The Town of Gardnerville is an unincorporated area within Douglas County, Nevada. The population was 6211 as of the 2020 census. As far as the town’s name is concerned, in 1879, Lawrence Gilman purchased the Kent House, located just south of Genoa which was rumored to be haunted by a stagecoach-robbing ghost. After acquiring a seven-acre tract of land from his friend, homesteader John M. Gardner, Gilman moved the house to his new site.
The Kent House later became known as the Gardnerville Hotel – and the town of Gardnerville, named for John Gardner, was born. Although the old hotel is no longer standing, the spirit still lives on. As for the stagecoach-robbing ghost we’ve heard stories of it roaming south of town but we’ll leave that rumor for another day. Please visit the Town of Gardnerville website to receive additional information on our local business, events, and services.
Neighborhood communities come in all shapes and sizes. Some do better on their own while others are better maintained by homeowner associations. Whichever one you choose we hope Carson Valley Communities will be of assistance in offering the information you need to get started on your home search today.
Chichester Estates is a community of 778 homeowners located northeast of U.S. Hwy 395 between Gilman Avenue and Waterloo Lane. Centrally located within the Town of Gardnerville, the community is managed by an active property owners association. Homeowner dues are currently $100 annually and are spent on management fees to maintain the homeowner Covenants, Conditions and Restrictions (CC&Rs). Homeowners interviewed, said the annual assessment was like holding an insurance policy, making it possible for the community to maintain its vibrant health along with its property values.
Families will be pleased to know Gardnerville Elementary School borders the neighborhood which is conveniently located within walking distance at 1290 Toler Avenue. For those with older children Carson Valley Middle School is also located within walking distance at 1477 U.S. Hwy 395. Grades 9-12 study at Douglas High School; a public secondary school which is located in Minden, Nevada at 1670 State Route 88. Parents and students looking for additional school information should visit the Douglas County School District website. Once there you will discover valuable information regarding education and special services, transportation as well as additional community links.
Some of the areas private schools include Faith Christian Academy, a Christian School offering enrollment for grades K – 8. They are located at 1004 Dresslerville Road, at Gardnerville. Mount Sierra Christian School offers enrollment for grades K-12, and they are located at 925 Riverview Drive, Gardnerville, NV. They can also be reached at 775-392-1230. Grace Christian Academy teaches grades K-8 and is located at 2320 Heybourne Rd., Minden, NV 89423.
As mentioned earlier Chichester Estates is centrally located offering both children and adults a great place to live and play. Raley’s and Smith’s grocery stores are conveniently located at the southern entrance to the community as well as Heritage, Stodick and Lampe Parks for recreational opportunities.
Residents will enjoy the Douglas County Community & Senior Center located within half a mile of Chichester Estates at 1329 Waterloo Lane. Opened in 2014, this valuable asset to our community offers a wonderful place for seniors, adults as well as local youth to learn, play and be entertained. For additional community opportunities including senior, social or animal services visit the Douglas County Community Services site. Douglas County also provides a weekly crime report update for those who are interested. You can visit their site by clicking here.
As far as housing prices within Chichester Estates, home values ranged between $371,000 and $775,000 in 2021. There were 44 sales with a median sales price for the community at $507,000. For more information call Robert Stiles at 530-314-0352. He will drive you through the area as well as provide you with additional information.
Heybourne Meadows is a newer development located northwest of Chichester Estates off of Gilman Avenue. These quality-built, brand new single story homes feature granite counter tops, tile floors, two tone paint and 5 1/4′ baseboards. FHA and VA financing is available for qualified buyers. Build-out of the entire 633 unit project is expected to occur by 2024. Once completed, the community will stretch from Gilman Avenue in Gardnerville to Buckeye Road in Minden. For those interested in lower maintenance properties, a 42 unit condominium project is also available within the community at the corner of Gilman Avenue and Heybourne Rd.
Children at Heybourne Meadows will have the same nearby schools and amenities as Chichester Estates but with higher home values ranging between $500,000 to $670,000 in 2021. The predominant floor plans of these residences vary between 1717 square feet (SF) and 2197 SF. Three bedroom, two bath units seem to be the most popular request.
The most popular condominium units have also been three bedroom, two bath at approximately 1800 SF. Recent sales prices of those units ranged from $360,000 to $465,000 per the Northern Nevada Regional MLS in 2021.
Downtown Gardnerville offers a wide variety of pricing within its community neighborhoods. Single family residential homes and condominiums as well as commercial property make up the area. Prices in 2021 ranged from $250,000 to $2,500,000.
For those on a budget you may want to consider condominium communities such as Cottonwood or El Dorado Villages. Carson Valley Estates will introduce you to the single family marketplace with prices beginning at the mid $250,000’s. All of these great communities have one major advantage in common; a convenient location near U.S. Hwy 395 where local restaurants, shops and grocery stores provide for their local residents.
Mill Creek Estates is another HOA community located one block off of U.S. Hwy 395 with monthly dues of $120 providing water, sewer, front yard maintenance and snow removal. These 35 single family residences offer low maintenance rear yards with pricing currently in the mid $300’s. While in the area you may also want to consider the community of Garden Glen Patio Homes. Prices here are similar to Mill Creek with HOA dues providing front yard maintenance as well as some of your utility bills.
Arbor Gardens which is located off of Stodick Parkway offers its residents a low maintenance front yard with 2-car, garage parking located in a rear entry format. The front of most of these residences even has a covered porch, with some overlooking the community park. Prices here start near $330,000.
Stodick Estates South is a 121 unit, newer community of single family residential homes less than one mile east of U.S. Hwy 395. The main entrance located off of Toler Road and Elges Avenue offers easy access to all the same schools and amenities as Chichester Estates. Prices start around $395,000 with quarterly HOA dues of $60 to maintain the communities CC&Rs.
Across U.S. Hwy 395, adjacent to Lampe Park is the community of Sunset Park. It is a smaller community of 36 single family homes with prices hovering in the mid $400’s. Tennis courts and ball fields during the summer months can light up the area in the early evening hours.
The community was in the news in 2015 when residents started to complain about a gate to the park being left open. Park visitors were reported to be a nuisance by some residents but the County Commissioners voted to leave the gate unlocked. The area is centrally located and just down the street from the Community & Senior Center.
Garden Glen Patio Homes is another small community of Patio Homes located off of High School Street. HOA dues are currently $120 monthly and include common area maintenance and landscaping. Prices are currently in the mid $300,000 price range.
THE EAST VALLEY
Most neighborhoods in this area offer great views of the Sierra Nevada mountain range. Sterling Ranch Estates is a gated community featuring luxury homes on lots of 3+ acres. The community is located off East Valley road on the east side of the Carson Valley. This location affords excellent views of both the Pinenut (to the east) and Sierra Nevada (to the west) mountain ranges. HOA dues are currently $1500 year. Some of the area communities include Willow Creek, Pinenut, and Wildflower Ridge. Most of these residences are located on 1+ acre with prices ranging from the mid $450,000’s to $2,800,000. Some sections are even connected with natural gas while most have private wells and septic systems.
Fish Springs is located on the east side of the Carson Valley, east of Gardnerville. It is comprised mostly of AG land and small ranches of 1 to 20 acres. You may even see a wild herd of Mustang horses pass you by while checking out property. Some of the communities in this area include Fish Springs Estates and Pinion Ridge. There are abundant trails for hiking or 4-wheeling, and locals in this area enjoy their privacy. There is also no need to worry about the drive back into town if you run out of groceries. Gardnerville is only 15 minutes away.
Located four miles south of Gardnerville, this area is known for being horse friendly. You won’t need a trailer to take off riding here. Many of the homes have private well and septic systems, but most are connected to natural gas. Home prices in 2021 have ranged from $599,000 to $1,500,000 with lot sizes averaging 1 to 5 acres.
Looking for a home closer to the mid $150,000’s? Sequoia Village Townhouses could be the place for you. These properties also make for a good investment opportunity with HOA dues currently at $305 per month. Landscape, common area maintenance and snow removal are included in the assessments. CC Meneley Elementary School is also located within the area.
Single family residential homes start in the mid $250,000’s in the Gardnerville Ranchos. Most of this area is predominantly built out with average lot sizes ranging from .20 to half an acre. The areas newer sections date to the 1980’s with home sizes primarily ranging from 1100 to 1800 SF. The Ranchos also have a bowling alley, a commercial center with restaurants, convenient stores and a few small businesses. The area is not only affordable but an excellent location within 10 minutes to U.S. Hwy 395. Gene Scarselli Elementary School as well as Pau Wa Lu Middle School are located within the community. Prices in the Ranchos topped out at $625,000 during 2020.
Don’t ask me why but the Northern Nevada Regional MLS shows two newer neighborhoods, Rocky Terrace and Cedar Creek to be located within the Ranchos when in fact most Realtors® list these two communities within the Chambers Field community. So if you don’t find what you’re looking for in one area, you may want to check out the other community.
Median sales prices within Chambers Field are just under $600,000 with the majority of those single family residences between 2000 to 3000 sq ft in size. Rocky Terrace is a newer development with home prices ranging between $675,000 and $845,000 in 2020. Most of these custom built residences are located on 1/3 acre sites with some offering an extra garage space to accommodate a large RV. Located less than 10 minutes back to U.S. Hwy 395, this community bordering Chambers Field provides a sense of openness away from the downtown areas.
If you’re looking for a bit more land, the Country Lane community provides larger sites up to around 5 acres. There is no HOA, but a shared water rights maintenance agreement, paid annually in the amount of $300.00 is included. Many of the residences have room for additional garage space, workshops or a place to store your RV.
Across Centerville Lane from Rocky Terrace is the newer community of Rain Shadow Ranch. All of these residences are located on .50 to 1 acre home sites. Home sites include underground utilities to ensure the awe-inspiring views remain uninterrupted. The community is also free from the confines of a homeowners association. Prices ranch from the $900’s to $1,200,000.
Pleasantview is another beautiful community located within the Chambers Field area. Many of the custom homes built in this area feature additional garage space with some even providing room for your RV. Most home sites average around 1/3 acre.
The community of Silveranch is located next door and provides a similar feel but with mostly newer homes built in the 1990’s on just under 1/3 acre. Some of the residences even have breathtaking views of the Sierra’s.
Ranchos Estates is one of the areas most affordable communities and is located next door to the Ranchos with prices starting around $300,000. Most of these single story residences were built in the 1970’s.
If you’re looking for an affordable, new home community check out the Cottages at Carson Valley. A newer, gated community with HOA assessments of $90 monthly which include front and common area landscape maintenance, plus snow removal. The base price in this community is close to $450,000. For more information contact Robert Stiles at 775-309-8454.
Tillman Estates is one more community located next door with most of these single story residences built in the 1990’s. Many of the homes come with 3 car garages if you’re looking for that extra storage space. Pricing here was between the range of $335,000 and $415,000 in 2020.
For those not familiar with Randy Martin, this local builder is currently developing an 8 unit community of residences near Chambers Field called Sun Crest. Soon to open is phase two next door. If you’re looking for a place to lay some custom touches down then this could be the right opportunity for your family. Home sites are averaging between 1/3 and 1/2 acre with the builder saying he will take a look at your plans as well. Residences are expected to average between $700,000 to $1,000,000.
The Town of Minden is an unincorporated area in Douglas County, Nevada. The population was 3,409 at the 2020 census. It was founded in 1906 by Heinrich Friedrich Dangberg Jr., who named it after the town of Minden, Germany, near his father’s birthplace. It is the county seat of Douglas County and is adjacent to Gardnerville. Hollywood star Clark Gable married his fifth wife here on July 12, 1955 at the Minden home of Justice of the Peace, G.W. “Walt” Fisher. Please visit the Town of Minden website for additional information on local business, events, and services.
Grade students of Minden will also enter Douglas High School and Carson Valley Middle School. However depending on where you live there are multiple local Elementary Schools within the town. The downtown area is served by Minden Elementary School. Whereas those living in North Minden will go to Jacks Valley Elementary School off of Jacks Valley Road. Students located on the east side of U.S. Hwy 395 in North Minden will visit Pinion Hills Elementary School.
Westwood Manor is a small condominium community located near the intersection of U.S. Hwy 395 and Highway 88. HOA fees are currently $250 monthly and include water, sewer, trash, landscaping, exterior maintenance, and exterior insurance. There are no garages but a carport is available for most residences. Prices varied between $222,000 and $249,000 in 2020.
When purchasing a townhome, condominium or single family residence within an HOA, POA or GID always remember to read the association documents while you are in escrow. Confirm what’s included for the amount of money you will pay, and see if there are any ongoing lawsuits. It’s also a good idea to read the associations meeting minutes to see what’s currently going on within the community. You are given a set period of time to review association documents and can cancel escrow if you are unhappy with what you discover during the grace period. You may be unhappy at having paid for unnecessary inspections or an appraisal but should be happy discovering the future increase in association dues would have made your monthly payment a bit more uncomfortable for you.
Whether you are looking for an investment or great central location, Minden Town Homes has much to offer. Most of the units are two bedrooms with either 1 or 2 bathrooms. Prices typically begin in the mid $200,000’s. Most units also come with a one car garage too. Monthly HOA dues of $205 include common area maintenance, snow removal and partially paid utilities.
Single family residences located within the downtown area can also be found as low as $275,000. The convenience of living downtown near the post office, grocery and entertainment areas does have its advantages.
Mountain Glen is another townhome community which includes both one and two story living. HOA dues vary according to which phase you are located but currently include additional parking, common and exterior building maintenance. Prices range from $300,000 to $375,000.
Hearthstone at Minden Village is a community of 50 residential homes developed and built by Syncon Homes. HOA dues are currently $65 monthly and include common area maintenance. These two to four bedroom units are presently priced in the range of $380,000 to $460,000. They average in size from 1500 to 1800 SF.
La Costa at Monte Vista opened in 2006. Inspired by European city centers, La Costa features three collections of one and two-story homes ranging from 2,202 to 3,369 square feet. Features include art niches or coffered ceilings; wood privacy fencing; gas fireplaces; granite countertops; a breakfast bar or breakfast nook; and front yard landscaping with irrigation system and timer. Prices typically range from $420,000 to $700,000
Monterra is another newer community located within the downtown corridor and U.S. Hwy 395. For those with small children you will also have the added advantage of being located adjacent to Minden Elementary School. Lot sizes in this area are typically 1/4 acre with prices beginning in the mid $400,000’s to $717,000 in 2020.
Located behind Douglas County High School and the Carson Valley Swim Center, Westwood Park is a beautiful area of 84 single family patio homes. These single story residences are built on sites typically under 2000 SF. HOA dues are currently $130 monthly and include landscape and common area maintenance. Westwood Village is the community of single family residences adjacent, and to the south of Westwood Park. Lot sizes here are typically 1/4 acre with no amenities or HOA dues but a public park does border the neighborhood. Prices average $350,000 to $850,000 but some of the larger residences bordering the Carson River sold upwards of $2 million.
The community of Winhaven is located east of Hwy 395 and is another mixed use community developed in several phases. Their Garden Home section was built in the mid ’90’s and offers homes with low maintenance yards too. Monthly HOA dues of $130 cover landscape and common area maintenance, and snow removal. Prices currently average between $350,000 and $425,000 with home sizes between 1450 and 1776 SF. Larger residences in a secondary phase of Winhaven average 1600 to 2400 SF at a current cost of between $375,000 to $600,000. Homes here have larger lot sites of 8000+ SF with common area maintenance provided by the HOA at $60 monthly.
NORTH MINDEN/INDIAN HILLS
The Johnson Lane area is located in north Minden and is a mixture of older and newer homes with the oldest sections comprised mostly of one acre and larger lots; many of which are zoned for horses. The area is east of U.S. Highway 395 and is located mostly between Stephanie and Johnson Lane. Pinion Hills Elementary School is also located within this area too. Prices typically range from the low $200,000’s to over $1 million.
Saratoga Springs Estates has nearly five miles of paved walking and jogging paths that meander through abundant open space areas. The subdivision also boasts a beautifully landscaped, private community park. Prices range from the $500,000’s to $700,000. Lot sizes vary between 1/3 to 1/2 acre with HOA dues currently $264 annually to cover landscaping and common area maintenance. Saratoga Heights is located east of Vicky Lane and is made up of homes priced between $425,000 and $675,000. Most of the lot sizes are around 1 acre.
The Wildhorse community offers residences priced between $400,000 and $700,000. HOA dues of $220 annually cover common area maintenance. Mountain View Estates is located east of Wildhorse and offers similar pricing and lot sizes. Last but not least is the area of Skyline Ranch. This area borders BLM (Bureau of Land Management) land where the area is yours to wander. Prices here vary between $560,000 to $800,000. Most home sites in this area are 1+ acres, and although many residences in the Johnson Lane area are on a private well and septic system, some of the newer subdivisions offer community water and sewer systems. For more information or to take a tour of any of these areas contact Robert Stiles at 775-309-8454.
The Indian Hills area is located west of U.S. Hwy 395 and consists of Silverado Heights, Highland Estates and Valley Vista Estates. Prices in these areas range from $200,000 to $800,000 depending on the community. All are served by the Jacks Valley Elementary School.
East of U.S. Hwy 395 are the gated communities of L’Adagio and The Springs which both border the Sunridge Golf Course. These are tract home communities with HOA dues of $65 monthly at L’Adagio and $53 monthly at The Springs. Homes range in size from 2,200 to 3,800 square feet at L’Adagio while homes range from around 1,700 sq. ft. to 3,500 sq. ft. at The Springs; where most homes are single story. Dues at both locations are in place to maintain the entrance gates and common area maintenance. Prices in 2020 for L’Adagio averaged $550,000 to $665,000. The Springs pricing averaged $375,000 to $500,000.
The community of Sunridge Heights sits on a hill East of U.S. Hwy 395 with quite a few homes overlooking the Carson Valley. Homes in this area range from around $300,000 to $560,000. There are also several neighborhood parks for your walking pleasure along with local medical facilities at the neighborhood entrance.
INDIAN HILLS to GENOA
Southwest of Jacks Valley Elementary School you will come across Alpine View Estates. Prices within this community currently range from $750,000 to $1,300,000. Residences average 2000 to 4500 sq ft on home sites averaging 2 acres. Many of the homes have panoramic views overlooking the Carson Valley. All of the residences are on a well and septic system.
As the road turns south one of the first communities you will come across is Montaña. This newer home subdivision offers numerous amenities including common area maintenance, a recreational room and full gym. HOA dues are currently $675 per quarter. Those who golf will also enjoy the Genoa Lakes Ranch Course which is located within the community. Prices on average range between $700,000 and $1 million but prices can be higher at Summit Ridge. Canyon Creek Meadows is also located within the community.
Another wonderful golf community located next door is Genoa Lakes. Homeowners can purchase a social membership at the Genoa Lakes Golf club and enjoy many additional amenities, including two Championship 18-hole golf courses, 2 state-of-the-art tennis courts, and much more. HOA dues are currently $154 monthly and include security gates, common area maintenance and snow removal. Prices begin in the mid $500’s to $1,500,000.
Known as the areas first settlement the community of Genoa was originally named Mormon Station but later renamed in 1855 after the birthplace of Christopher Columbus. Quaint and historic, the town proudly maintains its tiny and charming feel nestled along the base of the Sierra Nevada Mountains. There are approximately 250 in-town residents with residential home prices averaging between $500,000 and $2 million.
GENOA TO NV/CA STATELINE
Heading south from Genoa you will come across the gated community of Taylor Creek Estates. Located just north of the Kingsbury Grade the area provides easy access to Stateline casinos and Heavenly Resort. Home sites here are 1+ acre with prices in the range of $800,000 to $1.3 million. HOA dues are $125 monthly and include the front gate, common area maintenance and snow removal. The community provides walking trails, mature trees, a naturally fed water fall and putting green.
Sierra Rancho Estates is located just north of Centerville Lane and offers a nice setting with a couple of large ponds located within the community. The homesites here are 1+ acre with prices averaging in the $900,000’s to $1,100,000 in 2020. HOA assessments are $430 annually and cover common area maintenance.
Job’s Peak Ranch is a gated community of larger residences located off Foothill Road. Home prices range from $2,000,000 and up with some residences up to 7500 sq feet in size. Most homes sites are located on wooded lots with lovely views of the Carson Valley. Home sites range primarily from 3 to 5 acres with HOA dues currently at $150 monthly. Propane and septic systems are used in this area with county water available.
Some of the best home values in this area of the valley can be found at Sheridan Acres. Prices here begin in the low $400’s with lot sizes typically under 1/2 acre. Down the road is Green Acres, a smaller community of homes on 2+ acre tracts of land. Prices range from $700,000 to $1 million+.
Along Foothill Road to the California border you will discover some very beautiful property. The communities of Faye Canyon Estates, Foothill Acres and Jones Ranch Acres are just some of the communities you will find. For more information, or just to take a tour of the area contact Robert Stiles at 775-309-8454. Please feel free to reach out for any assistance. I love it here and don’t mind showing you the area!
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