Nevada's #1 team for Mason Valley real estate. Search rural farmhouses, ranch properties, and acreage homes for sale in Mason — irrigated agricultural land, no HOA, Lyon County schools, and easy access to Yerington and Carson City.
MEDIAN LIST PRICE
$149K
LVR / GLVAR via Repliers, as of September 18, 2026
DAYS ON MARKET
95
LVR / GLVAR via Repliers, as of September 18, 2026
ELEVATION
4,400 ft
U.S. Geological Survey
TO CARSON CITY
60 min
US-95A north
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
Mason is a small agricultural community in Lyon County's Mason Valley — historically called Nevada's 'Garden Spot' per the Nevada State Demographer. The median list price is $149,000, homes average 50 days on market, and most parcels carry no HOA per Reno/Sparks Association of REALTORS. Five takeaways explain what those numbers mean for buyers.
Last updated September 2026 · Sources: RSAR, U.S. Census, Lyon County
Mason Valley and the 89420 ZIP code typically carry 20–30 active listings per Reno/Sparks Association of REALTORS and NNRMLS data — ranging from $180K entry manufactured homes to $600K+ working ranch parcels with water rights. All eight newest listings appear below, refreshed daily, and every active Mason property is searchable in our live MLS portal.
PRICE DISTRIBUTION
The Mason Valley median list price sits at $149K per Reno/Sparks Association of REALTORS September 2026 NNRMLS data for ZIP 89420, with most inventory in the $250K–$450K rural-property band. Each card below shows current active-listing counts by price range so you can gauge real competition in your budget before you start touring.
Mason Valley's roughly 25 active listings break down into property types, price bands, and lifestyle filters below — each link opens our live MLS search pre-filtered to that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data for the 89420 ZIP code.
Tap a community to compare — current listings, price ranges, and what daily life looks like near Mason Valley.
Updated daily · 109 active listings · MLS data
STAY AHEAD OF THE MARKET
Custom alerts by price, beds, baths, acreage, and property type — no spam, unsubscribe anytime. With Mason Valley homes averaging 50 days on market per Reno/Sparks Association of REALTORS, buyers who see well-priced farmhouses and ranch listings within hours hold a real edge over buyers who check weekly.
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
Mason Valley offers agricultural living in Lyon County — irrigated farmland and ranch properties along the Walker River beneath the Singatse and Wassuk ranges. Lyon County manages infrastructure and services here, while Lyon County School District schools serve local families. More affordable than any Nevada metro, Mason suits retirees, remote workers, and agricultural buyers.
Mason Valley is known as one of Nevada's richest agricultural regions — historically called the state's 'Garden Spot' and 'Onion Capital of the West' for the alfalfa, onions, garlic, and grain grown across its irrigated fields along the Walker River. The area combines open high-desert farming country with Singatse Range and Wassuk Range views, affordable ranch properties, and Nevada's no-income-tax advantage.
Mason Valley fits agricultural buyers seeking irrigated land and water rights at an affordable price, retirees who want a quiet, tax-free rural Nevada setting, remote workers who need space and a home office on larger acreage, and California relocators who want more land than the Central Valley delivers at a lower cost basis with Nevada's zero income tax.
Daily life centers on Yerington's services minutes away — groceries, county offices, medical care, and Lyon County School District schools are easily accessible. Most Mason residents spend their days on agricultural operations, outdoor activities along the Walker River, or remote work, with Carson City a 60-minute drive north for larger retail and services.
Mason sits along the Walker River in the heart of Mason Valley at about 4,400 ft elevation in Lyon County (ZIP 89420), southwest of Yerington. It is roughly 60 minutes from Carson City to the north via US-95A, 90 minutes from Reno, and 45 minutes from the Singatse and Wassuk range trailheads.
Quick Answer
Mason Valley delivers one of Nevada's most affordable rural land opportunities — zero Nevada state income tax, irrigated farmland and water rights on many parcels, a median near $350,000 on properties that California's Central Valley can't match at the price, and the open Walker River corridor between the Singatse and Wassuk ranges. No HOA on most parcels keeps monthly costs minimal, Lyon County schools serve families in a close-knit environment, and the rural agricultural pace suits retirees and remote workers who want space over urban convenience.
Source: Nevada State Demographer
According to the U.S. Census Bureau, Mason Valley and the surrounding 89420 ZIP code hold an estimated 2,000–3,000 residents in the Lyon County unincorporated area, with a median household income near $55,000 and a predominantly owner-occupied, rural housing stock. The community skews slightly older — a median age near 48 — reflecting retiree and agricultural-owner in-migration.
Home and land values have seen steady interest as remote workers and California agricultural buyers look to Mason Valley for affordable irrigated ground and Nevada's tax advantages. Owner-occupancy runs high, reflecting the area's appeal to long-term agricultural and retirement buyers. Rural buyers seeking land with water rights at a price unavailable in California continue to drive steady inquiries in the 89420 ZIP code.
Source: U.S. Census Bureau ACS estimates & Nevada State Demographer · Updated
POPULATION & GROWTH
Mason Valley and the surrounding Lyon County rural area have grown modestly over the past decade as retirees, remote workers, and agricultural buyers discovered its affordability and tax advantages. Growth is limited by the agricultural and rural zoning that defines Mason Valley's character, keeping residential density low and land values steady.
Growth in Mason Valley is driven by rural lifestyle and agricultural land demand from California relocators and retirees — not new suburban construction. Agricultural zoning and limited lot supply keep density low and rural character intact, supporting steady value appreciation in line with broader Lyon County trends.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are ZIP-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 for ZIP 89420 from Northern Nevada Regional MLS data, updated monthly. Mason Valley's median has held steady near $340K–$360K while about 5–8 homes close monthly — the three charts below show the past twelve months.
Median List Price
+2.0% YoY (May 2025 → May 2026)
Source: Las Vegas REALTORS
Days on Market
45 → 50 days YoY
vs September 2025
Source: Las Vegas REALTORS
Closed Sales / Month
~6 monthly average, seasonal winter dip
vs September 2025
Source: Las Vegas REALTORS
HOMES GOING FAST
Market Competitiveness
Mason Valley is a low-competition rural market — well-priced farmhouses and residential lots under $300K can move in three to six weeks per Northern Nevada Regional MLS data. Larger ranch parcels and agricultural properties with irrigation water rights require buyers to conduct careful due diligence, often stretching timelines to 60–90 days as financing and water-rights research proceed.
Mason Valley is a rural agricultural community — limited amenities, long drives to Carson City or Reno, and a slower pace. For the right buyer it delivers irrigated land, water rights, no HOA on most parcels, and Nevada's zero income tax at a $350K median that California farm country cannot match. Six buyer profiles follow.
Ready to explore homes in Mason Valley? Our team knows Lyon County agricultural transactions, which parcels carry Walker River water rights, and how to navigate well permits and irrigation district due diligence.
Start Your Home SearchNeighborhood Comparison
A like-for-like comparison of Mason and the Yerington-area communities buyers compare it to — median price, price per square foot, days on market, and lifestyle fit — using data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Mason leads on agricultural land value; Yerington offers in-town services; Smith Valley is quieter.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Mason | $350,000 | ~$195 | 50 | 25 | Agricultural · Water Rights · No HOA |
| Yerington (town) | $280,000 | ~$180 | 45 | 40 | Services · Schools · Affordable |
| Smith Valley | $320,000 | ~$185 | 55 | 18 | Rural · Agricultural · Very Quiet |
| Wellington | $295,000 | ~$175 | 60 | 14 | Acreage · Rural · Value |
| Carson City | $490,000 | ~$275 | 38 | 180 | Capital · Jobs · Services |
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
Submarket 1
Mason is the heart of the Mason Valley agricultural community — irrigated farmland, ranch properties, and farmhouses along the Walker River floor with no HOA and Lyon County agricultural zoning that allows horses, livestock, and farm operations at prices far below comparable California farm country.
Browse Mason homes →Submarket 2
Yerington is Lyon County's seat — in-town services, Lyon County School District schools, healthcare, and retail within walking distance at some of Nevada's most affordable prices for residential buyers who want services and community without the rural isolation of Mason Valley.
Browse Yerington (town) homes →Submarket 3
Smith Valley sits south of Mason Valley — even more remote, with agricultural land, a K-12 school, and a very small community of rural Nevada families and ranchers who prize the isolation and open desert valley setting along the East Walker River.
Browse Smith Valley homes →Submarket 4
Wellington is a small community east of Mason Valley near the Nevada-California border — rural acreage properties, minimal services, and very affordable land for buyers who want true isolation and proximity to Topaz Lake recreation.
Browse Wellington homes →Submarket 5
The state capital 60 minutes north of Mason — government and healthcare jobs, a full range of urban services, established neighborhoods, and access to both the Carson Valley and Lake Tahoe, at a higher price point than Mason Valley's rural properties.
Browse Carson City homes →Submarket 6
The full Mason Valley agricultural market — irrigated farmland, Walker River water rights, ranch parcels, and horse properties across Lyon County's richest farming region.
Browse Mason Valley Ranch & Agricultural Parcels homes →Mason sits along the Walker River in the center of Mason Valley at about 4,400 ft elevation in Lyon County (ZIP 89420) — a rural agricultural community southwest of Yerington, framed by the Singatse Range to the east and the Wassuk Range to the west, with US-95A connecting north to Carson City and Reno.
STILL DECIDING?
BY ZIP CODE
Mason Valley sits primarily in ZIP 89420. The table below compares 89420 to neighboring Lyon County and rural Nevada ZIP codes so you can gauge where your budget stretches furthest — from Mason's agricultural floor to Yerington's in-town residential market.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89420 | Mason Valley · rural Lyon County agricultural corridor | $350K | ~$195 | 50 | 25 | +2.0% |
| 89447 | Yerington town center · residential Lyon County | $280K | ~$180 | 45 | 40 | +1.8% |
| 89444 | Wellington · rural south Lyon County | $295K | ~$175 | 60 | 14 | +1.5% |
| 89430 | Smith Valley · East Walker River corridor | $320K | ~$185 | 55 | 18 | +1.6% |
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
Mason Valley is a rural agricultural area with very limited new construction — most inventory is resale farmhouses, manufactured homes, and ranch properties. Buyers who want new construction near Mason typically look toward Yerington or farther north toward Fernley, Dayton, and the Carson City area where regional builders are active.
Rural & Agricultural
Custom builds on rural Lyon County parcels
Value & First-Time
America's largest builder, active in nearby Fernley
Family & Move-Up
Northern Nevada regional builder
Family & Mid-Market
Everything's Included pricing
Move-Up
Amenity-focused planning
Affordable Rural
Affordable manufactured housing on owned land
Luxury & Semi-Custom
Luxury production north of Mason Valley
Outdoor Recreation
River, valley, and range — Mason Valley sits amid some of Nevada's most open high-desert recreational terrain. Lyon County maintains parks and infrastructure across the valley, with the Walker River running through Mason Valley itself, the Singatse and Wassuk ranges framing the desert floor, and Topaz Lake 50 minutes south — all usable through 250+ days of annual Nevada sunshine.
5 MIN
The Walker River runs through Mason Valley itself — a world-class fishery for brown and rainbow trout, plus Nevada's premier birding corridor for waterfowl and migratory species.
15 MIN E
The Singatse Range frames the eastern edge of Mason Valley — rocky desert ridgelines with panoramic views of the valley floor, Walker River, and surrounding ranges.
20 MIN W
The Wassuk Range rises west of Mason Valley, offering high-desert and subalpine hiking access on the Walker River Canyon rim — remote, rugged, and spectacular.
50 MIN S
A high-desert reservoir on the Nevada-California border — trophy trout fishing, boating, and camping south of Mason Valley on US-395.
45 MIN S
A unique terminal desert lake in Mineral County — one of Nevada's most important migratory bird stopovers, with dramatic Walker River canyon scenery.
3.5 HRS W
Mason Valley's position in western Nevada puts Yosemite closer than many California cities — a long day trip or overnight for serious Sierra hiking.
25 MIN NW
A dramatic basalt canyon carved by the Walker River north of Yerington — fishing holes, canyon hiking, and striking volcanic rock walls.
8 MIN
The Lyon County Fairgrounds in Yerington host the annual Lyon County Fair, rodeos, and agricultural exhibitions central to Mason Valley's community identity.
The Mason Valley Lifestyle
Three Mason Valley experiences within an hour: a morning fishing the Walker River per Lyon County, an afternoon hiking the Singatse Range ridgelines above the valley floor, and dinner at a Yerington local restaurant — river to ridge to table in a single high-desert Saturday.
THIS WEEKEND'S OPEN HOUSES
Mason Valley sellers occasionally schedule weekend open houses on Saturdays, with the freshest list appearing late Thursday. Set up instant alerts to be notified the moment a farmhouse or ranch property in your price range holds an open house — or browse every active Mason Valley listing now.
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
Mason Valley draws from Lyon County's agricultural and rural-services economy. According to the U.S. Bureau of Labor Statistics, Northern Nevada unemployment sits near historic lows. Mason Valley supports irrigated agriculture — alfalfa, onions, garlic, and grain — alongside Walker River ranching, Lyon County government, and a growing remote-worker base, with Carson City's state-government jobs 60 minutes north.
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
COMMUNITY COMPARISON
If you're deciding between Mason and neighboring communities — or weighing a California move — this covers the metrics buyers care about most. Mason leads on irrigated land value, acreage, and no-HOA agricultural zoning; Yerington offers in-town services; Smith Valley is the quieter alternative. Sources are RSAR, the U.S. Census, and BLS Northern Nevada.
| Metric | Mason Valley | Yerington | Smith Valley | SF Bay Area |
|---|---|---|---|---|
| Median List Price | $350K | $280K | $320K | $1.3M–$1.6M |
| Price / Sq Ft | $195 | $180 | $185 | $700+ |
| Days on Market | 50 | 45 | 55 | 20 |
| HOA Dues | None typical | None typical | None typical | Varies |
| State Income Tax | None | None | None | Up to 13.3% |
| To Carson City | 60 min | 55 min | 70 min | 4+ hrs |
| Typical Lot / Parcel | 0.5–50+ acres | 0.1–0.5 acre | 0.5–20+ acres | 0.1 acre |
| Agricultural Zoning | Widespread | Some areas | Widespread | Very restricted |
| Best For | Ag · Ranching · No HOA | Services · Schools · Value | Quiet · Ag · Remote | Coastal access (high 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
US-95A runs north through Mason Valley and Yerington to Carson City, making it the primary commute corridor. Most Mason Valley households drive — it is a rural car-oriented community with mean commutes near 20 minutes for in-valley trips per U.S. Census ACS data — though Carson City and Reno require longer drives that suit hybrid and remote workers.
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
Most Mason Valley residential purchases close in 30 to 45 days; cash offers can settle in 7–14 days. Agricultural parcels with water rights and irrigation district due diligence typically require 45–60 days as lenders verify water entitlements. Nevada closes through escrow, and most Mason Valley buyers need a Lyon County title search covering water rights.
Quick Answer
Conventional residential loans generally require 620+, FHA allows 580+ with 3.5% down, and VA has no formal floor though most lenders look for 620. Agricultural and ranch parcels typically require USDA farm loans or conventional portfolio financing with 20–25% down and no credit floor minimum set by the agency. Mason Valley's median $350K stays within conforming loan limits for standard residential properties, so most farmhouse and manufactured-home buyers don't need special agricultural lending.
Mason FAQ — 18 Answers
The median asking price in Mason is about $149,000 according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data for the 89420 ZIP code. Entry manufactured and farmhouse-style homes on residential lots start in the low $200Ks, mid-range single-family homes on a half-acre to several acres land in the $280K–$400K band, and working ranches or irrigated parcels with water rights push past $500K.
Mason Valley offers a rural mix of single-family farmhouses, manufactured homes on residential lots, and working ranches on multi-acre irrigated ground. Most properties carry no homeowners association, and many parcels come with water rights tied to the Walker River irrigation district. Lot sizes run from a quarter-acre residential parcel up to dozens of acres of farmland, giving buyers a wide range from modest rural living to full agricultural operations.
Mason is a small agricultural community southwest of Yerington along the Walker River floor — it trades Yerington's in-town walkability and services for open farming land, larger parcels, and a quieter ranch-country pace. The median near $149,000 reflects Mason's rural character and the affordability of the Mason Valley floor, where farmhouses and irrigated ground sell at a significant discount compared to finished suburban homes in the Reno-Carson corridor.
Mason and the broader 89420 ZIP code see a median of about 95 days on market from list to accepted offer per Northern Nevada Regional MLS data. Well-priced farmhouses and manufactured homes under $300K can move in three to six weeks when condition is good, while larger ranch parcels or properties with complex water-rights issues can take several months as buyers conduct due diligence on irrigation entitlements, well capacity, and agricultural zoning.
Property taxes in Mason are low by national standards. Nevada's effective rate runs roughly 0.5–0.7% of a home's taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. The Lyon County Assessor sets assessed values at 35% of taxable value, so on a $149K Mason property the annual bill typically runs $1,400–$2,000. Agricultural parcels assessed as farmland carry even lower effective rates under Nevada's open-space taxation provisions.
Most Mason properties carry no HOA — one of the area's defining advantages for buyers who want horses, livestock, farm operations, or shop buildings without deed-restriction scrutiny. Rural parcels on the valley floor typically have no HOA at all; a handful of newer residential subdivisions near Yerington may carry modest dues of $20–$50/month. Always confirm agricultural zoning, water rights, and any CC&R restrictions before writing an offer to avoid surprises at closing.
Mason costs far less than the San Francisco Bay Area and Sacramento, anchored by affordable rural land — the median near $149,000 with no Nevada state income tax and low property taxes. Day-to-day costs track the rural Mountain West average; Yerington's shops and services cover most needs within minutes. Nevada's zero income tax is a material advantage for retirees and relocating California households moving from California's up-to-13.3% rate per the Franchise Tax Board.
Mason Valley is served by the Lyon County School District. Elementary students attend Mason Valley Elementary School in Yerington (K-6), which feeds into Yerington Middle School and then Smith Valley High School or Yerington High School. Lyon County School District schools offer a close-knit rural classroom environment with smaller class sizes than Reno or Carson City schools, and the district's agricultural education programs are well suited to the valley's farming heritage.
Yes for rural-minded families. Mason Valley pairs affordable homes and acreage, a close-knit Lyon County school environment, and an outdoor-rich agricultural setting along the Walker River. The pace is decidedly rural — children grow up outdoors, with livestock, the river, and open desert valley all nearby. Nevada's no-income-tax advantage stretches family budgets further than comparable California farm communities, and Yerington's services are only minutes away.
Mason Valley is a primarily owner-occupied agricultural community with a thin rental supply. Single-family and farmhouse rents typically run $1,200–$1,900/month for residential-scale homes, with larger ranch properties at the high end. Low vacancy and steady demand from agricultural workers, retirees, and rural remote-workers keep the market tight. Buy-and-hold investors find Mason attractive for its lower acquisition price relative to Reno and Carson City, though the rental pool is smaller than metro markets.
New construction in Mason Valley is limited — the area is primarily resale farmhouses, manufactured homes, and existing ranch properties. Occasional infill custom builds on larger parcels occur, and buyers who want new construction near Mason typically look toward the outskirts of Yerington where a handful of custom-build lots are occasionally permitted. Most buyers in Mason are seeking existing rural character rather than new suburban construction.
Mason's amenities are rural and outdoor-focused: the Walker River runs through the valley floor offering fishing and bird-watching; the Singatse Range and Wassuk Range frame the valley for hiking; and Yerington's shops, restaurants, and Lyon County services are minutes away. Topaz Lake and the eastern Sierra are within a 45-minute drive, and Carson City's bigger retail is about 60 minutes north via US-95A. The area suits buyers who want open space and agricultural quiet over urban convenience.
Mason commutes suit remote workers, agricultural operators, and Carson City or Reno hybrid workers. Yerington town center is about 5–10 minutes away on US-95A. Carson City is roughly 60 minutes north. Reno is about 90 minutes via US-95A and US-50. Most Mason residents cite the quiet valley drive and open high-desert scenery as a benefit. Reno-Tahoe International Airport is about 100 minutes from Mason Valley.
Yes — Mason Valley and the broader Yerington area post crime rates well below metro averages, typical of a low-density, owner-occupied agricultural Nevada community. The Lyon County Sheriff's Office covers the valley. The area's established farming community character keeps through-traffic and opportunistic crime low. Families and retirees in Mason consistently describe it as a safe, neighborly rural community where standard small-town precautions cover most of what little crime occurs.
For most high-income earners and retirees, yes. California's top marginal state income tax is 13.3% per the California Franchise Tax Board, while Nevada levies zero state income tax — including no tax on Social Security, pensions, or investment income. A household earning $200,000 saves roughly $16,000–$20,000 per year in state income tax alone. Combined with Mason Valley home prices near $149K and a 3% property-tax cap under NRS 361.471, the annual financial advantage is substantial for relocating California agricultural or retirement buyers.
Most Mason buyers put down 3.5% to 20% — FHA allows 3.5% with a 580 credit score on a primary home, conventional loans start at 3% for qualified first-time buyers, and VA loans require 0% down for eligible veterans. On a $149K median-priced Mason property, plan roughly $12,250 (3.5%) to $70,000 (20%). Agricultural land purchases or properties with irrigation water rights often require conventional or portfolio loans with 20–25% down, so buyers should confirm financing early with a lender who knows rural Lyon County transactions.
For agricultural and rural-lifestyle buyers, yes — Mason Valley offers Nevada's zero state income tax versus Sacramento's California rate up to 13.3%, far larger parcels at a lower median price near $149K, water rights and irrigated ground unavailable near Sacramento, and the Walker River corridor for outdoor access. Sacramento offers more jobs and urban amenities, but for retirees, remote workers, and agricultural buyers, Mason's tax advantage and rural land values tip the balance strongly toward Nevada.
Yes — Nevada Real Estate Group specializes in Northern Nevada rural communities including Mason Valley and the Yerington area. Call us at (775) 277-2120 or start your search online. Our agents know the Lyon County transaction process, which parcels carry Walker River irrigation rights, and how agricultural zoning affects what you can build or operate — so you tour smarter and close faster. We offer virtual showings and full relocation coordination for out-of-state buyers.
Updated September 2026
STILL HAVE QUESTIONS?
Want more Nevada real estate answers like this in your Google results?
PEOPLE ALSO ASK
These are the eight questions Mason Valley buyers most often search on Google and AI assistants — each answered in two to three plain sentences, with specifics sourced to the U.S. Census, Reno/Sparks Association of REALTORS, NNRMLS, and the Lyon County Assessor. Every answer is directly citable and verifiable.
Yes — for the right buyer. Mason Valley offers Nevada's zero state income tax, irrigated agricultural land with Walker River water rights, no HOA on most parcels, and an open high-desert farming lifestyle at prices far below California's Central Valley. It suits rural retirees, agricultural buyers, remote workers, and California relocators who prioritize land, tax savings, and quiet over urban convenience.
The combination of Nevada's zero state income tax, no HOA, irrigated agricultural parcels from $200K, and Walker River water rights draws retirees, agricultural operators, and remote workers from California. No Nevada state income tax on Social Security, pensions, or investment income — combined with Lyon County's 3% property-tax cap under NRS 361.471 — makes total carrying costs far below comparable California farm communities.
Yes — significantly. Mason Valley's median of $149K is well below comparable Reno home prices, and on far larger agricultural parcels with no HOA. The trade-off is distance: Reno is 90 minutes north on US-95A. For buyers who want maximum land and affordability over metro access, Mason Valley consistently offers the best rural value in western Nevada.
Very dark and very quiet — Mason Valley sits at 4,400 ft in a rural agricultural valley with minimal light pollution, making it popular with stargazers and buyers who want a true ranch-country feel after hours. Most residents describe evenings as peaceful, with wide open skies, coyote calls along the Walker River corridor, and spectacular views of the Milky Way from the valley floor.
Mason Valley is served by the Lyon County School District, with Mason Valley Elementary School (K-6) feeding into Yerington Middle School and Yerington High School. The schools reflect Lyon County's rural character — smaller class sizes, close-knit community involvement, and agricultural education programs well suited to the valley. Families who prioritize smaller school environments often prefer this over larger Northern Nevada districts.
About 60 minutes by car. Carson City, the Nevada state capital, is north via US-95A and Alt-US-50. The drive offers a quiet rural commute through Lyon County and the Yerington Valley, making Mason Valley viable for state government and healthcare workers who can tolerate the distance — and many remote workers find it ideal.
No — Mason is a small agricultural community about 8 miles southwest of Yerington in the unincorporated Mason Valley, within Lyon County. It is not part of Yerington's incorporated city limits but shares the same school district, county services, and 89420 ZIP code. Mason Valley has a distinct agricultural identity from Yerington's town center, anchored by irrigated farmland and ranch properties rather than residential subdivisions.
Many Mason Valley parcels carry Walker River Irrigation District water rights, which are among the most valuable agricultural assets in western Nevada. Water rights here date to early 1850s irrigation development and are tied to specific parcels as senior water rights under Nevada law. Always verify which rights transfer with the property, the annual water delivery schedule, and any irrigation district assessments before purchase — this is a key due-diligence step our team walks every rural buyer through.
WHY NEVADA REAL ESTATE GROUP
Direct rural and agricultural transaction experience, the largest agent team in the state, and thousands of verified five-star reviews. Across 9,600+ closed transactions and $4.85B+ in volume since 2011, our agents serve buyers and sellers statewide — from Mason Valley to Reno and beyond — and that depth is why the team ranks #1 in Nevada.
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 Mason with neighboring Yerington-area and Lyon County communities. Median prices range from $280K in Yerington to $490K in Carson City, 60 minutes north. Each card pairs commute time with price positioning so you can judge whether a nearby community delivers more services, newer inventory, or better walkability at your budget.
More Yerington communities
A–Z INDEX
Mason sits within the Yerington community cluster — spanning Yerington town-center residential with in-town services, Mason Valley agricultural parcels with Walker River water rights, Smith Valley's quieter rural corridor, and Wellington's acreage properties near Topaz Lake. Four distinct Lyon County rural communities with median prices from $280K to $350K.
KEEP LEARNING
These three guides extend the research Mason Valley buyers most often do next — comparing Mason to nearby Yerington-area communities by price and lifestyle fit, understanding the full Lyon County rural market ranging from $280K to $490K, and scoping Northern Nevada agricultural land from Carson City south to the Walker River.
GUIDE
The full Yerington city guide — all neighborhoods, schools, market trends, and everything that differentiates Yerington's in-town market from Mason Valley's agricultural community specifically.
Read →GUIDE
The full Smith Valley guide — the quieter rural alternative south of Mason, with East Walker River access, very small-town character, and even more remote agricultural land.
Read →MARKET REPORT
The state capital guide — government jobs, schools, neighborhoods, and market data for buyers who want 60-minute proximity to Carson City from Mason Valley.
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 we refresh these numbers 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.
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