Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Agricultural Land with Water Rights Title is generated by Realmo AI

    Pinenut Road, Gardnerville, NV 89410

    View on Map
    Claim this Listing
    For Sale
    $9,000,000

    LAND - Gardnerville, NV

    Lot size:
    130.00 Acres
    Added:
    Feb 6, 2024
    Days on Market:
    851
    Last Refresh:
    Jun 6 at 12:06 pm

    Property Features for Pinenut Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG-19
    Standard status
    Active
    APN
    1220-14-000-010
    Lot size
    130.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    868

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Kristine Mitchell

    Listing agent Kristine Mitchell

    Listing office Sierra Sothebys International 570 Lakeshore Blvd, Reno, NV

    Listing date Feb 6, 2024

    MLS# 240001241 Listing URL

    Copyright © 2026 Northern Nevada Regional MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 130+ acres of land with valuable surface water rights and entitlements.
    • Approved Specific Plan and utilities available to the site.
    • Excellent location close to Lake Tahoe.
    • Stunning mountain and valley views.
    • Ideal for legacy ranch, equestrian facility, or farm‑to‑table residential development.
    • Year‑round recreation opportunities including hiking, biking, golf, fishing, off‑roading, and skiing.

    Overview

    This offering is agricultural land totaling 130+ acres, zoned AG-19. The property is presented with valuable surface water rights and associated entitlements, along with an approved specific plan. Utilities are listed as available to the site.

    The land is located on Pinenut Road in Gardnerville, Nevada, in Douglas County (89410). The listing describes the setting as having mountain and valley views and being positioned close to Lake Tahoe.

    With the combination of water rights, entitlements, and an approved specific plan, the property is suited to buyers seeking space for a legacy ranch, equestrian facility, or farm-to-table residential concept. Prospective buyers should review the specific plan details and entitlement terms to confirm how the approved framework aligns with their intended development and operating plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Gardnerville
    County
    Douglas
    State
    Nevada
    Longitude
    -119.705534
    Latitude
    38.913795

    Nearby Similar for Sale

    • $2,300,000
      6,752 SF

      Commercial Property in Park Place

      Commercial property with fitness center and restaurant in Gardnerville, NV.
      1332 N Highway 395, Gardnerville, NV 89410
      View Details
    • $2,300,000
      7,196 SF

      Gardnerville Commercial Center For Sale

      Well-maintained commercial center in Gardnerville with seasoned tenants.
      1328 N Hwy 395, Gardnerville, NV 89410
      View Details
    • $650,000
      4,642 SF

      Multi-Tenant Industrial Building For Sale

      Multi-tenant industrial property with income and upside potential.
      1421 Industrial Way, Gardnerville, NV 89410
      View Details
    • $2,150,000
      10,948 SF

      Historic Mixed-Use Property For Sale

      Mixed-use property with restaurant and residential units in Gardnerville.
      1453 N Hwy 395, Gardnerville, NV 89410
      View Details
    • $425,000

      Scenic 5-Acre Parcel in Gardnerville

      5-acre parcel with scenic views, ideal for outdoor enthusiasts.
      2410 Blaze Court lot: 3, Gardnerville, NV 89410
      View Details
    • $550,000

      Spacious Land Parcel with Views

      5.23-acre parcel near BLM land, ideal for outdoor enthusiasts.
      2425 Blaze Court, Gardnerville, NV 89410
      View Details
    • $2,600,000
      8,150 SF

      Topaz Lake Retreat Investment Opportunity

      8,150 sq.ft. property on 1.23 acres with highway frontage.
      1929 US-395, Gardnerville, NV 89410
      View Details
    • $7,980,000

      Gardnerville Land with Development Potential

      198.2-acre site with dual zoning and extensive water rights.
      1170 Kimmerling Road, Gardnerville, NV 89460
      View Details
    • $675,000

      Secluded Carson Valley 5-Acre Retreat

      Private 5-acre parcel in Carson Valley, build your dream paradise!
      1655 Lombardy Road, Gardnerville, NV 89410
      View Details
    • $1,064,500
      2,751 SF

      Gardnerville Multifamily Investment Opportunity

      Two homes on one lot in downtown Gardnerville.
      1421 Mission Street, Gardnerville, NV 89410
      View Details
    • $450,000

      Mixed-Use Development Land Available

      Prime Carson Valley lot with approved mixed-use development plans.
      1378 U.S. Hwy 395 Way, Gardnerville, NV 89410
      View Details
    • $479,000

      Homesite in Jobs Peak Ranch

      Exceptional homesite with mountain views in gated community.
      240 Forest Hill Way, Gardnerville, NV 89460
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Over 130 acres zoned AG-19 with surface water rights, an approved specific plan, and utilities to the site.
    Where is this agricultural land / farmland located?
    The property is located at Pinenut Road Gardnerville, NV.
    What is the asking price?
    The asking price for this property is $9,000,000.
    What are key features of this property?
    This property features: 130+ acres of land with valuable surface water rights and entitlements.; Approved Specific Plan and utilities available to the site.; Excellent location close to Lake Tahoe.
    (775) 848-5451
    We can help!
    Listing Contact
    Kristine Mitchell
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Pinenut Road, Gardnerville, NV 89410
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!