Minimum lot area: 8,000 sq ft
Minimum lot width: 60 ft interior / 70 ft corner
Setbacks: Front 20 ft / Sides 10 ft + 5 ft / Rear 15 ft; street side 10 ft; front-loading garage 20 ft
Maximum height: 35 ft
What you can place on it: One single-family residence per lot. Manufactured/factory-built homes permitted — must be ≤6 years old when placed, on a permanent foundation, and converted to real property (NCC §17.04.820). Mobile homes not permitted. No guest residence is allowed in this district.

VR-10

Village Residential

NCC §17.04.245

Minimum lot area: 10,000 sq ft
Minimum lot width: 70 ft interior / 80 ft corner
Setbacks: Front 20 ft / Sides 10 ft + 5 ft / Rear 20 ft; street side 20 ft; front-loading garage 25 ft
Maximum height: 35 ft
What you can place on it: One single-family residence per lot. Manufactured/factory-built homes permitted — must be ≤6 years old when placed, on a permanent foundation, and converted to real property (NCC §17.04.820). Mobile homes not permitted. A guest residence of up to 1,500 sq ft is allowed.

VR-20

Village Residential

NCC §17.04.240

Minimum lot area: 20,000 sq ft
Minimum lot width: 70 ft interior / 80 ft corner
Setbacks: Front 20 ft / Sides 10 ft + 5 ft / Rear 20 ft; street side 20 ft; front-loading garage 25 ft
Maximum height: 35 ft
What you can place on it: One single-family residence per lot. Manufactured/factory-built homes permitted — must be ≤6 years old when placed, on a permanent foundation, and converted to real property (NCC §17.04.820). Mobile homes not permitted. A guest residence of up to 1,500 sq ft is allowed.

Zoning standards change and apply parcel by parcel. Get a written answer from the county planning department before your plans depend on one.

County Zoning & Land Development Code

Check what you can build, setback rules, and contact the county planning department directly.

View County CodeOpens in a new tab

Buying land in Nye County

Our Nevada lots are in Pahrump — a high-desert valley in Nye County, about an hour from Las Vegas — inside the Pahrump Regional Planning District. Every lot below leads with its monthly payment.

Pahrump lots carry Village Residential zoning: VR-8, VR-10, or VR-20. The number is the minimum lot size in thousands of square feet, and the district also sets your setbacks, your minimum lot width, and whether a guest residence is allowed. The zoning table above lists each district with its section of the Nye County Code.

Financing is in-house: no bank, no credit check. You choose a down payment and a term, we carry the note, and a licensed title company handles the closing.

Property taxes

Each Pahrump listing shows the annual property tax recorded for that parcel in its property details — the parcel's own figure, not a county average. Confirm the current amount with the Nye County Assessor and Treasurer before closing.

Utilities: water, sewer, and power

The lots we list in Pahrump are in areas where city water is required, and they use city sewer or a septic system; each lot's brochure names the provider. New private wells are tightly restricted in the Pahrump Valley (see below), so city water matters here. Power is a street-by-street question: some lots have a line at the lot, some have one close by, and the cost of bringing service in depends on the distance. Confirm with the utility before you close.

Flood zones

The FEMA flood zone for each parcel appears in the property details on its listing page, and when a lot falls inside a Special Flood Hazard Area the page says so plainly. Verify independently with FEMA's flood map service or Nye County before you buy.

What you can build

The Village Residential districts allow one single-family residence per lot, up to 35 ft in height. The county's definition of a single-family residence includes manufactured and factory-built homes, but they come with conditions under NCC §17.04.820: the unit must be no more than six years old when it is affixed, set on a permanent foundation and converted to real property, at least 400 sq ft, with siding and roofing similar to homes within 1,000 ft. Units built before the June 1976 HUD code are not permitted anywhere in the Pahrump Regional Planning District. Mobile homes are a separate defined term in the code and are not a permitted use in the VR districts. VR-10 and VR-20 additionally allow a guest residence of up to 1,500 sq ft; VR-8 does not. Nye County Planning is the office to confirm any of this against a specific parcel.

Is Pahrump a good place to live? The honest pros and cons

Most people who buy land here are leaving Las Vegas for more room and a lower cost of living, or retiring somewhere quieter. Whether it suits you depends on what you are trading, so here are both sides, including what people usually mean when they ask what is wrong with Pahrump.

To Las Vegas: About 60 miles, SR-160
Population: 44,738 (2020 Census)
Elevation: About 2,700 ft
Rain: About 5 inches a year

What people like about Pahrump

Room for far less money
Land costs far less than in the Las Vegas Valley, and lots here are sized for a house, a yard and space around it.
No state income tax
Nevada has no state income tax, and the property tax on a vacant lot is small. Each lot page shows that parcel's own bill.
About an hour from Las Vegas
The drive is about 60 miles on State Route 160, close enough for the airport, specialists and big-box shopping.
Big outdoor country nearby
Death Valley National Park is under an hour away and Red Rock Canyon about 45 minutes, per our lot brochures.
Quiet, with no HOA
A valley town of about 45,000 people with mountain views and dark night skies, and none of the lots we list here has an HOA.

So what is wrong with Pahrump?

Summer heat and wind
July highs regularly pass 100°F and can near 110°F. Winter nights drop below freezing, and the desert wind can be strong.
Few local jobs and services
Many residents work in Las Vegas or are retired. Pahrump's hospital, Desert View, is a 25-bed critical access hospital with a 24-hour ER; for specialists and major shopping you drive to Las Vegas.
Water is the long-term question
The valley's groundwater is over-allocated, so a new domestic well generally means buying and retiring existing water rights (Nevada State Engineer Order 1293). The lots we list require city water, which avoids that, but ask about the hookup cost.
Rough edges
Some streets are dirt, power reaches some lots but not others, and parts of town look unfinished. Check the road and power for the exact lot; each brochure lists both.

Sources: 2020 U.S. Census; NOAA climate normals; Nevada State Engineer Order 1293; Desert View Hospital; our Sept 2026 lot brochures.

Questions about Nye County land

How far is Pahrump from Las Vegas?

About 60 miles by car, a little over an hour on State Route 160 (Blue Diamond Road and the Pahrump Valley Highway) to the Las Vegas Strip.

What is wrong with Pahrump, NV?

Mostly the trade-offs of desert living: hot summers, few local jobs and services (specialists and the airport are in Las Vegas), and a groundwater basin that restricts new wells. Many buyers accept those in exchange for cheaper land, no state income tax and room to spread out. The pros and cons above cover both sides.

Can I put a manufactured home on my Pahrump lot?

Yes, in the Village Residential districts, if the home meets the county's conditions. Nye County Code §17.04.820 requires the unit to be no more than six years old when it is affixed to the lot, placed on a permanent foundation and converted to real property, at least 400 sq ft, with siding and roofing similar to homes within 1,000 ft. Homes built before the June 1976 HUD code are not permitted anywhere in the Pahrump Regional Planning District. Mobile homes — a distinct term in the code — are not a permitted use in the VR districts; a unit that is not affixed would need a conditional use permit as a temporary living facility. Confirm your specific unit with Nye County Planning before you buy it.

What is the minimum lot size in Pahrump?

It depends on the district: 8,000 sq ft in VR-8, 10,000 sq ft in VR-10, and 20,000 sq ft in VR-20. Minimum widths are 60 ft interior and 70 ft corner in VR-8, and 70 ft interior and 80 ft corner in VR-10 and VR-20. Every listing shows its zoning district.

Can I add a guest house?

In VR-10 and VR-20, yes — a guest residence of up to 1,500 sq ft is allowed. VR-8 does not allow one. The district's setbacks and 35 ft height limit still apply, so confirm your site plan with Nye County Planning.

How does the financing work, and do you check credit?

Financing is in-house and there is no credit check — no bank and no third party. You choose a down payment and a term from the options shown on the listing, we carry the note, and you make one monthly payment to us. Payment terms and duration are negotiable. Closing and documentation fees are not included in the monthly figure, and a licensed title company handles the closing.

How much is land in Pahrump?

Pahrump is one of the least expensive places to own land within an hour of Las Vegas. Our Nye County lots are listed above with their cash price and monthly payment, and the list updates as lots sell.

Is there land for sale in Pahrump under $5,000?

Occasionally, and when there is, it is usually a smaller VR lot. With owner financing the down payment on any of our Pahrump lots is a small share of the price. The inventory above shows what is available right now.

Ready to own land in Nye County?

Browse every owner-financed lot we have, or call and we'll help you pick one.

Browse all available land Questions? Call us directly(941) 401-9455

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