Nevada Real Estate Group — Northern Nevada specialists for Virginia City Highlands real estate. Custom acreage homes from $400K to $800K+ on the Virginia Range plateau, 30 minutes from Reno. Live NNRMLS listings, expert Storey County guidance.
MEDIAN LIST PRICE
$157K
LVR / GLVAR via Repliers, as of September 14, 2026
DAYS ON MARKET
118
LVR / GLVAR via Repliers, as of September 14, 2026
TO RENO
30 min
SR-341 Geiger Grade north
TO LAKE TAHOE
40 min
SR-341 to US-50 west
Property research
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Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 24, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
Virginia City Highlands is Storey County's high-elevation acreage community — custom homes on 1-to-10-acre parcels at 6,200–7,500 feet, median list price $157,000 and 50-day path to contract per Reno/Sparks Association of REALTORS / NNRMLS (89440). Takeaways cover what these numbers mean for buyers comparing this Storey County Assessor-rated community against Reno and Carson City.
Last updated September 2026 · Sources: RSAR, U.S. Census, Storey County Assessor
Virginia City Highlands typically holds 15–30 active listings in the 89440 ZIP, ranging from vacant acreage parcels starting under $200K to custom mountain homes in the $400K–$800K+ range, according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data. Every active Virginia City Highlands property appears in the live NNRMLS portal below, refreshed throughout the day.
PRICE DISTRIBUTION
The Virginia City Highlands median list price sits near $157K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data for the 89440 ZIP. Inventory clusters in the $450K–$700K custom-home band. Each card shows approximate active-listing counts so you can gauge competition in your budget before touring.
Virginia City Highlands' active listings break down by acreage, parcel type, and price range — each link opens our live NNRMLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data for the 89440 ZIP. Custom homes, vacant parcels, and view lots are all searchable.
Tap a community to see current listings, price ranges, and what daily life looks like inside.
Updated daily · 21 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, acreage, views, and features — no spam, unsubscribe anytime. Virginia City Highlands carries only ~20 active listings at any moment per Reno/Sparks Association of REALTORS, and well-priced mountain-view acreage goes under contract in under 50 days. Buyers who see new 89440 listings within hours gain a decisive edge over those waiting for weekend open houses.
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 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.
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
Virginia City Highlands is a high-elevation rural acreage community in Storey County — custom homes on 1-to-10-acre parcels at 6,200–7,500 feet above historic Virginia City, with panoramic Sierra Nevada and Truckee Meadows views and a true dark-sky rural lifestyle. The Storey County setting delivers genuine privacy, more permissive land-use rules than Washoe County, and Northern Nevada's mountain acreage lifestyle 30 minutes from Reno.
Virginia City Highlands is Storey County's premier acreage community — custom homes on the Virginia Range plateau above historic Virginia City, at elevations where panoramic views sweep from the Sierra Nevada to the Truckee Meadows and Reno-Sparks metro. The community is prized for dark skies, genuine privacy on large parcels, and mountain-lifestyle living at below-California prices within 30 minutes of a major metro.
Virginia City Highlands fits California acreage relocators who need real mountain land rather than a small suburban lot, remote workers prioritizing privacy and a dark-sky outdoor lifestyle, retirees who want panoramic views and low carrying costs, and horse-property buyers who need Storey County's permissive land-use environment. It is not ideal for buyers who need walkable amenities close to home or who cannot tolerate winter Geiger Grade road conditions.
Daily life in Virginia City Highlands is defined by the mountain setting and the open range. Morning walks with Sierra Nevada views, ATV or horseback access through Storey County open land, and short drives to historic Virginia City for dining and the Comstock National Historic Landmark. Reno-Sparks is 30 minutes north for shopping, dining, and metro amenities. Remote workers operate from large home offices on properties where zoning allows accessory buildings, shops, and multiple structures.
Virginia City Highlands sits on the Virginia Range plateau in Storey County, Nevada, approximately 5 miles north of historic Virginia City and 30 miles from Reno. Elevation ranges from 6,200 to 7,500 feet. The community is centered near 39.320°N, 119.620°W — 30 min from Reno via SR-341 (Geiger Grade) and 25 min from Carson City via SR-341 south to US-395.
Quick Answer
Yes — for buyers who prioritize mountain acreage living, panoramic views, and low carrying costs over urban density. Virginia City Highlands offers genuine 1-to-40-acre parcels at 6,200–7,500 feet with Sierra Nevada and Truckee Meadows views, a median near $550,000, zero Nevada state income tax, and Lake Tahoe 40 minutes away. According to the Nevada State Demographer, Storey County is among Nevada's smallest and most rural counties — valued by buyers seeking authentic mountain living rather than suburban sprawl with a mountain backdrop.
Source: Nevada State Demographer
According to the U.S. Census Bureau, the broader Virginia City CDP holds roughly 900–1,100 residents with a high owner-occupancy rate above 78% and a median household income near $65,000. Virginia City Highlands, as the primary acreage sub-community, skews toward established homeowners and retirees who have deliberately chosen the mountain lifestyle over urban convenience.
Home values in Virginia City Highlands have appreciated as Northern Nevada absorbed California and Reno-metro spillover demand seeking genuine acreage at below-California prices. The community's owner-occupancy rate is very high — reflecting buyers who choose Virginia City Highlands intentionally for the land, the views, and the quiet rather than as a transitional address. Storey County's limited land supply and rural character keep inventory tight.
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
Storey County and the Virginia City CDP have seen modest but steady growth as Northern Nevada absorbed California and Bay Area relocation demand seeking acreage living near Reno. Virginia City Highlands, as the primary acreage community in the county, benefits from limited supply and rising demand for authentic mountain-lifestyle properties.
Storey County's acreage character limits rapid growth by design — limited subdivided parcels, rural infrastructure, and the absence of master-planned subdivisions keep the community's scale small and the lifestyle authentic. Virginia City Highlands draws buyers specifically seeking what cannot be found in faster-growing Northern Nevada communities: genuine large-lot mountain living within commuting distance of Reno.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are CDP-level approximations; projection reflects State Demographer planning. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
Median list price, days on market, and active inventory in the 89440 ZIP from Northern Nevada Regional MLS data, updated monthly. Virginia City Highlands median has climbed from the low $400Ks in 2021 to the mid-$540Ks in 2026 as acreage demand from California and Reno-metro buyers seeking mountain living and zero income tax drove Northern Nevada rural prices upward.
Median List Price
+2.8% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
45 → 50 days YoY
vs September 2025
Source: Las Vegas REALTORS
Active Inventory
~10–24 active listings, seasonal summer peak
vs September 2025
Source: Las Vegas REALTORS
HOMES MOVING FAST
Market Competitiveness
Virginia City Highlands is a low-competition niche market — far fewer active listings than Reno or Carson City, but the buyer pool is also smaller. Well-priced mountain-view acreage properties move in four to eight weeks per Northern Nevada Regional MLS data. Entry-level improved lots and smaller homes under $500K attract the most activity; estate parcels above $700K take longer.
Virginia City Highlands is Northern Nevada's only genuine acreage community within 30 minutes of Reno — an excellent fit for specific buyer profiles, less ideal for others. The median near $550,000, 50-day market pace, and Storey County land-use rules define who wins here. Six buyer profiles and an honest pros-and-cons list follow.
Ready to tour Virginia City Highlands? Our Northern Nevada team knows every view-parcel, Storey County POA nuance, and acreage price tier in the 89440 ZIP.
Start Your Virginia City Highlands Home SearchCommunity Comparison
A side-by-side comparison of the primary Virginia City area communities — median price, community type, and lifestyle fit — using active-listing data from Reno/Sparks Association of REALTORS and NNRMLS. Prices range from $200K in historic Virginia City proper to $550K+ in Virginia City Highlands, with the character differences being larger than the price spread suggests.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Virginia City Highlands | $550,000 | ~$260 | 50 | 20 | Acreage · Mountain Views · Rural Privacy |
| Historic Virginia City | $320,000 | ~$200 | 65 | 15 | Victorian · Historic · Walkable |
| Silver City / Dayton Area | $385,000 | ~$225 | 45 | 18 | Rural · Valley · Carson River |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Community Deep Dive
Submarket 1
The primary acreage community on the Virginia Range plateau — custom homes on 1-to-40-acre parcels at 6,200–7,500 feet with panoramic Sierra Nevada and Truckee Meadows views, and Storey County's most sought-after mountain address.
Browse Virginia City Highlands homes →Submarket 2
The Victorian-era mining town on the Comstock Lode — historic homes, tourist-district walkability, and the unique character of Nevada's most storied silver-rush community. Lower prices than the Highlands reflect the older housing stock and distance from Reno.
Browse Historic Virginia City homes →Submarket 3
Lower-elevation rural communities in the valleys between Virginia City and Dayton — more accessible winters than the Highlands, Carson River proximity, and the Dayton Valley Golf Club nearby.
Browse Silver City / Dayton Area homes →Submarket 4
Virginia City Highlands has active vacant acreage parcels for buyers who want to design a custom home on the Virginia Range plateau. Lots range from 1-acre improved parcels under $100K to 10-to-40-acre estate lots above $200K. Well and septic development typically adds $50K–$120K to the total project budget.
Browse Virginia City Highlands — Vacant Acreage Parcels homes →Virginia City Highlands sits on the Virginia Range plateau in Storey County, Nevada, roughly 5 miles north of historic Virginia City — centered near 39.320°N, 119.620°W — with the SR-341 Geiger Grade corridor linking it to Reno 30 minutes north and Carson City 25 minutes south on US-395.
STILL DECIDING?
BY ZIP CODE
Virginia City Highlands falls within ZIP 89440 — covering Virginia City Highlands, historic Virginia City proper, and the surrounding Storey County rural areas, making data tracking straightforward. The table shows the 89440 snapshot alongside the nearest neighboring markets for direct price comparison.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89440 | Virginia City Highlands · Historic Virginia City | $550K | ~$260 | 50 | 20 | +2.8% |
| 89701 | Carson City (central) | $520K | ~$300 | 38 | 285 | +2.5% |
| 89503 | Reno (west) | $570K | ~$340 | 36 | 210 | +2.2% |
| 89403 | Dayton (Lyon County) | $470K | ~$240 | 45 | 45 | +3.3% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. ZIP boundaries per Storey County GIS.
New Construction
Virginia City Highlands is a build-on-your-lot custom-home market — no production builder operates active phases here. Local Storey County and Reno-area custom builders take on Highlands parcels; build timelines run 12–18 months, with buyers budgeting $50K–$120K for well drilling, septic design, and fire-safety site prep. Verify builder availability with the NREG Northern Nevada team.
Outdoor Recreation
Virginia City Highlands' outdoor life is anchored by the Virginia Range plateau itself — panoramic views, dark skies, open-range hiking, and horseback riding — with Lake Tahoe 40 minutes west and historic Virginia City 5 minutes south. The Storey County open range delivers authentic mountain access without the crowds or price premium of the Tahoe basin.
IN-COMMUNITY
The Virginia Range plateau surrounding the Highlands offers open-range hiking, ATV riding, and horseback access directly from your parcel — the community's most used daily outdoor amenity.
ON PROPERTY
Virginia City Highlands sits above most Reno light pollution at 6,200–7,500 feet — one of Northern Nevada's premier dark-sky corridors. Milky Way visibility from parcel most clear nights.
5 MIN
The Comstock National Historic Landmark — Victorian storefronts, the V&T Railroad, museums, and the Bucket of Blood Saloon — is a 5-minute drive south. The annual Virginia City International Camel Races draw visitors statewide.
40 MIN
North America's largest alpine lake 40 minutes west via SR-341 to US-50 — beaches, marinas, hiking, and world-class skiing in winter. The proximity is one of Virginia City Highlands' most cited lifestyle assets.
20 MIN N
The open hills and Washoe Valley north of Virginia City Highlands on US-395 provide accessible mountain biking and hiking terrain between Reno and Carson City.
50 MIN
Nevada's finest lake beach on the east shore of Lake Tahoe — clear blue water, granite shoreline, and the annual Shakespeare at Sand Harbor festival.
The Virginia City Highlands Lifestyle
A morning on your own acreage with Sierra Nevada views, an afternoon hiking the open Virginia Range or visiting historic Virginia City, and dinner under a dark-sky Milky Way per Storey County — or a longer weekend at Lake Tahoe 40 minutes west via SR-341. Authentic mountain living, mountain-state access.
THIS WEEKEND'S OPEN HOUSES
Open houses in Virginia City Highlands are less frequent than in urban Reno — with only ~20 active listings, by-appointment tours are the norm. Set up instant NNRMLS alerts so you see new Virginia City Highlands listings within hours of hitting the market — well before the weekend cycle begins.
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.
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.
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
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.
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.
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.
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.
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.
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.
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.
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 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
Virginia City Highlands residents draw from Carson City state-government and healthcare employers 25 minutes south and the Reno-Sparks metro 30 minutes north. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA holds near-historic-low unemployment. Historic Virginia City tourism also employs a small number of Highlands residents in local hospitality and heritage businesses.
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
If you're choosing between Virginia City Highlands and the nearest alternatives — the metro hub 30 minutes north, the state capital 25 minutes south, or staying in California — this table covers the metrics buyers ask about most. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Virginia City Highlands | Reno | Carson City | Sacramento |
|---|---|---|---|---|
| Median List Price | $550K | $575K | $525K | $650K |
| Price / Sq Ft | ~$260 | ~$340 | ~$300 | ~$380 |
| Parcel Size | 1–40 acres | Under 0.25 acres | Under 0.25 acres | Under 0.1 acres |
| Elevation | 6,200–7,500 ft | ~4,500 ft | ~4,700 ft | ~30 ft |
| Days on Market | 50 | 38 | 40 | 22 |
| State Income Tax | None | None | None | Up to 13.3% |
| To Lake Tahoe | 40 min | 45 min | 30 min | 2 hrs |
| Best For | Acreage · Views · Privacy | Amenities · Jobs | Capital jobs · Services | Urban · Higher cost |
Sources: Reno/Sparks Association of REALTORS, 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
SR-341 (Geiger Grade) connects Virginia City Highlands to Reno in 30 minutes and Carson City in 25 — but winter conditions at 6,200–7,500 feet demand AWD and all-season tires. The community is fully car-dependent per U.S. Census ACS data for the 89440 ZIP; no public transit exists along this corridor.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
Most Virginia City Highlands purchases close in 30–45 days for improved residential properties; cash closes in 7–14 days. Conventional, FHA, VA, and portfolio loans typically take 30–45 days from accepted offer to keys. Vacant-lot purchases can close faster but require a land loan. Nevada closes through escrow companies experienced with Storey County rural-property disclosures.
Quick Answer
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down, and VA has no official floor but most lenders look for 620. Rural acreage properties sometimes require portfolio lenders at 680+. Jumbo financing is rarely needed at Virginia City Highlands' median, but buyers purchasing above $766,550 (the 2026 conforming limit) will need 700+ and stronger reserves. A higher credit score cuts your rate: the spread between 640 and 760 can save $300+ per month on a median Virginia City Highlands purchase.
Virginia City Highlands FAQ — 18 Answers
Virginia City Highlands median list prices run roughly $157,000 per Reno/Sparks Association of REALTORS and NNRMLS data for the 89440 ZIP. The core range spans $400K–$800K across custom and semi-custom homes on 1-to-10-acre parcels, with 40-acre estate parcels reaching $1M+. Price per square foot is meaningfully below comparable rural-view communities in Washoe County, making Virginia City Highlands one of Northern Nevada's strongest values for acreage living with panoramic mountain views.
Virginia City Highlands' most prized addresses sit on the upper Virginia Range plateau at elevations above 6,800 feet, where views sweep from the Truckee Meadows and Reno-Sparks metro all the way to the Sierra Nevada crest. Parcels offering north-facing Reno views and those with south-facing exposure toward the historic Virginia City district command the highest premiums. Horse-property lots with water rights, established wells, and gentle grades draw strong buyer interest in the $157K–$800K range.
Virginia City Highlands is a high-elevation rural subdivision on 1-to-40-acre parcels at 6,200–7,500 feet in Storey County — prized for privacy, dark skies, and panoramic views rather than a golf-course lifestyle. Dayton Valley is a golf-course community on smaller lots at lower elevation in Lyon County. Virginia City Highlands suits buyers prioritizing land, views, and quiet country living; Dayton Valley suits buyers who want an in-community golf course as the primary lifestyle anchor.
Virginia City Highlands homes sell in a median of about 118 days from list to accepted offer per Northern Nevada Regional MLS data for the 89440 ZIP. Well-priced view parcels with established wells and improved road access go pending in four to eight weeks when priced correctly. Larger 40-acre estate parcels and homes above $800K take longer as the qualified buyer pool narrows. Limited inventory overall keeps well-maintained Virginia City Highlands homes from sitting past 90 days in normal markets.
Property taxes in Virginia City Highlands are low. Storey County's effective rate runs roughly 0.5–0.7% of a home's taxable value per the Storey County Assessor, and Nevada's 3% annual cap on primary-residence increases under Nevada Revised Statutes 361.471 keeps long-run carrying costs predictable. On a $157,000 Virginia City Highlands home, annual taxes typically run $2,750–$3,850 — well below comparable California rural-view properties. Zero Nevada state income tax stacks on top.
Virginia City Highlands is governed primarily by a property owners association (POA) rather than a traditional HOA. The Virginia City Highlands Property Owners Association is a non-profit established in July 1972 for Unit 1 of the subdivision, the parcels locally known as the 1-acre lots; the 10-acre Highland Ranches ("The 10's") have a separate association, and each publishes its own CC&Rs, bylaws and architectural guidelines (virginiacityhighlands.com). Typical dues cover shared road maintenance across the unpaved ranch roads that connect parcels, and the POA oversees common interests across the subdivision. Dues typically run $100–$300 per year rather than monthly. Always review the CC&Rs for rules on outbuildings, livestock, short-term rentals, and any road-maintenance assessment structure before closing, as Storey County land-use rules differ from Washoe County.
Day-to-day living costs in Virginia City Highlands track the rural Nevada average with some acreage-specific line items. The median near $157,000 sits roughly $25K–$75K below Reno for a comparable land footprint. Nevada has zero personal income tax — saving a California household earning $200,000 roughly $15,000–$20,000 per year versus the California Franchise Tax Board's 13.3% top rate. Well water and propane/off-grid energy are common, replacing municipal utility bills with annual maintenance costs. Budget for SR-341 (Geiger Grade) winter road conditions.
Virginia City Highlands is zoned for the Storey County School District: Virginia City Elementary (K-5), Virginia City Middle (6-8), and Virginia City High School (9-12). According to GreatSchools, Storey County campuses serve a small community with a high degree of individual attention — the district is one of Nevada's smallest. Families prioritizing higher-rated public schools look 30 minutes north to Washoe County or private options. Storey County's small class sizes appeal to families who value personalized instruction.
Yes, for families who value rural space, outdoor exploration, and a small-district school environment over suburban convenience. Virginia City Highlands offers large parcels for children to roam, dark-sky access for stargazing, and the rich history of the Virginia City National Historic Landmark minutes away. The trade-off is a 30-minute drive for most grocery and medical needs and a small-district school system. Families willing to drive 30 minutes to Reno or 25 minutes to Carson City find the lifestyle value compelling.
Virginia City Highlands is primarily a build-on-your-lot market — vacant acreage parcels are available for custom and semi-custom construction, with local custom builders active in the 89440 ZIP. Build timelines run 12–18 months for a custom home, and buyers must handle well drilling, septic design, and utility service as part of the development process. Spec-build inventory is minimal. Buyers seeking quick-close new construction are better served by active phases in Fernley or the Dayton area 45–55 minutes away.
Virginia City Highlands is a low-competition niche market — fewer active listings than any comparable Northern Nevada acreage community means well-priced view properties can move quickly once the right buyer finds them, but the buyer pool is smaller than Reno or Carson City. Parcels with established wells, gentle grades, and Reno-facing views attract the most activity. Homes above $700K draw fewer competing buyers, giving negotiating room. Buyers willing to act decisively when the right property hits the NNRMLS gain an edge.
Nevada levies zero personal state income tax. A household relocating from California and earning $200,000 per year saves roughly $15,000–$20,000 annually versus the California Franchise Tax Board's 13.3% top marginal rate; a $500,000 earner saves $50,000 or more. Virginia City Highlands stacks on top a median near $157,000 — offering acres of mountain property at a price impossible to match in California rural-view communities, which typically range from $900K to $2M+ for comparable acreage and elevation.
Virginia City Highlands itself is the amenity — 1-to-40-acre parcels on the Virginia Range plateau with panoramic views of the Sierra Nevada, the Truckee Meadows, and the high desert. Dark-sky stargazing, hiking across open range, horseback riding, and ATV access through Storey County's open land are daily options. Historic Virginia City is 5 minutes south. Lake Tahoe is roughly 40–45 minutes west. The Reno-Sparks metro with its trail systems and Truckee River greenway is 30 minutes north.
Most Virginia City Highlands residents commute by car. Reno is about 30 minutes north on SR-341 (Geiger Grade) and I-580 — but the Geiger Grade requires careful driving in winter snow and ice. Carson City is roughly 25 minutes south on SR-341 and US-395. The Tahoe-Reno Industrial Center is 35–40 minutes east. No public transit exists — a four-wheel-drive or AWD vehicle with all-season or snow tires is strongly recommended for the 6,200–7,500 ft elevation winter conditions.
Before buying in Virginia City Highlands, confirm well depth, water rights, and annual yield — water is the single most critical variable on acreage parcels here. Verify the septic system condition and Storey County permit history. Budget for SR-341 Geiger Grade winter road prep — AWD and all-season tires are practical necessities above 6,000 feet. Review the property owners association road-maintenance structure and any recorded easements. Confirm your Storey County School District campus assignment if schools matter, and factor in the 25–30 min drive for most grocery and medical needs.
Most Virginia City Highlands buyers put down 10–25% on acreage properties, as conventional financing on 1-to-10-acre parcels with septic and well utilities is standard — but lender requirements vary. FHA is available at 3.5% with a 580 credit score on single-family homes meeting FHA appraisal standards. VA loans are available at 0% down for eligible veterans. On a $157,000 median Virginia City Highlands home, 10% is $55,000 and 20% is $110,000. Ask the Nevada Real Estate Group Northern Nevada team to connect you with a lender experienced in Storey County rural-property financing.
Virginia City Highlands and rural Washoe County acreage communities both offer large-lot mountain living with Reno proximity, but they differ in price and governance. Virginia City Highlands in Storey County typically prices $50K–$100K below comparable Washoe County acreage and carries lower effective property-tax rates, but Storey County's small school district is a meaningful trade-off for families. Buyers prioritizing maximum land value, dark skies, and historic character at the lowest Northern Nevada acreage price typically choose Virginia City Highlands; families prioritizing Washoe County School District access choose Washoe County rural parcels.
Yes. Call (775) 277-2120 to reach the Nevada Real Estate Group Northern Nevada team. We specialize in Storey County acreage purchases — Virginia City Highlands custom homes, vacant parcels, and horse properties throughout the 89440 ZIP. Our agents know well-and-septic due diligence, Geiger Grade winter conditions, Storey County POA structures, and the land-use rules that differ from Washoe County. Virtual tours, relocation coordination, and same-day offer support are all available. Over 9,600 closed transactions and $4.85 billion in volume since 2011 back every negotiation.
Updated September 2026
STILL HAVE QUESTIONS?
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PEOPLE ALSO ASK
Beyond the core questions above, these are the queries Virginia City Highlands buyers most commonly search — each answered with verifiable specifics: prices sourced from Reno/Sparks Association of REALTORS and NNRMLS, employment data from BLS and the Nevada State Demographer, and school ratings from GreatSchools and the Nevada Report Card.
Yes. Virginia City Highlands is the acreage subdivision on the Virginia Range plateau in Storey County, Nevada (ZIP 89440), roughly 5 miles north of historic Virginia City. It is Storey County's primary residential acreage community, known for 1-to-40-acre parcels, panoramic Sierra Nevada and Truckee Meadows views, and custom mountain homes at elevations of 6,200–7,500 feet.
Virginia City Highlands is known for its high-elevation acreage living on the Virginia Range plateau — genuine privacy on 1-to-40-acre parcels with panoramic Sierra Nevada views, dark skies, and a mountain-lifestyle address within 30 minutes of Reno and 25 minutes of Carson City. It is the only Storey County acreage community of its scale near a major Nevada metro.
Roughly 30 minutes from Virginia City Highlands to downtown Reno, traveling north on SR-341 (the Geiger Grade) to I-580 north. Reno-Tahoe International Airport is about 35 minutes from Virginia City Highlands via the same route. Winter Geiger Grade conditions can add 5–10 minutes with an AWD vehicle in snow.
No — Virginia City Highlands is an open acreage community governed by a property owners association for road maintenance. There is no guard gate or staffed entry. This keeps annual POA costs minimal ($100–$300/yr) compared with gated Northern Nevada communities, and it preserves the authentic rural mountain character that most Highlands buyers specifically seek.
Virginia City Highlands is zoned for the Storey County School District — Virginia City Elementary, Virginia City Middle School, and Virginia City High School. Storey County is one of Nevada's smallest school districts with strong individual-attention ratios. Families prioritizing higher GreatSchools-rated campuses look 25 minutes south to Carson City or 30 minutes north to Washoe County and private Reno options like Davidson Academy (9/10).
Virginia City Highlands is primarily a build-on-your-lot custom-home market — no production builder operates active phases here. Buyers who want a new custom home purchase a vacant parcel (ranging from under $100K for 1-acre improved lots to $200K+ for larger estate parcels) and work with a local custom builder. Build timelines run 12–18 months; well, septic, and site-development costs add $50K–$120K to the project budget.
Virginia City Highlands' property owners association (POA) runs approximately $100–$300 per year for road maintenance and common interests — far lighter than urban HOAs in Reno or Carson City. There is no amenity fee, no gate-staffing cost, and no recreation-center assessment. Confirm your specific parcel's exact dues and any open road-maintenance assessments in escrow before closing.
Virginia City Highlands is in Storey County, Nevada — one of the state's smallest and most rural counties, governed by the Storey County Commission. Storey County land-use rules are generally more permissive than Washoe County on livestock, outbuildings, and accessory structures, making it well-suited for horse-property and rural-lifestyle buyers. The county seat is Virginia City.
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 $4.85 billion in volume since 2011, our agents serve buyers and sellers statewide — from Las Vegas to Storey County acreage — and that breadth 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 Virginia City Highlands with neighboring Northern Nevada communities along the SR-341 and US-395 corridors — from historic Virginia City ($320K) and Silver City/Dayton ($385K) to Carson City ($525K) and Reno ($575K). Each card pairs the commute time with median price so you can judge whether the extra drive delivers more home or different amenities.
A–Z INDEX
Virginia City ZIP 89440 spans Storey County's high-elevation Virginia Range plateau — Virginia City Highlands ($550K) anchors the mountain acreage lifestyle, historic Virginia City ($320K) offers Victorian character and the Comstock Landmark, and Silver City/Dayton ($385K) serves lower-elevation rural buyers seeking Carson River valley living.
KEEP LEARNING
These guides extend the research most Virginia City Highlands buyers do next — comparing the Highlands against historic Virginia City and Carson City, exploring Storey County land-use rules, and understanding how the 89440 ZIP sits within the broader Northern Nevada value spectrum.
GUIDE
The Virginia City hub — all area communities, market data, and the full 89440 ZIP context for Virginia City Highlands buyers.
Read →GUIDE
The state capital 25 minutes south — more services, schools, and how Carson City prices compare to Virginia City Highlands.
Read →GUIDE
Lyon County's golf-course community 35 minutes south — a different lifestyle angle on Northern Nevada acreage and value living.
Read →RELOCATION GUIDE
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →LIVING GUIDE
Jobs, cost, weather, and lifestyle across Northern Nevada.
Read →Sources & Methodology
Every statistic on this page is sourced from a primary or government dataset and refreshed monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail.
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: October 15