The Upsides and Downsides of Buying Land in Nevada in 2026

Nevada offers a rare mix for land buyers: huge open spaces, relatively low entry prices in many rural counties, and long-run upside tied to growth around Las Vegas and Reno. But Nevada land investing in 2026 also comes with modern realities—federal ownership patterns, water constraints, infrastructure gaps, and policy shifts that can quickly change what’s buildable, where, and when.

One defining factor shapes almost every deal: public land. The federal government owns about 85% of Nevada, including roughly 48 million acres managed by the Bureau of Land Management (BLM), according to the Nevada Political Journal. Nationally, the U.S. Government owns about 650 million acres of land, which helps explain why federal policy can ripple through local land markets, per LandApp (citing The Land Report).

Introducing the Silver State (and why land access is different here)

Nevada’s “Silver State” nickname still fits—mining remains important—but today’s land conversation is just as much about logistics, data centers, clean energy, and housing pressure around major metros. Outside of Las Vegas and Reno, much of Nevada stays sparsely populated and intensely rural. That rural feel is a feature for off-grid living, recreation, and long-term holds, but it can also mean slow liquidity and higher development friction.

Federal control is especially concentrated near the state’s largest market. The BLM controls approximately 90% of the land within the Las Vegas Valley, according to the Las Vegas Review-Journal. That reality influences pricing, availability, and the timeline for any project that depends on future land releases.

Pros of buying land in Nevada

1) More opportunity—especially for buyers who think long-term

Nevada still attracts buyers looking for affordable acreage, privacy, and optionality: hold raw land, build a rural compound, develop near a growing metro edge, or assemble parcels over time. In many counties, buyers can still find large tracts where the land cost is low enough to justify a patient strategy.

At the metro level, limited private inventory can support long-term demand for well-located parcels. In Clark County alone, there are approximately 90,052 acres of prime land that could be developed for commercial or residential projects, according to the Las Vegas Review-Journal.

2) Growth tailwinds near Las Vegas (and the spillover effect)

Population growth is one of the simplest drivers of land demand—more residents typically mean more housing, more services, and more infrastructure. Southern Nevada’s population is expected to grow by approximately 388,000 people over the next decade, according to the Las Vegas Review-Journal. For land buyers, that projection supports the case for targeting corridors and submarkets positioned for expansion rather than betting purely on remote speculation.

3) Tourism and outdoor recreation keep demand diverse

Nevada isn’t just “Vegas.” Demand also comes from second-home buyers and operators tied to outdoor recreation, lake destinations, desert tourism, and year-round events. Parcels near established attractions can offer stronger resale appeal—and, in some cases, clearer paths to short-term or seasonal use (subject to county rules and zoning).

4) Natural-resource upside (with the right due diligence)

Nevada’s resource profile—minerals, geothermal potential, and solar—can create lease or royalty opportunities when rights convey with the land. If you’re evaluating a parcel for energy or mineral potential, treat it like a specialized acquisition: confirm deeded rights, restrictions, and proximity to transmission or access routes before you price in upside.

Cons of buying land in Nevada

1) Federal ownership can limit supply—and change the rules midstream

In much of Nevada, the land market is shaped as much by policy as by comps. Because the federal government owns about 85% of the land in Nevada, including about 48 million acres managed by the BLM, inventory constraints and release timelines matter, per the Nevada Political Journal.

Legislation can also add volatility to expectations about future availability. House Republicans approved an amendment permitting the sale of nearly 460,000 acres of federal public land in Nevada and Utah on May 6th, 2025, according to LandApp (citing The Land Report). Whether such efforts advance, stall, or get revised, they can influence sentiment, long-term supply assumptions, and local development planning.

2) Water access and water rights are deal-breakers

Nevada’s arid basins make water planning non-negotiable. Before you buy, verify the legal water rights (not just “water nearby”), well feasibility, drilling depth expectations, seasonal reliability, and any pumping limits. Even parcels that look perfect on a map can become impractical if you can’t secure dependable water for residential use, agriculture, or livestock.

3) Infrastructure gaps can erase “cheap land” savings

Many rural parcels lack power, sewer/septic solutions, reliable roads, and high-quality internet. Extending utilities can be expensive and slow, and off-grid alternatives (solar, generators, hauling water, satellite internet) require ongoing maintenance and planning. If you’re buying for immediate use, budget for total site readiness—not just the purchase price.

4) Market liquidity and price swings are real

Nevada land can move quickly in growth cycles and slow dramatically when financing tightens or migration cools. Raw land is typically less liquid than homes, and carrying costs (taxes, weed abatement, HOA fees where applicable, insurance, or loan interest) add up while you wait for the right exit.

Affordable housing pressure is reshaping land conversations

Housing scarcity increasingly influences policy, planning, and land-release debates—especially in Southern Nevada. Nevada is short nearly 78,000 affordable housing units, according to The Nevada Independent (citing National Low Income Housing Coalition and BLM data). That gap raises the odds of zoning changes, incentive programs, and public-private projects that can alter demand in specific submarkets.

However, “available land” does not automatically translate into affordable housing supply. More than 550 acres are currently reserved across Southern Nevada under SNPLMA, but only 50 acres have been dedicated to affordable housing, per The Nevada Independent (citing BLM data). For land buyers, this highlights a practical takeaway: policy intent, funding, and entitlement timelines often matter more than raw acreage headlines.

At the same time, infill and redevelopment potential is substantial. There are more than 25,600 acres of underused land in North Las Vegas, more than 15,300 acres in Las Vegas, and more than 12,500 acres in Henderson, according to The Nevada Independent. If you’re investing near the urban core, underused land can signal future rezoning, higher-density proposals, and shifting “best use” assumptions.

Planning your Nevada land purchase (a practical checklist)

• Define the end game first. Decide whether the land is for off-grid living, recreation, future development, flipping, or a long hold. Your goal determines the right county, zoning, and access requirements.
• Confirm legal access. Verify recorded easements, road maintenance responsibility, and year-round passability. Do not rely on “it looks like a road” when you tour a parcel.
• Run a full title and boundary review. Use a reputable title company and consider a survey—especially in rural areas where fences and maps don’t always match.
• Validate zoning and buildability. Ask the county about minimum lot sizes, setbacks, permitted uses, septic requirements, and any overlay restrictions.
• Audit water reality. Check water rights, well viability, hauling options, and any known basin constraints before you close.
• Price infrastructure, not just land. Estimate power extension, septic, roadwork, grading, and internet solutions early so “cheap acres” don’t become expensive mistakes.
• Stress-test the exit plan. Assume longer timelines for raw land resale, and model carrying costs for 12–24+ months.

Closing thoughts

Buying land in Nevada can be a strong move if you align the parcel with reality on water, access, and timelines—and if you understand how federal ownership shapes supply. With the BLM controlling much of the state’s footprint and major policy conversations active, smart buyers treat Nevada as a market where due diligence and patience create the edge. If you plan carefully, Nevada can still deliver the wide-open optionality that draws land investors here in the first place.

Frequently Asked Questions (FAQs)

Is Nevada land mostly privately owned?

No. The federal government owns about 85% of the land in Nevada, including about 48 million acres managed by the BLM, according to the Nevada Political Journal.

Why is buildable land near Las Vegas so constrained?

Because federal holdings dominate the region. The BLM controls approximately 90% of the land within the Las Vegas Valley, according to the Las Vegas Review-Journal.

How much developable land does Clark County have?

Clark County has approximately 90,052 acres of prime land that could be developed for commercial or residential projects, according to the Las Vegas Review-Journal.

Is Southern Nevada still expected to grow?

Yes. Southern Nevada’s population is expected to grow by approximately 388,000 people over the next decade, per the Las Vegas Review-Journal.

How severe is Nevada’s affordable housing shortage?

Nevada is short nearly 78,000 affordable housing units, according to The Nevada Independent (citing National Low Income Housing Coalition and BLM data).

How much land is reserved under SNPLMA, and how much is for affordable housing?

More than 550 acres are currently reserved across Southern Nevada under SNPLMA, but only 50 acres have been dedicated to affordable housing, per The Nevada Independent (citing BLM data).

Is there underused land inside existing cities?

Yes. There are more than 25,600 acres of underused land in North Las Vegas, more than 15,300 acres in Las Vegas, and more than 12,500 acres in Henderson, according to The Nevada Independent.

Are there recent proposals to sell federal land in Nevada?

Yes. House Republicans approved an amendment permitting the sale of nearly 460,000 acres of federal public land in Nevada and Utah on May 6th, 2025, according to LandApp (citing The Land Report).

How much land does the U.S. Government own nationwide?

The U.S. Government owns about 650 million acres of land nationwide, per LandApp (citing The Land Report).