What an Acre of Nevada Land Is Worth in 2026

Nevada is famous for wide-open spaces, but the land market is anything but simple. Per-acre values can swing dramatically based on location, zoning, water and power access, and how much developable private land is actually available. To price (or buy) Nevada land accurately today, you need a local, data-driven approach that accounts for the state’s unique ownership map and fast-changing development pressures.

Nevada land ownership and availability: why “supply” is complicated

Most of Nevada’s acreage isn’t privately owned, which directly constrains what can come to market—and that scarcity shapes pricing in high-demand corridors.

• Federal ownership dominates: the federal government owns more than 80% of Nevada’s land, according to The Nevada Independent.
• Multiple sources place federal ownership even higher: the federal government owns 85% of Nevada land, including approximately 48 million acres managed by the Bureau of Land Management (BLM), according to Nevada Political Journal.
• Clark County is even more constrained: the federal government owns 85% of total land in Nevada and approximately 90% of Clark County, according to the Las Vegas Review-Journal.
• BLM’s footprint is massive on its own: 67% of Nevada (48 million acres) belongs to the American people and is managed by BLM, per Bureau of Land Management (BLM) Nevada.
• State-owned land is comparatively small: the Nevada State Lands agency holds title to 345,000 acres, representing less than 1% of the state’s land, according to the Nevada Division of State Lands (NDSL).

Bottom line: Nevada can look “endless” on a map, but the investable and buildable private inventory is limited—especially near major job centers and infrastructure.

What one acre is worth in Nevada (and why the answer varies so much)

There isn’t one statewide “correct” price per acre. Nevada land values typically reflect a stack of local factors, including:

• Distance to economic engines (Las Vegas valley, Reno/Sparks, mining regions, logistics corridors)
• Zoning and entitlements (what you can legally build, and at what density)
• Water availability (wells, municipal service areas, water rights, and local restrictions)
• Power, road access, and telecom (the cost of going from “raw” to “ready”)
• Parcel attributes (topography, drainage, shape, frontage, easements, flood zone, and environmental constraints)

In practice, two one-acre parcels in the same county can appraise very differently if one has paved access and utilities at the lot line while the other requires engineered roadwork, a new well, and extended power.

How to estimate a realistic per-acre price (a modern, local-market method)

The most reliable way to price Nevada land is a localized competitive market analysis (CMA) using verified sales—not just active listings. Use this process to get a defensible per-acre range:

1. Pull recent closed sales (ideally from the last 6–12 months) for at least 3–5 truly comparable parcels in the same submarket.
2. Match the “use case,” not just the acreage. Compare like-with-like: rural residential vs. infill, grazing vs. ranchette, commercial vs. industrial.
3. Adjust for development readiness. A parcel with established access, surveyed boundaries, and nearby power can command a premium over raw desert acreage.
4. Validate on the ground. Visit the area or use current satellite/parcel tools to confirm slope, washes, neighboring uses, and any visible constraints.
5. Price the constraint, not the dream. If zoning, water, or access limits what can be built, the market will discount the land accordingly.

Zoning and permitted use: the biggest driver of per-acre value

Zoning and entitlements often determine whether buyers evaluate land as “recreational,” “speculative,” or “buildable.” That legal permission can matter more than the dirt itself.

Land approved (or likely to be approved) for single-family subdivisions

Subdivision land is typically valued based on how many lots can be built, expected home sale prices, and the all-in cost to develop infrastructure (roads, drainage, utilities). The higher the achievable density and the clearer the entitlement path, the higher the per-acre value tends to be.

Commercial parcels near freeway interchanges and growth corridors

High-visibility parcels near interchanges can earn substantial premiums because they support fuel, convenience, hospitality, and retail uses. Buyers often underwrite these sites using traffic counts, access, and competitive supply in the immediate trade area.

Land near parks, trails, and recreation hubs

Proximity to public recreation can lift values when it improves access, views, and lifestyle appeal. In Nevada, “near public land” can be a feature buyers pay for—especially when it creates a buffer from future adjacent development.

Federal land policy and “released land”: why it matters for pricing

Because federally controlled acreage surrounds many metro areas, policy changes can influence land supply and expectations—sometimes quickly.

• In Southern Nevada, more than 550 acres are currently reserved under SNPLMA, but only 50 acres are dedicated to affordable housing, according to The Nevada Independent.
• The Southern Nevada Economic and Development Conservation Act (SNEDCA) would make 25,000 acres available for development, per The Nevada Independent.
• At the federal level, House Republicans approved an amendment permitting the sale of nearly 460,000 acres of federal public land in Nevada and Utah, according to LandApp - Largest Landowners in the United States 2026.

These figures don’t automatically translate into immediate buildable lots—environmental review, infrastructure funding, and local planning still apply. But they do shape market psychology and long-term supply narratives, especially in Clark County where developable land is constrained.

Private land ownership in Nevada: a reminder that “big parcels” still exist

While public land dominates the map, major private holdings can still influence local comparables—particularly in ranching regions and along resource corridors.

For example, Paul Fireman is the largest private landowner in Nevada, owning the Winecup Gamble Ranch with roughly 247,000 acres, according to World Population Review - Largest Landowners by State 2026.

Practical takeaways for buyers and sellers

• Don’t rely on statewide averages. Nevada is a patchwork of micro-markets driven by access, water, zoning, and nearby economic activity.
• Confirm legal buildability early. Zoning, overlays, and entitlement timelines can make a “cheap” acre expensive.
• Utilities and water move the needle. The gap between raw land and build-ready land often explains the biggest pricing spreads.
• Track policy where federal land dominates. With federal ownership exceeding 80% statewide and roughly 90% in Clark County, supply changes can matter—just not always on the timeline buyers expect.

Frequently Asked Questions (FAQs)

Why is Nevada land pricing so inconsistent from one area to another?

Because the market prices the ability to use the land. Zoning, water, access, and proximity to jobs or recreation can outweigh acreage alone—especially in a state where most land is federally controlled and not available for private development.

How can I estimate land value per acre in a specific Nevada county?

Use recent closed sales of comparable parcels in the same local market, then adjust for zoning/entitlements, utility availability, access quality, and site constraints. Active listings help set expectations, but closed sales reveal what buyers actually paid.

Does being near public land increase a parcel’s value?

It can. Parcels near desirable recreation access, viewsheds, or trail networks often command premiums when they offer lifestyle benefits and a buffer from nearby development—assuming zoning and access support the buyer’s intended use.

Can federal land releases lower prices by increasing supply?

Potentially, but the effect depends on where the land is, how fast it can be entitled and served by infrastructure, and what portion is actually designated for housing. Even when acres become “available,” development-ready supply may remain limited for years.

Who owns the most private land in Nevada?

Paul Fireman is the largest private landowner in Nevada, with roughly 247,000 acres at the Winecup Gamble Ranch, according to World Population Review - Largest Landowners by State 2026.