel on 2026-09-05 (283 of them), 149 reported electricity available or connected, 115 reported water available, connected, or from a public source, and 95 reported both. Ninety-four parcels listed a public water source, and 79 of those also reported electricity, which is the set most buyers searching for "land with water and power" actually want: a lot inside or at the edge of the service area where a build can start without a well or a power-line extension. Eighty parcels reported public or available sewer. At the other end, 44 parcels reported no utilities of any kind, and roughly 107 were flagged "well needed," meaning the water source does not exist yet.
The MLS does not let this page filter on electricity. The water source and sewer fields are structured and can be searched, but electricity lives only in a free-text utilities field that varies from "Electricity Available" to "Electricity Not Available, Sewer Not Available, Water Not Available, None," so there is no honest way to build a page that promises power at the lot. What we do instead: every listing card above links to the full detail, where the utilities line is shown verbatim, and on any parcel a client is serious about we pull the NV Energy service-territory map, the Truckee Meadows Water Authority service boundary, the Washoe County well log, and the Washoe County Health District septic record before the offer is written.
Two cost notes that decide whether a "no utilities" parcel is a bargain. A power-line extension is priced per foot from the nearest distribution line, and several of the raw parcels in the scan reported the nearest line as more than a mile away, which can cost more than the land. A well in the Reno foothills is a drilled-depth gamble: the well log of the nearest neighbor tells you the likely depth and yield, and a septic system needs a passed percolation test. Parcels that already report water and power skip all three questions, which is why they price higher per acre than the raw high desert around them.
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Reno FAQ — 7 Answers
What Do Reno Buyers Most Frequently Ask?
Most AskedHow do I find Reno land for sale with water and electricity already in place?
Open the listings above and read the utilities line on each detail page; the MLS records electricity, water, and sewer as text on every parcel but does not allow a search on the electricity field, so no page on this site can guarantee power at the lot. On 2026-09-05 roughly 95 of 283 active Reno parcels reported both electricity and water available or connected, and 79 of the 94 parcels on public water also reported electricity. Tell us what you plan to build and we will screen the current inventory by hand and verify the utility records before you write an offer.
How much does land cost in Reno, NV?
Active parcels run from roughly $15,000 for small raw land up past $1 million for large or entitled acreage, with the median around $250,000. Price per acre varies enormously with access, utilities, and zoning — a sub-acre lot with water and sewer at the street can cost more than twenty acres of unimproved high desert. The live listings above reflect today’s NNRMLS inventory.
Can I get a mortgage on vacant land in Reno?
Not a conventional mortgage. Raw land is financed with a land loan or a construction-to-permanent loan, typically at a higher rate and with a larger down payment — commonly 20 to 50 percent depending on whether the parcel is improved. Some sellers carry paper. If you intend to build, a construction-to-permanent loan usually beats buying the land separately and financing the build later.
Does the parcel have water and sewer, or will I need a well and septic?
Both exist in this market and the difference is substantial. Parcels inside Reno city limits generally connect to municipal water and sewer. Parcels in unincorporated Washoe County typically require a well and a septic system, which adds cost and time before construction begins and depends on a successful percolation test. Confirm this before you write an offer, not after — we pull the utility and well-log records on any parcel we represent a buyer on.
What should I check on zoning before buying land in Reno?
Confirm the zoning designation and permitted uses with the City of Reno or Washoe County depending on where the parcel sits, and check minimum parcel size, setbacks, and whether the lot is legally buildable at all. Some parcels are remnants that cannot be built on. Also verify legal access — a parcel without a recorded easement to a public road is far harder to build on and to resell.
How large are the parcels typically for sale in Reno?
The median active parcel is just under four and a half acres, but the distribution is wide rather than clustered. Roughly a sixth of listings are under an acre, about a third fall between one and five acres, and about a third are twenty acres or larger. The largest active parcels run into the hundreds of acres.
Is buying land in Reno a good investment?
It behaves differently from buying a house. Land generates no rental income, carries property tax while you hold it, and is less liquid — but it also has no maintenance, no tenants, and no depreciation. Buyers do well when they have a specific plan: build a primary residence, hold a parcel adjacent to a growth corridor, or split a larger holding. Buying undeveloped land with no plan and no utility diligence is where people get hurt.
Updated September 22, 2026
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