Value Buyers
- Most affordable home + land in western Nevada
- In-town homes from the $250K–$420K range
- USDA 0% down across most of rural Lyon County
- Lyon County SD K-12 coverage
Yerington, Nevada
Yerington Homes For Sale
Nevada Real Estate Group — your Northern Nevada team for Yerington real estate. Search affordable homes for sale in the heart of Mason Valley, Lyon County's agricultural seat: in-town single-family homes, ranch and acreage parcels with water rights, and land-rich properties in Smith Valley and Wellington — priced well below the Reno-Sparks median.
MEDIAN LIST PRICE
$330K
RSAR / NNRMLS, June 2026
DAYS ON MARKET
55
RSAR / NNRMLS, June 2026
TO CARSON CITY
75 min
via US-95A & US-50
ELEVATION
4,380 ft
U.S. Geological Survey
Property research
Verify for your address
Confirm current school assignments, association documents, parcel taxes, and insurance with the applicable sources.
Last updated
June 20, 2026
Individual data periods may differ from the page update date.
KEY TAKEAWAYS
What Should You Know About Yerington at a Glance?
Yerington is the Lyon County seat — roughly 3,500 residents in town, anchoring a larger Mason Valley population, per the Nevada State Demographer — with a median list price near $330,000 and about 55 days on market per Reno/Sparks Association of REALTORS. The five takeaways below show what those numbers mean for buyers eyeing this agricultural valley southeast of Carson City.
- Population: about 3,500 residents in the City of Yerington, the Lyon County seat, anchoring a larger Mason Valley agricultural population along the Walker River.
- Median list price: $330,000 (June 2026) — among the most affordable home-ownership markets in western Nevada, with land-rich ranch parcels available beyond town.
- Best for: value buyers, ranchers and agricultural buyers, retirees, remote workers, and USDA-eligible rural buyers seeking acreage and water rights.
- Top areas: in-town Yerington for affordable resale; Mason, Smith Valley, and Wellington for ranch and acreage land with water rights.
- Why people move here: far more land per dollar than the Reno metro, zero state income tax, water rights and acreage, and a quiet agricultural pace — traded against an honest 75–90 minute distance from Carson City and Reno.
Last updated June 2026 · Sources: RSAR, U.S. Census, Nevada State Demographer
Where Can I Find Yerington Homes for Sale?
Yerington carries roughly 60-110 active homes in mid-2026 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, concentrated in the $280K–$500K range — in-town single-family resale, manufactured homes, and ranch or acreage parcels with water rights across Mason Valley. The eight newest listings appear below, and every active Yerington property is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Yerington Homes Sell in Each Price Range?
The Yerington median list price sits near $330K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with inventory concentrated in the $250K–$450K band for in-town homes and higher for ranch and acreage parcels. Each card below shows current active-listing counts by price range, so you can gauge competition at your budget before touring.
Browse Yerington Listings
How Can You Find a Yerington Home by Type, Lifestyle & Price?
Yerington's active listings break down primarily into in-town single-family homes, manufactured homes, and ranch or acreage land — concentrated in the $250K–$500K range — each link opens our live MLS search pre-filtered for that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Yerington & Mason Valley Areas Should You Explore?
Tap an area to see current listings, price ranges, and what daily life looks like inside.
By Property Type
By Price Range
Updated daily · 85 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Yerington Listings First?
Custom alerts by area, price, beds, baths, acreage, and home features — no spam, unsubscribe anytime. With Yerington homes averaging 55 days on market per Reno/Sparks Association of REALTORS data, buyers who see new ranch and acreage listings within hours still hold an edge — especially on the limited supply of water-rights parcels in Mason Valley, Smith Valley, and Wellington.
- 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
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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 Yerington, NV?
The Answer
Yerington offers affordable rural living in the heart of Mason Valley, with in-town homes, ranch acreage, and the open agricultural landscape along the Walker River. The City of Yerington anchors Lyon County government and services, while buyers come for the land, the water rights, and Nevada's zero state income tax adding five-figure annual savings at a $330K median.
What is Yerington known for?
Yerington is known as the agricultural heart of Mason Valley — the 'Onion Capital of the West' for the onions, garlic, alfalfa, and grain grown across its irrigated fields, the Lyon County seat, the historic Anaconda Copper Mine legacy nearby, and affordable land-rich ownership along the Walker River.
Who should live in Yerington?
Yerington fits value buyers who want maximum land and home per dollar, ranchers and agricultural buyers seeking irrigated ground with water rights, retirees wanting a quiet low-cost community, remote workers who do not need a metro commute, and USDA-eligible rural buyers who can put zero down on a qualifying property.
What is daily life like?
Daily life in Yerington runs at a true small-town agricultural pace — a few minutes along Main Street for errands and county services, open Mason Valley farmland and the Walker River just outside town, and big-sky high-desert horizons in every direction. It is quieter and far more rural than any Northern Nevada metro market, with Carson City's fuller services about 75 minutes northwest.
Location
Where Is Yerington
Yerington sits in Mason Valley along the Walker River in Lyon County, Nevada, about 75 minutes southeast of Carson City and 90 minutes from Reno via US-95A. Elevation approximately 4,380 ft. ZIP code 89447.
Carson City
75
Min
Reno
90
Min
Reno-Tahoe Airport
95
Min
Dayton
50
Min
Fernley
60
Min
Yerington
At a Glance$330,000
Median List Price
~85
Active Listings
~$185
Price / Sq Ft
55
Days on Market
- Population
- ~3,500 (city)
- County
- Lyon County (seat)
- Elevation
- ~4,380 ft
- ZIP Code
- 89447
- Incorporated
- 1907
- Primary Road
- US-95A / Alt US-95
- Sunshine
- 280+ days/year
- Schools
- Lyon County School District
- To Carson City
- 75 min via US-95A & US-50
- To Reno
- 90 min via US-95A & I-580
- Airport
- Reno-Tahoe International (95 min)
- HOA Communities
- Rare — most parcels HOA-free
Quick Answer
Why is Yerington a good place to live?
Yerington is one of the most affordable, land-rich home-ownership markets in western Nevada, offering in-town homes in the $280K–$450K range and ranch or acreage parcels with water rights across Mason Valley — well below the Reno-Sparks and Carson City medians. Nevada's zero state income tax and Lyon County's low property-tax rate add five-figure annual savings versus what California buyers leave behind. For value buyers, ranchers, retirees, and remote workers who do not need a metro commute, Yerington delivers the Nevada tax advantage with more space and land than anywhere closer to the metro.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Yerington?
According to the U.S. Census Bureau, the City of Yerington holds roughly 3,500 residents with a median household income near $52,000, anchoring a larger Mason Valley agricultural population. The community draws value buyers, ranching and farming households, retirees, and remote workers seeking affordable Lyon County land. The median age skews older than metro markets, and owner-occupancy runs strong.
Home and land values have risen modestly as Northern Nevada buyers seek affordable acreage beyond the metro, but Yerington remains among the lowest-priced markets in the region. The community's workforce centers on agriculture, county-seat government, healthcare at South Lyon Medical Center, and the mining legacy of the area — alongside retirees and remote earners who choose Mason Valley for the land and the price.
~3,500
vs Lyon Co ~65,000
$52,000
vs Lyon Co $63,000
~42
vs Lyon Co 38
$310K
vs Lyon Co $330K
~62%
vs Lyon Co 67%
~15%
vs Lyon Co 19%
~28%
vs Lyon Co 31%
2.5
vs Lyon Co 2.7
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
How Fast Is Yerington Growing?
Yerington has grown slowly and steadily as the Lyon County seat, holding its small-town agricultural character even as the wider county has expanded along the I-80 and US-50 corridors. Growth in Mason Valley comes mainly from buyers seeking affordable land and acreage rather than large new subdivisions, keeping the community's pace gradual through 2030.
~3,500City residents (2024)
~65,000Lyon County total
~3,800Projected city at 2030
City population trajectory, 2010–2030 (projected)
Most growth in the Yerington area happens on rural and acreage parcels across Mason Valley, Smith Valley, and Wellington rather than in town, as buyers purchase land with water rights and build custom. In-town Yerington grows mainly through resale turnover, keeping established-home inventory tight. The county-seat role, agriculture, and healthcare anchor the local economy and steady the population trajectory.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are city-level approximations; projection reflects State Demographer planning. Last updated June 2026.
MARKET TRENDS · LAST 12 MONTHS
How Is the Yerington Real Estate Market Trending?
Median list price, days on market, and active listings from Northern Nevada Regional MLS data updated monthly. Yerington's median has held steady near $330K while a modest number of homes close monthly across Mason Valley — the charts below show the past twelve months.
Median List Price
+1.5% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
50 → 55 days YoY — paced rural market
vs the prior year
Source: Las Vegas REALTORS
Active Listings
~15-25 closings/month, steady seasonal pattern
vs the prior year
Source: Las Vegas REALTORS
55
MEDIAN DAYS ON MARKET
$330K
MEDIAN LIST PRICE
85
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
Yerington specialist.
Market Competitiveness
How competitive is Yerington right now?
Yerington is a calm, paced market — homes average about 55 days on market per Northern Nevada Regional MLS data, with the steadiest demand in the $280K–$400K in-town band. Affordable in-town homes under $400K tend to move first, while ranch and acreage parcels with water rights take longer as the land-buyer pool is smaller and more specialized.
30Calm / Buyer-Friendly
- 55 daysMedian days on market
- $280K–$500KPrimary demand range
- ~$185Median price per sq ft
- ~85Active listings (June 2026)
Is Yerington Right for You?
Who Should Buy a Home in Yerington?
Yerington is not for every buyer — it suits households that value land, affordability, and a rural lifestyle over urban amenities, and who do not need a daily metro commute. Six buyer profiles below match lifestyles to what Yerington offers, followed by the honest pros and trade-offs our team walks every client through before committing.
Which Yerington Buyer Profile Matches You?
Ranchers & Agricultural Buyers
- Irrigated ground and water rights on many parcels
- Mason Valley 'Garden Spot' farming heritage
- Room for hay operations, livestock, and shops
- Permissive rural Lyon County zoning
Equestrian Buyers
- Smith Valley and Wellington acreage estates
- Room for horses, arenas, and barns
- Open riding on BLM land all around
- Far more acreage per dollar than the Reno metro
Retirees
- Low cost of living and low property taxes
- Quiet small-town agricultural pace
- South Lyon Medical Center and county services in town
- Nevada zero state income tax on retirement income
Remote Workers
- Lower cost base while earning remote income
- Room for a home office, shop, and acreage
- No metro commute required
- Big-sky quiet and open space
California Relocators (Land-Focused)
- Nevada zero state income tax — same benefit as Reno
- Ranch home on acreage vs. a Bay Area condo at $450K
- Water rights and productive ground available
- Maximum land value in Northern Nevada
Best Fit For
- Value buyers — the most affordable home-plus-land in western Nevada, with USDA eligibility expanding access for qualified buyers across most of rural Lyon County.
- Ranchers and growers — irrigated Mason Valley ground with water rights in the state's agricultural 'Garden Spot' — room for hay, livestock, and equipment.
- Equestrian buyers — Smith Valley and Wellington acreage with room for horses, arenas, and barns, plus open BLM riding all around.
- Retirees — low cost of living, low taxes, county-seat services and a hospital in town, and Nevada's zero income tax on retirement income.
- Remote workers — a low cost base, space for a home office and shop, and big-sky quiet — the Nevada advantage without any metro commute.
- Land-focused relocators — maximum acreage per dollar in Northern Nevada, water rights, and the zero-income-tax benefit for households leaving California.
Ready to explore homes in Yerington? Nevada Real Estate Group knows Mason Valley's market inside and out — from USDA-eligible tracts to ranch parcels with water rights in Smith Valley and Wellington.
Start Your Yerington SearchPros
- Most affordable home-plus-land market in western Nevada — medians near $330K
- Zero Nevada state income tax — same benefit as Reno, at a far lower price for land
- Water rights and irrigated ground on many Mason Valley, Smith Valley, and Wellington parcels
- USDA Rural Development loans may offer 0% down across most of rural Lyon County
- Room for horses, livestock, shops, and hay operations under permissive rural zoning
- Property taxes capped at 3% annual growth under Nevada law — predictable carrying costs
- Quiet agricultural lifestyle, low crime, and Walker River / Walker Lake recreation at the doorstep
Honest Considerations
- 75–90 minute distance to Carson City and Reno — not viable for a daily metro commute
- Limited local amenities — most major shopping, dining, and specialty services require a Carson City or Reno trip
- Schools rated lower than Carson City and Reno's top campuses — families seeking 9/10 schools need the drive
- Smaller local job market — economy centers on agriculture, county government, and healthcare
- Rural and ranch parcels use well water and septic — verify systems and water rights before buying
- Smaller resale buyer pool, especially on acreage, limits exit options vs. metro markets
Neighborhood Comparison
How Do Yerington's Mason Valley Areas Compare?
A side-by-side comparison of Yerington and the surrounding Mason Valley areas — median price, lifestyle fit, and inventory — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Each area serves a distinct buyer profile, from affordable in-town resale to land-rich ranch and equestrian acreage.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| In-Town Yerington | $310,000 | ~$180 | 50 | 45 | Established · Resale · No HOA |
| Mason | $420,000 | ~$195 | 60 | 18 | Agricultural · Ranch · Walker River |
| Smith Valley | $525,000 | ~$210 | 70 | 16 | Equestrian · Acreage · Water Rights |
| Wellington | $450,000 | ~$200 | 65 | 12 | Ranch Country · Large Lots · Value |
| Mason Valley Rural / Outlying | $380,000 | ~$185 | 75 | 14 | Large Lots · OHV · Horses |
| Yerington Custom / Land | $400,000 | ~$190 | 80 | 10 | Build-to-suit · Water Rights · Acreage |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Neighborhood Deep Dive
What's Inside Yerington's Top Areas?
Submarket 1
In-Town Yerington
Yerington's established residential core — affordable single-family homes near Main Street, county services, and schools, mostly without HOA. The most accessible price points in Mason Valley and the steadiest resale market for first-time and value buyers.
Browse In-Town Yerington homes →$310KMedian Price
50Days on Market
45Active Listings
~$180Price / Sq Ft
Submarket 2
Mason
A tiny agricultural community southwest of Yerington in the heart of Mason Valley along the Walker River — farmhouses, manufactured homes, and working ranches on parcels from a residential lot to many acres of irrigated ground, mostly HOA-free.
Browse Mason homes →$420KMedian Price
60Days on Market
18Active Listings
~$195Price / Sq Ft
Submarket 3
Smith Valley
A broad agricultural valley southwest of Yerington along SR-208, taking in Smith and Wellington — ranch homes, equestrian properties, and irrigated ranches on significant acreage, with water rights attached to many parcels and the Smith Valley schools nearby.
Browse Smith Valley homes →$525KMedian Price
70Days on Market
16Active Listings
~$210Price / Sq Ft
Submarket 4
Wellington
An unincorporated ranching town in Smith Valley along SR-208 — farmhouses, ranch homes, manufactured homes, and rural estates on acreage, with many parcels carrying water rights and prices that buy far more land than settings closer to Reno.
Browse Wellington homes →$450KMedian Price
65Days on Market
12Active Listings
~$200Price / Sq Ft
Submarket 5
Mason Valley Rural / Outlying
Agricultural and rural residential parcels across the broader Mason Valley floor — larger lots from one to many acres, permissive land use, BLM adjacency, and the open high-desert environment for buyers who want maximum space.
Browse Mason Valley Rural / Outlying homes →$380KMedian Price
75Days on Market
14Active Listings
~$185Price / Sq Ft
Submarket 6
Yerington Custom / Land
Vacant land and acreage parcels around Yerington and Mason Valley for buyers who want to purchase ground — often with water rights — and build a custom home or ranch, which Lyon County's rural zoning readily accommodates.
Browse Yerington Custom / Land homes →$400KMedian Price
80Days on Market
10Active Listings
~$190Price / Sq Ft
Submarket 7
Smith Valley & Wellington (ranch & equestrian acreage)
The Smith Valley and Wellington area southwest of Yerington is Mason Valley's premier land-rich setting — irrigated ranches, equestrian estates, and large acreage parcels with water rights along the West Walker River. Inventory is limited and specialized, drawing ranchers, growers, and horse owners seeking the most land per dollar in western Nevada.
Browse Smith Valley & Wellington (ranch & equestrian acreage) homes →$350K+Acreage Homes From
Water RightsOn Many Parcels
28+Active Listings
No HOAMost Properties
Where Are Yerington's Areas on the Map?
Yerington's residential footprint (ZIP 89447) centers on the in-town core, with the agricultural communities of Mason to the southwest along the Walker River, and Smith Valley and Wellington further southwest along SR-208. The map below pins each area across Mason Valley, with prices ranging from $250K in-town resale to land-rich ranch and equestrian acreage above $500K.
#1
TEAM IN NEVADA
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HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
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STILL DECIDING?
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area fits?
BY ZIP CODE
What Does the Yerington Market Look Like by ZIP Code?
Yerington is primarily served by ZIP code 89447, which covers the city and much of Mason Valley, with Smith Valley and Wellington in adjoining ZIPs (89430/89444). The table below shows the current market snapshot by ZIP, so you can benchmark the Yerington area against the broader Northern Nevada region before deciding on location.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89447 | Yerington · In-Town · Mason Valley floor | $330K | ~$185 | 55 | 70 | +1.5% |
| 89444 | Smith Valley · Wellington (SR-208) | $475K | ~$205 | 70 | 15 | +1.2% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Lyon County GIS.
New Construction
Who Builds Homes in the Yerington Area?
New-construction in Yerington is predominantly custom rather than large production subdivisions, reflecting its rural agricultural character. Most new homes rise on individual Mason Valley, Smith Valley, or Wellington parcels — often after a buyer purchases land with water rights. The builders below are the regional and custom builders active across Lyon County and Northern Nevada.
Custom Residential & Ranch
Custom / Local Builders
Custom homes and ranch builds on rural Lyon County parcels with water rights
Affordable & Entry-Level
Manufactured / Modular
New manufactured and modular homes on owned land — a major share of new Yerington-area housing
Value & First-Time
D.R. Horton
America's largest builder, active in the broader Northern Nevada market
Family & Mid-Market
Lennar
Everything's Included pricing model
First-Time & Family
KB Home
Customizable Personal Plans
Entry-Level & First-Time
LGI Homes
Affordable new construction, all-in pricing
Family & Move-Up
Ryder Homes
Northern Nevada regional builder
Family & Value
Woodside Homes
Western regional builder with NV presence
Outdoor Recreation
What Outdoor Amenities Does Yerington Offer?
Yerington sits in the heart of Mason Valley's high-desert recreation network — the Walker River through the valley, Walker Lake to the south for fishing, and BLM open land on all sides. The City of Yerington maintains city parks and recreation facilities for family use.
IN VALLEY
Walker River
River corridorFishing · Floating · WildlifeFree access
The East and West Walker Rivers run through Mason and Smith valleys, irrigating the farmland and offering fishing, riverside wildlife, and the green ribbon that defines the agricultural valley floor.
40 MIN S
Walker Lake
Desert lakeFishing · Boating · CampingDay-use
A large high-desert lake south of Yerington along US-95, popular for Lahontan cutthroat trout fishing, boating, and shoreline camping against the Wassuk Range.
VALLEY EDGE
BLM Open Land
Hundreds of thousands of acresOHV · Hunting · RidingFree
Bureau of Land Management public land surrounds Mason Valley — open to OHV use, hunting, horseback riding, and dispersed recreation across the Singatse and Wassuk ranges.
20 MIN N
Mason Valley Wildlife Mgmt Area
Wetlands & habitatBirding · Hunting · FishingLicense required
A Nevada Department of Wildlife management area along the Walker River north of Yerington — wetlands, waterfowl, and one of the region's best birding and hunting destinations.
NEAR TOWN
Anaconda Mine Historic Area
Historic mining siteHistory · SightseeingVaries
The historic Anaconda Copper Mine just west of Yerington is a landmark of the area's mining legacy — a defining piece of local history visible from the valley.
IN CITY
Yerington City Parks
Multiple locationsPicnics · SportsFree
Yerington's city park network provides ball fields, picnic areas, and green space — the foundation of the community's family recreation infrastructure.
2 HR W
Sierra & Lake Tahoe
Mountains & lakeSkiing · Boating · HikingVaries
The Sierra Nevada and Lake Tahoe are roughly two hours west via Carson City — a longer drive than from the metro, but a reachable weekend destination for skiing and alpine recreation.
60 MIN SW
Topaz Lake
ReservoirFishing · BoatingDay-use
A reservoir on the Nevada-California line southwest of Smith Valley, known for trophy trout fishing and boating in an open high-desert setting.
The Yerington Lifestyle
What Does a Weekend in Yerington Look Like?
Morning fishing the Walker River, afternoon on BLM land or at Walker Lake, evening watching the sun set over Mason Valley farmland per the City of Yerington. Yerington residents trade metro proximity for land, water, and a cost of living that keeps weekends affordable at a $330K median.
280+Days of Sun
40 minTo Walker Lake
75 minTo Carson City
4,380 ftElevation
THIS WEEKEND'S OPEN HOUSES
Can You Tour Yerington Homes This Weekend?
Yerington sellers run open houses Friday through Sunday, though the rural pace means many ranch and acreage showings are by appointment. At 55 median days on market the market is calm, but well-priced in-town homes under $400K still move within a couple of weeks. Set alerts or browse all active Yerington-area inventory now.
Planning a move
What Should I Verify Before Moving to Yerington?
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 Yerington 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 Yerington's Economy?
Yerington's economy is rooted in Mason Valley agriculture — alfalfa, onions, garlic, and grain across the irrigated valley floor — plus county-seat government and a mining legacy. According to the U.S. Bureau of Labor Statistics, the nearest major job market, the Reno-Sparks MSA, sits near historic-low unemployment. Local employment centers on agriculture, Lyon County government, and South Lyon Medical Center.
$52,000Median household incomeU.S. Census ACS, City of Yerington
AgricultureOnions · Garlic · Alfalfa · GrainMason Valley 'Garden Spot'
County SeatLyon County governmentGovernment & administrative jobs
HealthcareSouth Lyon Medical CenterLocal hospital & employer
Top Yerington-Area Employers
- Lyon County GovernmentCounty-seat administration, courts, and services in Yerington
- Lyon County School DistrictK-12 schools and administration across Lyon County
- South Lyon Medical CenterYerington's hospital and a major local employer
- Mason Valley AgricultureOnion, garlic, alfalfa, and grain farms and ranches across the valley
- Anaconda / Mining LegacyHistoric copper mining; ongoing remediation and resource activity in the area
- Yerington Paiute TribeTribal government, enterprises, and community services
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
CITY COMPARISON
How Does Yerington Compare to Fernley, Carson City & Reno?
If you're deciding between Yerington and other Northern Nevada options, this covers the metrics buyers care about most. Yerington leads on price and land, Fernley on metro commute, Carson City on services, Reno on amenities and jobs. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Yerington | Fernley | Carson City | Reno |
|---|---|---|---|---|
| Median List Price | $330K | $360K | $525K | $575K |
| Price / Sq Ft | ~$185 | ~$195 | $300 | $340 |
| Days on Market | 55 | 45 | 36 | 38 |
| Population | ~3,500 | ~22,000 | ~58,000 | ~275,000 |
| State Income Tax | None | None | None | None |
| Median Household Income | $52,000 | $65,000 | $68,000 | $72,000 |
| To Reno | 90 min | 35 min | 35 min | In Reno |
| Land / Acreage Availability | Very High | Moderate | Low | Low |
| Best For | Land · Affordability · Ag | Affordability · TRI Access | Capital · Services | Amenities · Tahoe · Jobs |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Yerington 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 Yerington Payment
$2,750
Illustrative Monthly Payment
- Principal & Interest$1,976
- Property Tax$300
- Insurance$150
- HOA$200
- PMI$124
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 Yerington?
Yerington is a car-dependent rural community — most trips stay local within Mason Valley and run just a few minutes, while regional travel relies on US-95A and Alt US-95. Carson City is about 75 minutes northwest and Reno-Sparks about 90, so Yerington suits local, remote, or retired residents rather than daily commuters per U.S. Census ACS data.
Drive Times from Yerington
- 5 minDowntown YeringtonMain St / Alt US-95
- 10 minMasonAlt US-95 southwest
- 25-30 minSmith Valley / WellingtonSR-208 southwest
- 50 minDaytonUS-95A north
- 75 minCarson CityUS-95A & US-50 northwest
- 90 minReno-SparksUS-95A & I-580 north
- 95 minReno-Tahoe Intl AirportUS-95A & US-395 north
- 40 minWalker LakeUS-95A south
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a home in Yerington?
Most Yerington purchases close in 30 to 45 days. Cash offers close in 7-14 days; conventional, FHA, and VA loans run 30-45 days; USDA Rural Development loans add a few business days for agency review. Ranch and acreage purchases with water rights, wells, or septic systems can take longer when extra inspections or title work are required.
Quick Answer
What credit score do you need to buy a home in Yerington?
Conventional loans generally require 620+, FHA allows 580+ with 3.5% down, VA has no formal floor but most lenders look for 620, and USDA Rural Development loans typically need 640+ for the guaranteed program. Yerington's median price of about $330K keeps most purchases well out of jumbo territory — conforming loan limits allow standard qualification criteria. Higher scores reduce your rate: the spread between 640 and 760 can exceed $180/month on a Yerington median purchase.
Yerington FAQ — 18 Answers
What Do Yerington Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Yerington?
The median asking price for a Yerington home is about $330,000 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data — among the most affordable markets in western Nevada. Inventory spans in-town single-family and manufactured homes plus ranch and acreage parcels, with most priced $280K–$450K and land-rich Smith Valley and Wellington properties higher.
What are the best neighborhoods in Yerington?
Yerington and the surrounding Mason Valley offer several distinct settings tracked by NNRMLS. In-town Yerington holds the most affordable established single-family resale, often with no HOA. Mason, just southwest along the Walker River, is the agricultural heart of the valley with farmhouses and ranch parcels. Smith Valley and Wellington to the southwest offer larger irrigated acreage and equestrian estates. All sit within Lyon County School District boundaries.
How is Yerington different from Reno?
Yerington is a small Lyon County agricultural town about 90 minutes southeast of Reno, with a median near $330,000 versus roughly $575,000 in Reno. Where Reno offers a full metro — diverse employers, a university, Midtown dining, and Lake Tahoe 45 minutes away — Yerington is a quiet rural community built around Mason Valley farming, the Walker River, and land-rich affordable ownership. The trade-off is distance from the metro; the reward is far more space and acreage for the money. Both share Nevada's zero state income tax advantage.
What is the average days on market in Yerington?
Yerington homes take a median of about 55 days on market from list to accepted offer, per Northern Nevada Regional MLS data. Well-priced in-town single-family homes under $400K often move faster as the affordable buyer pool is steady, while ranch and acreage parcels in Mason Valley, Smith Valley, and Wellington typically take longer — water-rights and large-lot buyers are a smaller, more specialized pool.
What are property taxes like in Yerington?
Property taxes in Yerington sit within Lyon County's rate structure, which runs roughly 0.5–0.7% of taxable value — similar to other Nevada counties. The state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471, and the Lyon County Assessor sets assessed values at 35% of taxable value. On a median-priced Yerington home the annual bill typically runs about $1,700–$2,800. Paired with no Nevada state income tax, the total carrying cost is very low by national standards.
Are there HOA communities in Yerington?
Most Yerington and Mason Valley properties carry no homeowners association at all — in-town resale, rural parcels, and working ranches typically have no HOA dues. A small number of newer or planned subdivisions may carry nominal dues, but the overwhelming norm across Yerington, Mason, Smith Valley, and Wellington is HOA-free ownership. Always review any CC&Rs and irrigation-district or water-rights obligations before writing an offer — those, not HOAs, are the documents that matter most on rural Lyon County parcels.
What is the cost of living in Yerington?
Yerington's cost of living is among the lowest in western Nevada. Housing is the primary driver — a median near $330,000 is well below Reno-Sparks, Carson City, and a fraction of comparable Bay Area pricing. Day-to-day costs track the rural Mountain West average, and Nevada's zero state income tax benefits Yerington buyers the same as anywhere in the state. Households that can work remotely or are retired gain the tax advantage while spending far less on housing and land.
What are the top schools in Yerington?
Yerington's schools sit within the Lyon County School District. Yerington High School serves grades 9-12, and Yerington Middle School covers grades 6-8, with elementary campuses serving the younger grades in town. Smith Valley School to the southwest provides K-12 coverage for the Smith Valley and Wellington communities. The district is small and tight-knit, with strong community involvement typical of rural Nevada agricultural towns.
Is Yerington a good place for families?
Yes — Yerington offers families affordable home ownership, a safe small-town environment, and the outdoor access of Mason Valley and the Walker River. Lyon County School District provides consistent K-12 coverage in town and in Smith Valley. Families gain far more square footage and land per dollar than in any Northern Nevada metro market, and the agricultural community character supports an outdoor, room-to-roam lifestyle without metro congestion.
What is the rental market like in Yerington?
Yerington's rental market is small and affordable relative to the broader Northern Nevada region. Single-family rents typically run about $1,200–$1,800/month per Reno/Sparks Association of REALTORS regional data, making Yerington one of the most accessible rental markets in western Nevada. Agricultural employment, county-seat government jobs, and the regional mining legacy sustain steady renter demand, supporting landlord returns on lower-priced entry-level homes.
Are there new construction homes in Yerington?
New-construction activity in Yerington is modest compared with the I-80 corridor cities, reflecting its rural agricultural character. Most homebuilding is custom — single-family homes and ranch residences built on individual parcels in Mason Valley, Smith Valley, and Wellington — rather than large production subdivisions. Buyers seeking new construction often purchase land with water rights and build a custom home, which Lyon County's permissive rural zoning readily accommodates.
What amenities does Yerington offer?
As the Lyon County seat, Yerington offers practical community amenities including county government services, a hospital (South Lyon Medical Center), city parks, a public library, schools, and local retail along Main Street. Walker River recreation and the open Mason Valley are at the doorstep. Carson City's fuller service and shopping base is about 75 minutes northwest via US-95A and US-50, with the full Reno-Tahoe metro roughly 90 minutes away.
How is the commute from Yerington?
Yerington is a rural community, so most commuting is local — within Mason Valley, errands and the drive to county services run just a few minutes. Carson City is about 75 minutes northwest via US-95A and US-50, and Reno-Sparks roughly 90 minutes via US-95A and I-580. Reno-Tahoe International Airport is about 95 minutes away. This distance from the metro is the defining trade-off versus I-80 communities like Fernley — Yerington trades commute proximity for substantially lower prices and far more land.
Is Yerington a safe place to live?
Yes — Yerington's small-town agricultural character produces crime rates well below Nevada's urban averages. The Lyon County Sheriff and Yerington Police Department serve the area, and the rural neighborhoods across Mason Valley, Smith Valley, and Wellington have the low-density fabric typical of Nevada ranching communities. Standard precautions cover most day-to-day scenarios in a community where neighbors know one another.
What should I know before buying in Yerington?
Before buying in Yerington, weigh the 75–90 minute distance from Carson City and Reno against the price and land advantage — it is the defining trade-off. On rural and ranch parcels, verify water rights, irrigation-district shares, well and septic systems, and Lyon County zoning if you plan agricultural or equestrian use. Budget for a full inspection, appraisal, and roughly 2–3% in closing costs; Nevada closes through escrow companies in 30–45 days, and USDA Rural Development loans may offer 0% down for eligible buyers.
What's the minimum down payment to buy a home in Yerington?
Most Yerington buyers put down 0% to 20% — USDA Rural Development loans may offer 0% down for eligible buyers across most of rural Lyon County, FHA loans allow 3.5% with a 580 credit score, and conventional loans start at 3% for first-time buyers. On a $330K median-priced Yerington home, that is roughly $0 (USDA), $9,900 (3%), or $66,000 (20%). Buyers using less than 20% should budget for monthly mortgage insurance of around $100–$220.
Is Yerington better than Fernley for a value buyer?
It depends on priorities. Yerington offers lower median prices and far more land per dollar — ranch and acreage parcels with water rights are common — but adds significant distance from the Reno-Sparks metro (about 90 minutes versus Fernley's 35 on I-80). For buyers who want acreage, agriculture, or a quiet rural lifestyle and do not commute to the metro, Yerington often wins on space and price. Fernley wins on commute proximity to TRI Center jobs and a deeper resale market.
How long does it take to close on a home in Yerington?
Most Yerington purchases close in 30 to 45 days. Cash offers can close in 7-14 days, while financed purchases (conventional, FHA, USDA, VA) run 30-45 days from accepted offer to keys-in-hand. USDA rural loans may add a few extra days for agency review. Ranch and acreage purchases with water rights or well/septic systems can take longer if additional inspections or title work on the water rights are required.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Yerington?
Eight questions Yerington buyers actually search — answered with verifiable data from the U.S. Census, RSAR and NNRMLS prices, BLS employment figures, and Nevada State Demographer projections. Each answer names its source so you can verify before writing an offer on a Mason Valley home.
Is Yerington a good place to live?
Yes, for the right buyer. Yerington offers the most affordable home-plus-land in western Nevada, Nevada's zero state income tax, abundant acreage with water rights, and a quiet agricultural lifestyle along the Walker River. The trade-off is a 75-90 minute distance from Carson City and Reno's full amenity set and lower-rated schools than the top metro campuses.
Why are people moving to Yerington?
Land and affordability. Yerington's $330K median and abundant acreage sit far below Reno-Sparks and Carson City — the most land-rich affordable market in the region. California buyers gain Nevada's zero state income tax at the lowest price point, ranchers and growers find irrigated ground with water rights, and remote workers and retirees trade commute distance for space and price.
How far is Yerington from Reno?
About 90 minutes north of Yerington via US-95A and I-580 — roughly 100 miles. Carson City is closer, about 75 minutes via US-95A and US-50. This distance is the defining trade-off of choosing Yerington over an I-80 corridor community like Fernley.
What is Yerington known for?
Yerington is the Lyon County seat and the agricultural heart of Mason Valley — the 'Onion Capital of the West' for the onions, garlic, alfalfa, and grain grown across its irrigated fields, with the historic Anaconda Copper Mine nearby and the Walker River running through the valley.
Does Yerington have new construction?
New construction in Yerington is mostly custom rather than large production subdivisions, reflecting its rural character. Buyers often purchase land with water rights in Mason Valley, Smith Valley, or Wellington and build a custom home or ranch, while new manufactured and modular homes on owned land make up a large share of new Yerington-area housing.
Is Yerington in Washoe County?
No — Yerington is the seat of Lyon County, not Washoe County. This matters for school districts (Lyon County School District vs. Washoe County School District), property tax assessment, and USDA loan eligibility. Lyon County carries low property-tax rates similar to other Nevada counties.
What is the best area near Yerington for ranch land?
Smith Valley and Wellington, southwest of Yerington along SR-208, are Mason Valley's premier ranch and equestrian areas — irrigated acreage with water rights along the West Walker River. The Mason area, closer to town along the Walker River, also offers working ranches and farmland on the valley floor.
Can I get a USDA loan in Yerington?
Yes — most of rural Lyon County, including the Yerington area, qualifies for USDA Rural Development guaranteed loans with 0% down for eligible buyers meeting income and property-location requirements. Eligibility changes with each USDA map update; confirm with a USDA-approved lender before assuming any specific address qualifies.
WHY NEVADA REAL ESTATE GROUP
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Backed by 9,061+ verified five-star reviews across Google, Zillow, and FastExpert, 9,600+ closed transactions, and $4.85B+ in total volume since 2011, our 150+ agents serve Yerington, Mason Valley, and all of Northern Nevada with deep local market knowledge — earning the #1 Nevada and #44 national team ranking.
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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 90 Minutes of Yerington?
Compare Yerington with neighboring Northern Nevada cities. Each card pairs the drive time from Yerington with median price — Fernley at $360K (60 min), Carson City at $525K (75 min), Reno at $575K (90 min) — so you can judge whether the extra distance from the metro actually buys more home and land for your money.
A–Z INDEX
Which Yerington & Mason Valley Areas Can You Explore A–Z?
Every active area and community across Yerington (ZIP 89447) and Mason Valley, Lyon County. Each linked entry opens current NNRMLS listings and price data — from in-town Yerington resale priced from $250K to the land-rich ranch and equestrian acreage of Smith Valley and Wellington above $500K.
KEEP LEARNING
What Else Should You Read About Yerington?
These guides extend the research most Yerington buyers do next — comparing Northern Nevada markets by price and land, understanding USDA loan eligibility for rural Lyon County, and exploring Fernley and Carson City as alternatives with shorter commutes to the metro.
GUIDE
Fernley Community Guide
Lyon County's I-80 commuter city — more new construction and a 35-minute Reno commute, at a slightly higher median than Yerington.
Read →GUIDE
Carson City Community Guide
Nevada's capital, about 75 minutes northwest — fuller services and amenities at a higher price than Mason Valley.
Read →MARKET REPORT
Northern Nevada Real Estate Hub
Statewide market data, city comparisons, and every Northern Nevada community page.
Read →RELOCATION GUIDE
Reno and Northern Nevada Relocation Guide
The Northern Nevada move playbook — taxes, cost of living, and neighborhoods.
Read →LIVING GUIDE
Is Reno a Good Place to Live? 2026
Jobs, cost, weather, and lifestyle across Northern Nevada.
Read →Sources & Methodology
Where Does This Yerington Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The organizations below — from the U.S. Census Bureau to the Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics covering Lyon County. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, neighborhood data for Yerington and Mason Valley. nnrmls.com
- Sierra Nevada Realtors — Regional Northern Nevada market statistics and member resources covering Lyon County and the Reno-Tahoe region. sierranevadarealtors.org
- U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ACS) for Yerington city, Nevada. data.census.gov
- Nevada State Demographer — City and county population estimates and growth projections for Lyon County and Yerington. census.gov
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, wage data — the nearest regional job market for Yerington. bls.gov/reno-sparks
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, county and metro comparisons. fbi.gov/ucr
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Lyon County School District campuses. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Lyon County School District. nevadareportcard.nv.gov
- Lyon County Assessor — Property tax rates, assessed values, water rights, and parcel data for Yerington and Mason Valley. lyoncounty.org/assessor
- City of Yerington — Parks, utilities, community planning, and municipal service data for the Lyon County seat. yerington.net
- Freddie Mac PMMS — Mortgage rate weekly survey used in 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).