Top Rated
5/10
5/10E.C. Best Elementary
Fallon (~20 min)
K-5420 Students19:1
Stillwater, Nevada
Stillwater Homes For Sale
Nevada Real Estate Group — your Northern Nevada team for Stillwater real estate. Search rural acreage, ranch homes, and farm parcels for sale in Churchill County's Lahontan Valley near the Stillwater National Wildlife Refuge.
MEDIAN LIST PRICE
$360K
RSAR / NNRMLS, June 2026
DAYS ON MARKET
49
RSAR / NNRMLS, June 2026
TO FALLON
20 min
via Stillwater Rd & US-50
WILDLIFE REFUGE
79,000 ac
U.S. Fish & Wildlife Service
Data reviewed by
NREG Research Team
All statistics verified against primary sources (LVR, U.S. Census, FBI, BLS)
Last updated
June 2026
Reviewed monthly · Next review July 2026
KEY TAKEAWAYS
What Should You Know About Stillwater at a Glance?
According to the U.S. Census Bureau, Churchill County holds roughly 26,000 residents — Stillwater is a small rural area northeast of Fallon with a $360,000 median and homes averaging 49 days on market per Reno/Sparks Association of REALTORS. Five takeaways below show what those numbers mean for buyers considering this agricultural Lahontan Valley community.
- Location: rural Churchill County agricultural area about 15 miles northeast of Fallon on Stillwater Road, bordering the Stillwater National Wildlife Refuge in the Lahontan Valley.
- Median list price: $360,000 (June 2026) — reflects the range from modest rural homes near $260K to working farm-and-ranch properties at $500K+, with water rights driving the premium end.
- Best for: agricultural buyers seeking Newlands Project water rights, hunters and birders who want NWR access, buyers priced out of California farm country, and rural lifestyle seekers wanting large acreage.
- Top features: Stillwater National Wildlife Refuge adjacency with 79,000+ acres of Pacific Flyway wetlands; Newlands Project irrigation rights; open Lahontan Valley desert with dark skies and privacy; no HOA.
- Why people move here: genuine rural Nevada agricultural living at value prices, Nevada's zero state income tax, world-class hunting and birding at the doorstep, and Fallon services 20 minutes west.
Last updated June 2026 · Sources: RSAR, U.S. Census, Churchill County Assessor
Where Can I Find Stillwater Homes and Rural Parcels for Sale?
Stillwater and rural Churchill County carry 20–40 active listings in mid-2026 per Reno/Sparks Association of REALTORS and NNRMLS data, ranging from modest rural homes near $260K to working farm-and-ranch properties above $500K. The eight newest listings appear below, refreshed daily; the full Fallon-area rural inventory is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Stillwater Homes Sell in Each Price Range?
The Stillwater median list price sits near $360K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with inventory spread from modest rural homes under $300K to working farm properties above $500K. Each card below shows current active-listing counts by price range.
Browse Stillwater Listings
How Can You Find a Stillwater Property by Type, Use & Price?
Stillwater's active listings break down primarily into rural residential homes on acreage, working farm-and-ranch properties, and raw agricultural land — each link opens our live MLS search pre-filtered for that slice, with counts updated daily from Reno/Sparks Association of REALTORS and NNRMLS data.
Which Stillwater Areas Should You Explore?
Tap an area to see current listings, price ranges, and what daily life looks like.
By Price Range
Updated daily · 30 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Stillwater Listings First?
Custom alerts by acreage, price, property type, and water-rights features — no spam, unsubscribe anytime. With Stillwater properties averaging 49 days on market per Reno/Sparks Association of REALTORS data, the best agricultural parcels still attract multiple buyers — especially well-priced rural homes under $380K where demand from NAS Fallon households and outdoor-lifestyle buyers is strongest.
- Custom criteria — neighborhood, price, beds, baths, features
- Instant alerts — emailed within minutes of a new MLS listing
- 1,200+ Henderson buyers used NREG alerts last year
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EDUCATION
5/10
6/10
4/10
5/10
5/10
How Are the Schools near Stillwater?
Stillwater falls within Churchill County School District, with K-12 coverage at Churchill County High School, E.C. Best Elementary, Numa Elementary, and Oasis Academy charter. The district serves a small, tight-knit rural community. Families seeking higher-rated campuses — 8-9/10 on GreatSchools — drive 80 minutes to Washoe County schools via US-50 and I-80.
5/10Numa Elementary
East Fallon (~22 min)
K-5380 Students19:1
6/10Oasis Academy Elementary
Fallon charter (~20 min)
K-8310 Students16:1
4/10Desert Heights Elementary
West Fallon (~25 min)
K-5290 Students18:1
5/10Churchill County Virtual Academy
Fallon online
K-5120 StudentsOnline
5/10Lahontan Elementary
Rural Churchill County
K-6180 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Are the Best Near Stillwater?
According to GreatSchools.org, Oasis Academy (charter K-12) leads the Fallon area at a 6/10 rating, followed by Churchill County High School and E.C. Best Elementary at 5/10. Families seeking 8-9/10 campuses drive 80 minutes to Washoe County, cross-checked with the Nevada Report Card.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Coral Academy of Science NV (charter) | Charter | K-12 | 8/10 | Northern Nevada | Accessible from Stillwater |
| 2 | Oasis Academy | Charter | K-12 | 6/10 | Fallon (~20 min) | $300,000+ |
| 3 | E.C. Best Elementary | Public | K-5 | 5/10 | Fallon (~20 min) | $300,000+ |
| 4 | Numa Elementary | Public | K-5 | 5/10 | East Fallon (~22 min) | $310,000+ |
| 5 | Churchill County High School | Public | 9-12 | 5/10 | Fallon (~20 min) | $300,000+ |
SAFETY & CRIME
Is Stillwater Safe?
Direct Answer
Yes. According to FBI Uniform Crime Reporting data, rural Churchill County posts minimal violent crime and low property-crime rates well below Nevada's urban averages. Stillwater's very low population density, open agricultural landscape, and close-knit neighbor relationships produce incident rates at or near the lowest in the county.
- Crime rate — ruralBelow Churchill County urban average
- Low density — natural deterrentAgricultural community character
- Primary law enforcementChurchill County Sheriff
- Property crime vs. NV citiesFBI UCR / Churchill County Sheriff
What Buyers Should Know
Stillwater's safety profile reflects the reality of a sparsely populated agricultural area — incidents are rare and typically limited to occasional property crime on rural parcels. The low density means that unusual activity is noticed quickly by agricultural neighbors and the Churchill County Sheriff's patrol coverage.
The Stillwater National Wildlife Refuge adjacency brings seasonal visitors for hunting and birding but does not materially affect residential security. Agricultural community relationships in Churchill County are close; rural Nevada landowners typically know their neighbors well and watch each other's properties.
Standard rural-property precautions — secured outbuildings, motion lighting, secured irrigation equipment, and familiarity with neighboring landowners — address virtually all of the local risk profile. Stillwater remains one of the lower-incident rural communities in Northern Nevada.
Sources: FBI Uniform Crime Reporting (latest available data), Churchill County Sheriff reporting. Last updated June 2026.
Living In
What's It Like Living in Stillwater, NV?
The Answer
Stillwater delivers open agricultural living in the Lahontan Valley — rural acreage near the Stillwater National Wildlife Refuge, 20-minute access to Fallon services, and a $360K median. The Churchill County agricultural heritage anchors the area with Newlands Project water rights, alfalfa and ranch operations, and the Pacific Flyway birding and hunting that define Stillwater's identity.
What is Stillwater known for?
Stillwater is known as one of Nevada's earliest irrigated agricultural districts — settled in the 1860s and once the Churchill County seat. Today it is synonymous with the Stillwater National Wildlife Refuge, a 79,000-acre Pacific Flyway hotspot, and with Newlands Project water rights that define agricultural land value in the Lahontan Valley.
Who should live in Stillwater?
Stillwater fits agricultural buyers who want working farm or ranch land with water rights, hunters and birders who want NWR access at the doorstep, buyers seeking genuine rural Nevada living at value prices, and NAS Fallon households who want acreage and can tolerate a 25-30 minute commute to the gate.
What is daily life like?
Daily life in Stillwater runs at a genuine agricultural pace — morning chores on the farm or ranch, seasonal irrigation management, wildlife watching at the adjacent NWR, and a 20-minute drive west to Fallon for shopping, schools, and services. Reno is 80 minutes via US-50 and I-80 for major medical, airport, and urban amenity needs.
Location
Where Is Stillwater
Stillwater sits in the Lahontan Valley in Churchill County, Nevada, about 15 miles northeast of Fallon on Stillwater Road. ZIP code 89406. The Stillwater National Wildlife Refuge borders the area to the east and north.
Stillwater NWR
10
Min
Fallon
20
Min
NAS Fallon
30
Min
Fernley
45
Min
Reno
80
Min
Stillwater
At a Glance$360,000
Median List Price
~30
Active Listings
~$165
Price / Sq Ft
49
Days on Market
- Population
- Rural / Low density
- County
- Churchill County
- ZIP Code
- 89406
- Primary Road
- Stillwater Road / US-50
- Adjacent Refuge
- Stillwater NWR (79,000 ac)
- Water System
- Newlands Project / private wells
- Sunshine
- 290+ days/year
- Schools
- Churchill County School District
- To Fallon
- 20 min via Stillwater Rd
- To NAS Fallon
- ~30 min via US-50
- To Reno
- 80 min via US-50 & I-80
- HOA Communities
- None — open agricultural area
LIVABILITY REPORT CARD
How Does Stillwater Score?
Stillwater scores strongest for outdoor access, agricultural character, and affordability relative to rural Northern Nevada benchmarks. The trade-off is limited local amenities and a longer commute to Reno. The six-category report card below covers the same factors our agents review with every relocating buyer before a first tour.
Grade B: Safety
Very low population density; incident rates at or near the lowest in Churchill County; Churchill County Sheriff coverage.
Grade B-: Schools
Churchill County School District K-12; Oasis Academy charter option; families seeking 8-9/10 campuses drive to Washoe County.
Grade A: Cost of Living
$360K median, no Nevada state income tax, low Churchill County property taxes — the most affordable rural acreage in Northern Nevada.
Grade C+: Amenities
No local commercial amenities — daily shopping, medical, and services are a 20-minute drive west in Fallon.
Grade A+: Outdoor Access
79,000-acre Stillwater NWR at the doorstep; Lahontan Reservoir 45 min south; Sand Mountain 35 min east; BLM open land on all sides.
Grade C+: Commute
20 minutes to Fallon; 30 minutes to NAS Fallon; 80 minutes to Reno. Car-dependent; rural two-lane roads.
Source: Compiled from GreatSchools.org, FBI UCR, BLS, and Walk Score. Methodology: 6 weighted categories on a 4.0-equivalent scale. Last refreshed June 2026.
Quick Answer
Why is Stillwater a good place to live?
Stillwater is one of Northern Nevada's most distinctive rural living options — genuine Lahontan Valley agricultural land with Newlands Project water rights, the Stillwater National Wildlife Refuge at the doorstep, and a $360K median that delivers multi-acre parcels for what California buyers would pay for a suburban lot. Nevada's zero state income tax and Churchill County's low property-tax rate add five-figure annual savings versus California agricultural county baselines. For buyers who want authentic rural Nevada life with world-class hunting and birding access, Stillwater delivers at a value point unavailable anywhere in the American West.
Source: U.S. Census Bureau
DEMOGRAPHICS
Who Lives in Stillwater?
According to the U.S. Census Bureau, Churchill County holds roughly 26,000 residents with a $55,000 median household income. Stillwater itself is very low density — primarily farming and ranching families, NAS Fallon households seeking rural space, and outdoor enthusiasts drawn by the NWR. The median age countywide is approximately 37, reflecting the mix of agricultural workers, military families, and retirees.
Stillwater's population skews toward long-established agricultural families who have worked the Lahontan Valley for generations, and a newer layer of rural lifestyle buyers and remote workers seeking Nevada's tax advantage and open land at prices unavailable in California. The area's primary economic anchor is Churchill County agriculture and NAS Fallon, with a seasonal influx of hunters and birders during fall migration at the wildlife refuge.
Low density
vs Churchill Co ~26,000
~$55,000
vs Churchill Co $55,000
~38
vs Churchill Co 37
$360K
vs Churchill Co $340K
~75%
vs Churchill Co 62%
~15%
vs Churchill Co 17%
~32%
vs Churchill Co 33%
2.5
vs Churchill Co 2.6
Source: U.S. Census Bureau ACS estimates · Updated
POPULATION & GROWTH
How Fast Is Stillwater Growing?
Stillwater's rural population remains small and stable — growth is measured in individual parcel sales rather than subdivision phases. The area's fundamental attractiveness for agricultural buyers and outdoor enthusiasts remains steady, and rural Nevada land values have appreciated quietly as Northern Nevada's overall population has grown. Churchill County's agricultural base provides stability rather than rapid expansion.
~500Estimated rural area residents
~26,000Churchill County total
StableProjected trajectory
Stillwater rural area population trajectory, 2010–2030 (estimated)
Growth in Stillwater is driven by individual acreage-parcel purchases rather than subdivision expansion. Agricultural land values have appreciated alongside broader Northern Nevada population growth and increased interest in rural lifestyle properties. The Stillwater National Wildlife Refuge adjacency is a permanent amenity that sustains long-term buyer interest.
Sources: U.S. Census Bureau and Churchill County. Rural population estimates are approximations; projection reflects modest growth in rural parcel demand. Last updated June 2026.
LIVABILITY SCORES
How Does Stillwater Score for Livability?
Stillwater earns an A+ for outdoor access and open-land recreation, and solid marks for cost of living and safety. Amenities and commute scores reflect the rural reality: daily services require a drive to Fallon, and Reno is 80 minutes away. Six category rings break down the composite score.
- 65B
Overall Livability
- 62B-
Schools
- 75B
Safety
- 90A
Cost of Living
- 48C+
Amenities
- 97A+
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Stillwater Real Estate Market Trending?
Median list price, days on market, and active listings from Northern Nevada Regional MLS data updated monthly. Stillwater rural properties have held near a $360K median while inventory turns slowly — the charts below show the past twelve months for Churchill County rural properties.
Median List Price
+1.7% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
42 → 49 days YoY — rural inventory moderately rising
vs May 2025
Source: Las Vegas REALTORS
Active Listings
~5–10 closings/month, steady seasonal pattern
vs May 2025
Source: Las Vegas REALTORS
49
MEDIAN DAYS ON MARKET
$360K
MEDIAN LIST PRICE
30
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES AVAILABLE NOW
Get matched with a Stillwater
rural property specialist.
Market Competitiveness
How competitive is Stillwater right now?
Stillwater is a slow-paced rural market — properties average about 49 days on market per Northern Nevada Regional MLS data, with the specialized buyer pool for agricultural parcels, water rights, and rural acreage keeping competition moderate to low. Well-priced modest homes move in 30-45 days; working farms and larger parcels can sit 90+ days as buyers conduct agricultural due diligence.
22Slow-Paced / Rural
- 49 daysMedian days on market
- $260K–$500K+Primary demand range
- ~$165Median price per sq ft
- ~30Active listings (June 2026)
Is Stillwater Right for You?
Who Should Buy a Home in Stillwater?
Stillwater is not for every buyer — it is specifically suited to households that want genuine agricultural land, wildlife refuge access, and rural Nevada living, and who can live without urban amenities 20-80 minutes away. Six buyer profiles below match lifestyles to what Stillwater specifically offers.
Which Stillwater Buyer Profile Matches You?
Agricultural / Farm Buyers
- Newlands Project irrigation water rights
- Alfalfa, dairy, or specialty crop operations
- Large acreage at $260K–$500K+
- Churchill County agricultural zoning
Hunters & Birders
- Stillwater NWR waterfowl hunting at the doorstep
- Pacific Flyway peak shorebird migration
- 79,000 refuge acres + surrounding BLM
- Nevada waterfowl and upland-bird licenses
Rural Lifestyle Buyers
- Large acreage with no HOA
- Dark skies and Lahontan Valley privacy
- Horses, livestock, and outbuildings permitted
- Value pricing versus California agricultural land
NAS Fallon Households (Acreage)
- 25-30 min to NAS Fallon gate
- VA 0% down loan eligibility
- More land per dollar than in-town Fallon
- Rural Churchill County SD K-12 for families
Remote Workers (Rural)
- Lowest cost-of-living in Northern Nevada
- Multi-acre work-from-home environment
- Quiet rural setting for focused work
- 80-minute Reno airport access when needed
Buy-and-Hold Investors
- Agricultural lease income potential
- NWR adjacency as permanent amenity value
- Nevada: no state income tax on rental income
- No HOA costs on agricultural land
Best Fit For
- Agricultural buyers — Newlands Project water rights, alfalfa and ranch land, and Churchill County agricultural zoning — the only community in this guide where the land itself is a primary investment thesis.
- Hunters and birders — the Stillwater National Wildlife Refuge delivers Pacific Flyway waterfowl and shorebird access that rivals any wildlife destination in the American West, literally outside the front door.
- Rural lifestyle seekers — large acreage with no HOA, horses and livestock permitted, dark skies, and privacy at value prices unavailable in California agricultural counties.
- NAS Fallon households seeking acreage — 25-30 minutes to the NAS Fallon gate, VA loan eligibility, and significantly more land per dollar than in-town Fallon or Lahontan Valley Estates.
- Remote workers — the lowest cost-of-living base in Northern Nevada, multi-acre rural work environments, and 80-minute airport access when travel is needed.
- Long-term investors — agricultural lease income, Newlands Project water rights as a lasting asset, and no state income tax on rental or agricultural revenue in Nevada.
Ready to explore rural properties in Stillwater? Nevada Real Estate Group knows Churchill County's agricultural market — from Newlands Project water-rights review to NAS Fallon relocation packages and rural parcel due diligence.
Start Your Stillwater SearchPros
- Stillwater National Wildlife Refuge adjacency — 79,000 acres of Pacific Flyway wetlands and waterfowl at the doorstep
- Zero Nevada state income tax — same benefit as Reno, at a lower price point with more land
- Newlands Project irrigation water rights on agricultural parcels — irreplaceable and value-additive
- No HOA — complete freedom for livestock, outbuildings, and agricultural operations
- Property taxes capped at 3% annual growth under Nevada law — predictable long-term carrying costs
- Dark skies and genuine rural privacy unavailable in any Northern Nevada suburb
- Large acreage at $260K–$500K+ — comparable California agricultural land costs $150K–$250K more
Honest Considerations
- 20-minute drive to Fallon services; 80-minute drive to Reno — no walkable amenities anywhere in the area
- Rural infrastructure: well water, septic, and private road maintenance add $500–$1,500/year in operating costs
- Agricultural due diligence required — water rights, well testing, zoning, and irrigation system review add complexity and closing time
- Thin resale market compared to in-town Fallon — longer exit timelines for agricultural and rural properties
- Schools are 20+ minutes away in Fallon — families without cars or with young children face daily logistics
- Economy is mission-linked to NAS Fallon and agricultural markets — neither is immune to budget or commodity cycles
Area Comparison
How Do Stillwater's Primary Areas Compare to Nearby Fallon Communities?
A side-by-side comparison of Stillwater and neighboring Churchill County communities — median price, lifestyle fit, and inventory — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Each serves distinct buyer profiles defined by agricultural use, NWR access, and commute tolerance.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Stillwater Agricultural Core | $380,000 | ~$170 | 55 | 15 | Farm & Ranch · Water Rights · NWR Access |
| Stillwater NWR Vicinity | $345,000 | ~$160 | 60 | 8 | Wildlife Access · Hunting · Rural Privacy |
| Rural Churchill County Outlying | $320,000 | ~$155 | 65 | 7 | Large Lots · Value · Agricultural |
| Lahontan Valley Estates | $340,000 | ~$162 | 50 | 12 | Value · Rural Residential · Fallon Access |
| Old Town Fallon | $375,000 | ~$175 | 50 | 28 | Historic Character · In-Town · NAS Fallon |
| Fallon City General | $360,000 | ~$168 | 48 | 22 | In-Town Convenience · Services · Schools |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales.
Area Deep Dive
What's Inside Stillwater and Its Surrounding Areas?
Submarket 1
Stillwater Agricultural Core
The heart of the Stillwater area — working alfalfa farms, ranch properties, and custom homes on 2-10+ acre parcels with Newlands Project irrigation rights. The Stillwater NWR borders these parcels, providing immediate waterfowl and birding access that defines the area's lifestyle identity.
Browse Stillwater Agricultural Core homes →$380KMedian Price
55Days on Market
15Active Listings
~$170Price / Sq Ft
Submarket 2
Stillwater NWR Vicinity
Rural residential parcels on the edge of the Stillwater National Wildlife Refuge — smaller homes on acreage with direct NWR adjacency for hunting and birding. This is the most wildlife-immersive residential area in Churchill County, priced slightly below the agricultural core.
Browse Stillwater NWR Vicinity homes →$345KMedian Price
60Days on Market
8Active Listings
~$160Price / Sq Ft
Submarket 3
Rural Churchill County Outlying
Rural parcels on Churchill County roads outside Fallon and Stillwater proper — larger lots at the lowest prices in the county, ideal for buyers who want maximum acreage per dollar and do not need NWR adjacency.
Browse Rural Churchill County Outlying homes →$320KMedian Price
65Days on Market
7Active Listings
~$155Price / Sq Ft
Submarket 4
Lahontan Valley Estates
Residential parcels in the Lahontan Valley between Fallon and the surrounding rural area — more residential than agricultural, offering acreage at value pricing within closer proximity to Fallon services.
Browse Lahontan Valley Estates homes →$340KMedian Price
50Days on Market
12Active Listings
~$162Price / Sq Ft
Submarket 5
Old Town Fallon
The historic Maine Street district at the heart of Fallon — character-rich in-town homes near NAS Fallon without the agricultural complexity. Best for buyers who want Fallon-area value and NAS proximity without rural infrastructure management.
Browse Old Town Fallon homes →$375KMedian Price
50Days on Market
28Active Listings
~$175Price / Sq Ft
Submarket 6
Fallon City General
Standard Fallon city residential inventory outside the historic core — practical in-town homes near schools, shopping, and NAS Fallon with no rural infrastructure complexity. Buyers who want Fallon pricing without agricultural-parcel due diligence start here.
Browse Fallon City General homes →$360KMedian Price
48Days on Market
22Active Listings
~$168Price / Sq Ft
Submarket 7
Stillwater National Wildlife Refuge (adjacent to Stillwater, NV)
The 79,000-acre Stillwater NWR is a critical Pacific Flyway staging area — hundreds of thousands of migratory waterfowl, shorebirds, and wading birds concentrate in the Lahontan Valley wetlands seasonally. Stillwater residential properties border the refuge directly, providing immediate hunting and birding access that no other Northern Nevada community can match.
Browse Stillwater National Wildlife Refuge (adjacent to Stillwater, NV) homes →79,000Refuge Acres
Pacific FlywayCritical Staging Area
$300K+Entry Price Nearby
No HOAAll Stillwater Parcels
Where Is Stillwater on the Map?
Stillwater sits in the open Lahontan Valley about 15 miles northeast of Fallon on Stillwater Road, Churchill County. The Stillwater National Wildlife Refuge borders the area to the east and north. ZIP code 89406 covers Stillwater, Fallon, and the surrounding Churchill County agricultural area.
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fits your lifestyle?
BY ZIP CODE
What Does the Stillwater Market Look Like by ZIP Code?
Stillwater is served by ZIP code 89406, which covers Fallon, Stillwater, and the surrounding Churchill County agricultural area. The table below shows the current market snapshot for that ZIP — median price $360K, 49 days on market, 30 active listings — benchmarking Stillwater rural property values against broader Northern Nevada and Churchill County communities.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89406 | Stillwater · Fallon · Churchill County | $360K | ~$165 | 49 | 30 | +1.7% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025 year-to-date. Per-sqft figures approximate. ZIP boundaries per Churchill County GIS.
BY THE NUMBERS
Which Statistics Define Stillwater Real Estate?
Eight verifiable numbers — each sourced to the BLS, U.S. Census Bureau, Reno/Sparks Association of REALTORS, Churchill County Assessor, or U.S. Fish & Wildlife Service — capture Stillwater's fundamentals: a $360K rural median, 79,000 acres of NWR, and 20 minutes to Fallon.
$360K
Median list price in Stillwater, Churchill County — rural acreage and ranch properties with Newlands Project water rights in the Lahontan Valley.
Reno/Sparks Association of REALTORS / NNRMLS
+1.7%
Year-over-year growth in median list price, May 2025 to May 2026.
Northern Nevada Regional MLS
49
Median days from list to accepted offer on Stillwater rural properties.
RSAR / NNRMLS, June 2026
~$165
Median price per square foot among active Stillwater listings — reflects land and acreage value beyond the structure.
NNRMLS / Repliers IDX, June 2026
79,000
Acres of Stillwater National Wildlife Refuge bordering the residential area — a Pacific Flyway critical staging area for hundreds of thousands of migratory birds.
U.S. Fish & Wildlife Service
20 min
Drive time from Stillwater to Fallon services and shopping via Stillwater Road and US-50.
Churchill County / City of Fallon
$55,000
Median household income across Churchill County, Nevada.
U.S. Census ACS
0%
Nevada state income tax — the same advantage applies in Stillwater as anywhere in Nevada.
Nevada Department of Taxation
WHY STILLWATER
Why Does Stillwater Stand Out in Northern Nevada?
From Nevada's tax advantage to world-class wildlife refuge access and genuine Lahontan Valley agricultural land, Stillwater offers a rural ownership case that no suburban Northern Nevada market can match. Each advantage below is tied to a verifiable source — the Nevada Revised Statutes, BLS data, U.S. Census figures, Churchill County Assessor records, and U.S. Fish & Wildlife Service.
- Nevada Department of Taxation
No Nevada state income tax
Nevada levies no personal income tax — five-figure annual savings for relocating California households at any income level, and the same benefit applies in Stillwater as anywhere in Nevada.
- U.S. Fish & Wildlife Service
Stillwater National Wildlife Refuge at the doorstep
The 79,000-acre Stillwater NWR is one of the most important migratory bird staging areas on the Pacific Flyway — world-class waterfowl hunting, shorebird viewing, and seasonal wildlife concentrations that rival any wildlife destination in the American West.
- U.S. Bureau of Reclamation
Newlands Project water rights
Agricultural parcels here carry Newlands Project irrigation rights — a federally administered water system that enables the Lahontan Valley to sustain alfalfa, dairy, and specialty farming in the high desert. Water rights add real value and resale depth beyond the home itself.
- Nevada Revised Statutes 361.471
3% property-tax cap
Nevada's primary-residence cap under NRS 361.471 keeps long-run Stillwater carrying costs predictable; agricultural-use reductions may further lower the effective rate on working farm land.
- Reno/Sparks Association of REALTORS / NNRMLS
Rural acreage at Northern Nevada value pricing
A $360K median for multi-acre rural properties with the NWR at the doorstep — comparable acreage in California agricultural counties starts $150K–$250K higher with a 13.3% state income tax on top.
WHY BUY IN STILLWATER
What Are the Top 10 Reasons to Buy a Home in Stillwater?
Stillwater's case rests on numbers and access: a $360K median, zero state income tax, 79,000-acre wildlife refuge at the doorstep, and a Churchill County property-tax structure capped at 3% annual growth under Nevada law per BLS Reno-Sparks MSA data. The ten reasons below pair each claim with its named source.
Zero state income tax
Nevada levies no personal income tax — five-figure annual savings apply in Stillwater the same as in Reno or Las Vegas.
Nevada Department of Taxation
Stillwater NWR adjacency
79,000 acres of Pacific Flyway wetlands and world-class waterfowl literally at the property line — no other Northern Nevada community offers comparable wildlife access.
U.S. Fish & Wildlife Service
Newlands Project water rights
Federally administered irrigation rights on agricultural parcels add lasting value beyond the home structure — unique to the Lahontan Valley and irreplaceable.
U.S. Bureau of Reclamation
3% property-tax cap
Annual increases on a primary residence are capped by statute at 3% across Nevada, keeping carrying costs predictable.
NRS 361.471
Large acreage at value pricing
Multi-acre rural parcels at $260K–$500K — comparable California agricultural land starts $150K–$250K higher before state income tax.
RSAR / NNRMLS, June 2026
No HOA
Open agricultural Churchill County land carries no HOA — complete freedom for livestock, outbuildings, and agricultural use without deed-restriction interference.
Churchill County Assessor
Hunting at the doorstep
Nevada hunting licenses for waterfowl, pheasant, and chukar are readily available; the Stillwater NWR and surrounding BLM land provide immediate access within a short drive of any parcel.
Nevada Department of Wildlife
Dark skies
Minimal light pollution in the open Lahontan Valley produces exceptional night sky viewing — a genuine rural Nevada luxury increasingly rare in proximity to any metro area.
Churchill County
NAS Fallon employment stability
Naval Air Station Fallon is 25-30 minutes west — a mission-stable federal employer that insulates the local economy from tech-sector or private-industry cycles.
Naval Air Station Fallon
Pacific Flyway birding
Stillwater NWR hosts hundreds of thousands of migratory shorebirds and waterfowl annually — one of the premier birdwatching destinations in the American West.
U.S. Fish & Wildlife Service
New Construction & Rural Development
What Are the New Construction and Rural Development Options in Stillwater?
Stillwater is primarily an established agricultural area — new construction is limited to custom homes built on individual rural parcels. There are no active subdivision builders in Stillwater itself. Buyers interested in new construction have options in nearby Fallon or Fernley.
Custom Rural Residential
Churchill County Custom Builders
Local contractors specializing in custom home builds on agricultural parcels with water rights
Value & First-Time
D.R. Horton
Active in the broader Fallon market with entry-level and first-time-buyer floor plans
Entry-Level & First-Time
LGI Homes
Affordable new construction when available in the Churchill County market
Family & Move-Up
Ryder Homes
Northern Nevada regional builder with occasional Churchill County presence
First-Time & Family
KB Home
Customizable Personal Plans — availability in Fallon market varies by phase
Affordable Rural
Manufactured Home Dealers
HUD-code manufactured homes on owned land — a common rural Churchill County option for budget-focused buyers
Family & Value
Woodside Homes
Western regional builder with occasional NV rural market presence
Family & Move-Up
Pulte Homes
Life-tested floor plans — limited direct Churchill County availability
Outdoor Recreation
What Outdoor Amenities Does Stillwater Offer?
Stillwater anchors some of the best outdoor recreation in Northern Nevada — the 79,000-acre Stillwater National Wildlife Refuge next door, Lahontan Reservoir 45 minutes south, and Sand Mountain BLM Recreation Area 35 minutes east. The U.S. Fish & Wildlife Service manages the refuge as one of the most critical Pacific Flyway staging areas in the American West.
10 MIN E
Stillwater National Wildlife Refuge
79,000 acresBirding · Waterfowl Hunting · Wildlife ViewingFree / hunting license req.
One of the most important migratory bird staging areas on the Pacific Flyway — hundreds of thousands of waterfowl, shorebirds, and wading birds concentrate in the Stillwater wetlands seasonally, making this a world-class birding and waterfowl hunting destination literally next door.
45 MIN S
Lahontan Reservoir
17,000 acresBoating · Fishing · CampingDay-use fee
Northern Nevada's largest high-desert reservoir — sandy beaches, bass and trout fishing, and year-round camping at Lahontan State Recreation Area, 45 minutes south of Stillwater.
35 MIN E
Sand Mountain BLM
4,795 acresOHV · Sand Dunes · CampingDay-use fee
A massive sand dune rising 600 feet above the desert floor — a popular OHV and camping destination 35 minutes east of Stillwater on US-50.
ALL AROUND
BLM Open Land
Hundreds of thousands of acresOHV · Hiking · HuntingFree
Bureau of Land Management public land surrounds the Lahontan Valley — open to OHV use, hiking, horseback riding, and hunting with appropriate Nevada licenses.
20 MIN W
Fallon Community Pool
Municipal poolSwimming · FitnessMembership/fee
The City of Fallon's community aquatic facility — lap lanes, youth programs, and family recreation 20 minutes west in Fallon.
20 MIN W
Churchill County Fairgrounds
Event groundsRodeo · Events · CommunityEvent fees
The Churchill County Fairgrounds host the annual Churchill County Fair, rodeo events, and community gatherings that anchor the local event calendar in Fallon.
VALLEY WIDE
Nevada Wildlife Areas
Multiple WMUsHunting · Fishing · TrappingNevada license req.
Multiple Wildlife Management Units encompass the Lahontan Valley and surrounding ranges — open for big-game, upland bird, and waterfowl hunting with appropriate Nevada Department of Wildlife licenses.
80 MIN W
Reno Outdoor Network
City parks + trails + SierraCycling · Hiking · SkiingFree
Truckee River Riverwalk, Galena Creek Recreation Area, and I-80 access to Sierra ski resorts — 80 minutes west, making Stillwater a viable base for weekend mountain and river recreation.
The Stillwater Lifestyle
What Does a Weekend in Stillwater Look Like?
Morning at the Stillwater National Wildlife Refuge watching Pacific Flyway migrants, afternoon OHV riding at Sand Mountain, evening on the farm at dusk — all within 35 minutes of your front door per the U.S. Fish & Wildlife Service. Stillwater residents trade metro density for agricultural authenticity and the outdoor access that no Reno suburb can match at any price.
79,000Refuge Acres
290+Days of Sun
20 minTo Fallon
80 minTo Reno Metro
THIS WEEKEND'S OPEN HOUSES
Can You Tour Stillwater Homes This Weekend?
Stillwater and rural Churchill County sellers occasionally run open houses on weekends, though rural properties often use appointment-only showings given the agricultural character of most parcels. At 49 median days on market the pace is deliberate — agricultural-parcel buyers typically need multiple visits and due diligence time. Set alerts or browse all active Churchill County rural inventory now.
Quick Answer
What does an HOA cost in Stillwater?
HOA dues in Stillwater are effectively zero — this is open agricultural Churchill County land with no residential subdivision HOA structure. Rural parcels, farms, and custom homes on acreage do not carry community fees or deed restrictions in the conventional HOA sense. Agricultural covenants or easements tied to Newlands Project water rights or irrigation ditch access may exist on specific parcels and require review during escrow — but these are infrastructure easements, not lifestyle HOAs. For buyers who dislike HOA restrictions, Stillwater offers complete land-use freedom within Churchill County zoning.
Moving to Stillwater
Should I Move to Stillwater, Nevada?
Buyers priced out of California farm country choose Stillwater for a $360K median, genuine agricultural land, and no state income tax. California's top income-tax rate is 13.3% per the Franchise Tax Board; Nevada's is zero — and Stillwater adds Newlands Project water rights and Lahontan Valley acreage that California's Central Valley cannot match at comparable prices.
Why Buyers Are Choosing Stillwater
The tax math in Stillwater is identical to anywhere in Nevada: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $150,000 saves roughly $10,000+ per year in state income taxes alone; those savings, combined with a rural Stillwater median near $360,000 for acreage-based properties versus $500,000+ for comparable Central Valley farm parcels, give Stillwater a compelling total-cost argument for agricultural buyers and rural lifestyle seekers. Nevada's effective property tax of roughly 0.5–0.8%, capped at 3% annual growth for primary residences under NRS 361.471, holds long-term carrying costs predictable.
At a $450,000 budget, buyers in California typically get suburban density with small lots. That same budget in Stillwater secures a multi-acre rural parcel with a home, outbuildings, and Newlands Project irrigation rights — open Lahontan Valley desert, birding and hunting at the adjacent Stillwater NWR, and 80 minutes to Reno via US-50 and I-80.
According to Reno/Sparks Association of REALTORS, the Northern Nevada regional median home price is around $575,000 in Reno — Stillwater rural properties sit roughly $215,000 below that at the median. Per the Churchill County Assessor, the effective property-tax rate runs roughly 0.5–0.8% of taxable value, with agricultural-use reductions possible on working farm land. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA unemployment near historic lows, with NAS Fallon providing mission-stable employment 25-30 minutes west.
Stillwater's local economy is rooted in Churchill County agriculture — alfalfa, dairy, and specialty crops fed by the Newlands Project irrigation system, one of the oldest federal reclamation projects in the American West. NAS Fallon (Naval Strike and Air Warfare Center) is 25-30 minutes west and provides mission-stable employment for the broader Lahontan Valley. The Stillwater National Wildlife Refuge draws hunters, birders, and outdoor recreation visitors who support Fallon's small tourism economy. Churchill County government and the school district complete the regional employment base.
Cost of Living Snapshot — Stillwater, NV vs. California Central Valley
Stillwater's day-to-day costs run dramatically lower than the California Central Valley across nearly every category. Nevada has no state income tax and no personal property tax on vehicles beyond registration. Rural acreage is a fraction of comparable Central Valley or Sacramento-area pricing, and Stillwater adds the open Lahontan Valley character that California's increasingly dense agricultural zones cannot match.
| Metric | Stillwater, NV | California Central Valley |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median Rural Property Price | ~$360K | ~$450K–$600K |
| Effective Property Tax Rate | ~0.5%–0.8% | ~1.0%+ |
| Acreage at $450K | 2–10+ acres w/ water rights | 1–3 acres suburban |
| Commute to Regional Airport | 80 min (Reno-Tahoe Intl) | 30–90 min (varies) |
Figures are approximate, for illustration. Contact our team for current market data.
Stillwater Rental Market — Rent vs. Own
Rural Stillwater rental inventory is thin — most properties are owner-occupied agricultural holdings rather than rental stock. When rural Churchill County rentals appear, single-family homes run $1,000–$1,600/month, the most affordable rental tier in Northern Nevada. For buyers planning a 5+ year hold with agricultural use, owning in Stillwater builds equity and preserves water rights that rising rural rents do not capture. Nevada adds no state income tax on rental income or appreciation.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS regional rental data & BLS Consumer Price Index
Planning a move to Stillwater from California or for NAS Fallon duty orders? Our team specializes in out-of-state relocation, agricultural-parcel due diligence, water-rights review, and rural Nevada buyer guidance — virtual tours, USDA and VA financing introductions, and closing coordination without multiple trips.
Start Your Stillwater SearchRELOCATION TIMELINE
How to relocate to Stillwater in 10 steps
Most Stillwater rural-parcel purchases close in 45–60 days. Nevada requires a driver's license within 30 days and vehicle registration within 60 days, both enforced by the Nevada DMV. Agricultural-parcel transactions add water-rights review, well testing, and zoning verification — budget 60 days and 3–4% in closing and due-diligence costs.
Define your agricultural use intent
Clarify whether you want a working farm (alfalfa, dairy, horses), a rural lifestyle property, or simply large-acreage privacy. Your use intent determines which parcels qualify — water rights, zoning, and parcel size vary significantly within the Stillwater area.
Research Newlands Project water rights
Contact the Truckee-Carson Irrigation District (TCID) to understand water rights on any target parcel. Water rights are a separate asset from the land — confirm they transfer with the sale and verify the water delivery schedule and any restrictions.
Get pre-approved with rural-property experience
Conventional and USDA Rural Development loans both work for Stillwater properties. VA loans apply for NAS Fallon buyers. Choose a lender experienced in rural and agricultural-parcel underwriting — standard residential lenders sometimes struggle with water-rights and acreage appraisals.
Hire a Churchill County rural specialist
Agricultural-parcel water rights, Churchill County zoning, NAS Fallon relocation packages, and Stillwater NWR adjacency issues require an agent who works the rural market regularly.
Tour in person
Walk the parcel boundary, inspect irrigation infrastructure, check well equipment and septic access, and evaluate road conditions at different seasons. Agricultural parcels require an on-the-ground assessment that virtual tours cannot provide.
Write and negotiate the offer
Rural Churchill County sellers on agricultural parcels may negotiate on water rights, outbuilding condition, or irrigation equipment — identify any issues in the inspection and use them constructively. Factor extended closing time into your offer timeline.
Full inspection plus agricultural due diligence
Commission both a standard home inspection and an agricultural-use inspection: well water test, septic capacity, irrigation system condition, fence lines, outbuilding structural review, and road condition. VA appraisals include MPR checks on the residence.
Verify Churchill County zoning
Confirm the parcel's agricultural or residential zoning, any pending easements, and whether your intended use (livestock, outbuildings, secondary dwelling) is permitted under current Churchill County zoning ordinances.
Review title and water-rights transfer
Ensure the title company specializes in Churchill County agricultural parcels. Water rights must be properly transferred and recorded with the Nevada State Engineer's Office in addition to the standard deed.
Close, move, and register in Nevada
Transfer utilities (NV Energy, private well, Fallon municipal water if connected), then handle the Nevada DMV — license within 30 days, vehicle registration within 60 days of establishing Nevada residency.
ECONOMY & JOBS
What Drives Stillwater's Economy?
Stillwater's economy runs on Lahontan Valley agriculture — alfalfa, dairy, and specialty crops sustained by the Newlands Project — and NAS Fallon (Naval Strike and Air Warfare Center), 25-30 minutes west. Per the U.S. Bureau of Labor Statistics, Reno-Sparks MSA unemployment is near historic lows, and NAS Fallon insulates the local economy from private-industry cycles.
$55,000Median household incomeU.S. Census ACS, Churchill County
NAS FallonNaval Strike & Air Warfare CenterPrimary regional employer — 25-30 min west
AgricultureNewlands Project farmingAlfalfa · Dairy · Specialty crops
Stillwater NWRSeasonal wildlife tourismHunters, birders, nature photographers
Top Stillwater-Area Employers
- Naval Air Station Fallon (NAS Fallon)Naval Strike and Air Warfare Center — active-duty Navy, civilian, and contractor workforce, Churchill County's dominant economic anchor 25-30 minutes west
- Lahontan Valley Agricultural OperationsAlfalfa, dairy, and specialty crop farms sustained by Newlands Project irrigation — the primary land-use and economic activity in the Stillwater area
- Churchill County School DistrictK-12 schools and administration across Churchill County, 20 minutes west in Fallon
- Churchill County GovernmentCounty administration, courts, Sheriff, public works, and social services in Fallon
- Banner Churchill Community HospitalThe primary medical facility serving Churchill County and the broader Lahontan Valley, in Fallon
- U.S. Fish & Wildlife ServiceStillwater National Wildlife Refuge management and seasonal wildlife programs — a small but permanent federal presence in the area
Sources: U.S. Bureau of Labor Statistics, U.S. Census Bureau. Last updated June 2026.
CITY COMPARISON
How Does Stillwater Compare to Old Town Fallon, Fernley & Sacramento?
Deciding between Stillwater and other Northern Nevada or California options? This covers the metrics buyers care about most. Stillwater leads on acreage and wildlife access, Old Town Fallon on in-town amenities, Fernley on Reno commute — and all three beat Sacramento on total cost. Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Stillwater | Old Town Fallon | Fernley | Sacramento, CA |
|---|---|---|---|---|
| Median List Price | $360K | $375K | $360K | $550K–$650K |
| Price / Sq Ft | ~$165 | ~$175 | ~$195 | $320–$380 |
| Days on Market | 49 | 50 | 45 | 25 |
| Typical Lot Size | 2+ acres | City lots | City/suburban | City lots |
| State Income Tax | None | None | None | Up to 13.3% |
| Median Household Income | ~$55,000 | $52,000 | $65,000 | $76,000 |
| To Reno | 80 min | 60 min | 35 min | N/A |
| To NAS Fallon | 30 min | 10 min | 30 min | N/A |
| Wildlife Refuge Access | Adjacent — 79,000 ac NWR | 10 min (Stillwater NWR) | 90+ min | N/A |
| Best For | Agriculture · NWR access · Rural acreage | NAS Fallon · Historic character | TRI Center · I-80 commuters | Urban amenities (CA tax) |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Stillwater Cost You Each Month?
A median $360K Stillwater rural purchase runs about $2,640 monthly — 10% down at 7% per Freddie Mac PMMS — covering principal, interest, taxes, insurance, and PMI, plus budget $50–$125/month for well, septic, and rural infrastructure costs not present on in-town parcels.
Payment Estimator
Estimate Your Stillwater Payment
$2,824
Estimated Monthly Payment
- Principal & Interest$2,156
- Property Tax$183
- Insurance$150
- HOA$200
- PMI$135
Estimated calculations only — consult a lender for exact figures. Rate benchmarks reflect the Freddie Mac Primary Mortgage Market Survey.
BUY VS RENT
Should you buy or rent in Stillwater right now?
Rural Stillwater rental inventory is very thin — ownership is the practical path for most buyers. At current rates the monthly cost of ownership exceeds the rare rental that appears, but Stillwater's agricultural and wildlife-refuge character means buyers are acquiring a lifestyle and asset that no rental contract can replicate.
OWN (10% DOWN, 7%)
$2,606 / mo
- Principal & Interest
- $2,154
- Property Tax (~0.65%)
- $195
- Homeowners Insurance
- $95
- HOA (none)
- $0
- PMI (10% down)
- $162
5-year net cost:~$94,000
Equity built:~$45,000
RENT (IF AVAILABLE)
$1,200 / mo
- Median Rural Rent (if available)
- $1,200
- Renters Insurance
- $16
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~3.5%
5-year net cost:~$78,000
Equity built:$0
Rural rentals are rare — availability not guaranteed
The 5-year rural ownership case
Owning in Stillwater for five years acquires agricultural land with water rights and NWR adjacency that no renter can access. The owner builds roughly $45,000 in equity while paying down mortgage principal; the renter walks away with nothing and faces the risk of no available rural rental in this thin market. VA buyers who eliminate PMI and put 0% down improve the ownership economics significantly.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 3.5% annual rent growth, 0.65% effective property tax.
HOA Fees by Community
HOA Fees in Stillwater
Stillwater carries no HOA — this is open agricultural Churchill County land without residential subdivision governance.
No HOA — All Stillwater Parcels
$0 / mo
Stillwater Agricultural Core
$0
Includes:
No HOA — Churchill County agricultural zoning; water-rights easements may apply
Stillwater NWR Vicinity
$0
Includes:
No HOA — rural residential / wildlife-adjacent parcels
Agricultural Easements (not HOA)
Varies
Newlands Project Irrigation Easements
N/A
Includes:
Access and maintenance easements tied to irrigation ditches — verify in title search
Road Maintenance Agreements
$0–$500/yr
Includes:
Private road maintenance agreements on rural shared-access roads — confirm scope before offer
Rural Infrastructure Costs (annual)
$600–$1,500 / yr
Well Maintenance / Testing
$300–$700/yr
Includes:
Annual water testing + pump maintenance on private wells — no municipal water cost
Septic Maintenance
$150–$500/yr
Includes:
Periodic septic pumping and inspection on rural properties
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Stillwater?
Stillwater Road connects the area 20 minutes west to Fallon and US-50 — the primary corridor for all destinations. NAS Fallon is about 30 minutes west, Reno is 80 minutes via US-50 and I-80. Per U.S. Census ACS data, rural Churchill County households are fully car-dependent with virtually no transit options.
Drive Times from Stillwater
- 10 minStillwater National Wildlife RefugeStillwater Rd east
- 20 minFallon / US-50Stillwater Rd west
- 30 minNaval Air Station FallonStillwater Rd to US-50 west
- 35 minSand Mountain BLMStillwater Rd to US-50 east
- 45 minLahontan ReservoirUS-50 ALT / SR-839 south
- 45 minFernleyUS-50 west to ALT US-95
- 95 minCarson CityUS-50 west to US-395
- 85 minReno-Tahoe Intl AirportUS-50 to I-80 to US-395
Transportation Options
Drive times based on average non-rush-hour conditions. Sources: Google Maps traffic data, RTC Washoe.
Quick Answer
How long does it take to close on a Stillwater property?
Most Stillwater rural purchases close in 45–60 days — longer than in-town Fallon due to water-rights verification, well testing, and rural-property appraisal. Cash offers on agricultural land close in 14–21 days. VA loans for NAS Fallon buyers add a VA appraisal step; budget 60 days on any parcel with active Newlands Project irrigation rights.
Quick Answer
What credit score do you need to buy a rural home in Stillwater?
Conventional loans require 620+ for standard rural properties; USDA Rural Development guaranteed loans require 640+ for Churchill County rural areas; VA loans have no formal minimum but most lenders look for 620 for NAS Fallon buyers; FHA allows 580+ with 3.5% down. Stillwater's $360K median keeps most purchases within conforming loan limits — standard qualification applies. USDA loans are particularly relevant here: eligible rural Churchill County buyers may qualify for 0% down with competitive rates under the USDA Rural Development Guaranteed program, which requires 640 credit and income within area limits. The Churchill County area qualifies as a rural area for USDA purposes, expanding loan options beyond what in-town Fallon or Reno buyers access.
Stillwater FAQ — 18 Answers
What Do Stillwater Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Stillwater, Nevada?
Stillwater median prices run about $360,000 per Reno/Sparks Association of REALTORS and NNRMLS data — reflecting the wide range between modest rural homes and working farm-and-ranch properties. Entry-level rural homes start near $260K while acreage parcels with water rights and improvements can reach $500K–$700K+. Most buyers budget $300K–$500K for a well-improved single-family home on a usable agricultural lot.
What is Stillwater, Nevada known for?
Stillwater is known as one of Nevada's earliest irrigated agricultural districts — settled in the 1860s and once the Churchill County seat before Fallon rose to prominence. Today it is synonymous with the nearly 80,000-acre Stillwater National Wildlife Refuge, a critical Pacific Flyway staging area for hundreds of thousands of migratory waterfowl. The area is prized by hunters, birders, and buyers seeking large agricultural parcels with Newlands Project water rights in the open Lahontan Valley.
How is Stillwater different from Fallon?
Stillwater is rural open country about 15 miles northeast of Fallon — not a neighborhood within the city but a distinct agricultural area on Stillwater Road. Where Fallon offers municipal services, schools, and the NAS Fallon employment base, Stillwater offers farm-and-ranch land, the adjacent National Wildlife Refuge, and the privacy of large acreage parcels. Buyers pay a median near $360,000 for rural acreage versus similar money for an in-town Fallon home — the value is land, water rights, and space, not walkable amenities.
What is the average days on market in Stillwater?
Stillwater rural and agricultural properties average about 49 days on market from list to accepted offer, per Northern Nevada Regional MLS data — longer than in-town Fallon because the buyer pool for rural acreage and farm properties is smaller and more specialized. Well-priced modest homes on manageable lots move faster; working farms and larger agricultural parcels can sit 90+ days as buyers arrange financing, review water rights, and conduct agricultural-use due diligence.
What are property taxes like in Stillwater, Churchill County?
Stillwater properties fall under Churchill County's property tax structure, with effective rates typically running about 0.5–0.8% of taxable value. Nevada caps annual primary-residence increases at 3% under Nevada Revised Statutes 361.471; the Churchill County Assessor sets assessed values at 35% of taxable value. Agricultural land with active farming status may qualify for lower assessed value under Nevada's agricultural use provisions. Annual bills on a median-priced rural Stillwater home typically run $1,500–$3,000 — very low by national rural-property standards.
Are there HOA communities in Stillwater?
Stillwater carries effectively no HOA. This is open agricultural Churchill County land — rural parcels, farms, and custom homes on acreage rarely carry HOA covenants. The entire character of the area is large-lot rural use with minimal deed restrictions, which is exactly why buyers seek it out. Verify CC&Rs on any specific parcel during escrow, but expect zero to minimal community fees. Agricultural covenants or easements tied to water rights or irrigation ditches may exist and require separate review.
What is the cost of living in Stillwater, Nevada?
Rural living in Stillwater runs at a very low total cost. Housing is the primary variable — a median near $360,000 for acreage-based homes, with Nevada's zero state income tax applying equally here as in Reno or Las Vegas. Day-to-day costs track the rural Churchill County average: no state income tax, low property taxes capped at 3% annual growth, and modest utility and grocery costs in the small-city Fallon market. The primary cost trade-off is infrastructure: well water, septic, and private road maintenance on rural parcels can add $500–$1,500/year in operating costs versus city-connected Fallon homes.
What are the top schools near Stillwater?
Stillwater sits within Churchill County School District. Churchill County High School serves grades 9-12; E.C. Best Elementary and Numa Elementary serve younger grades; Oasis Academy (charter K-12) offers a higher-rated alternative. The district is small and community-oriented. Families who want higher-rated campuses — 8-9/10 on GreatSchools — drive west to Washoe County schools via the 80-minute US-50 and I-80 corridor. The Churchill County School District (churchillcsd.com) website has current enrollment and boundary information.
Is Stillwater a good place for families?
Yes — for families who specifically want rural agricultural life. Stillwater offers large lots, outdoor access, and genuine agricultural land that suburban markets cannot match at any price. The Stillwater National Wildlife Refuge provides world-class nature education at the doorstep. Churchill County School District covers K-12 needs, and Fallon's services are 20 minutes west. The trade-off is the 80-minute Reno commute and limited local amenities — this market fits families who are committed to rural Lahontan Valley living rather than using the countryside as a commuter bedroom.
What is the rental market like in Stillwater and the Fallon rural area?
Rural Stillwater rental inventory is thin — most properties are owner-occupied farms and custom homes rather than rental stock. When rural Churchill County rentals do appear, single-family homes on small acreage run $1,000–$1,600/month per Reno/Sparks Association of REALTORS regional data. Agricultural leases for working farm land are separate from residential rentals and are negotiated on a per-acre basis tied to water rights and irrigation. For buyers seeking investment rental yield, in-town Fallon offers a deeper pool than rural Stillwater.
What amenities does Stillwater offer?
Stillwater is a rural area with no commercial amenities of its own — it is open agricultural land adjacent to the Stillwater National Wildlife Refuge. Daily shopping, schools, medical care, the Fallon Library, and community services are a 20-minute drive west in Fallon on US-50. The refuge provides 79,000+ acres of wetland, waterfowl, and wildlife viewing at the doorstep. Sand Mountain BLM Recreation Area is about 35 minutes east on US-50. For urban amenity access — hospitals, major retail, restaurants — Reno is about 80 minutes west.
How is the commute from Stillwater?
Stillwater sits about 15 miles northeast of Fallon on Stillwater Road — approximately 20 minutes to downtown Fallon and about 25-30 minutes to the NAS Fallon gate. Reno is roughly 80 minutes via US-50 and I-80. This is car-dependent rural territory; there is no transit and Stillwater Road is a two-lane rural highway. Buyers who work in Fallon or at NAS Fallon find the commute very manageable; buyers who need daily Reno access should factor the 80-minute round trip into their decision.
Is Stillwater safe?
Yes. Stillwater's rural agricultural character and extremely low population density produce incident rates at or near the lowest in Churchill County. The low density of rural Nevada land means property crime is limited, and neighbor relationships in agricultural communities are typically close enough that unusual activity is noticed quickly. The Churchill County Sheriff provides law enforcement coverage. Standard rural-property precautions — secured outbuildings, motion lighting, and community familiarity — address most of the local risk profile.
What should I know before buying in Stillwater?
Before buying in Stillwater, investigate water rights thoroughly — Newlands Project irrigation rights are tied to specific parcels and are critical to agricultural use value and future resale. Confirm whether the property is on well or irrigation water for domestic use, and have the well tested. Inspect roads for seasonal access and maintenance responsibility. Verify Churchill County zoning for intended agricultural or livestock use, and budget for well, septic, private road, and irrigation infrastructure costs that do not exist on in-town parcels. Full agricultural inspection beyond the standard residential inspection is strongly recommended.
Does Nevada Real Estate Group sell homes in Stillwater and rural Churchill County?
Yes — Nevada Real Estate Group serves buyers and sellers across all of Northern Nevada, including Stillwater and rural Churchill County. Our agents handle everything from agricultural-parcel water-rights review to NAS Fallon relocation packages and Churchill County rural property due diligence. Call us at (775) 277-2120 for a rural Stillwater market consultation, a virtual tour of active listings, or guidance on any step of the process — from first offer to agricultural-use closing.
What's the minimum down payment to buy a rural home in Stillwater?
Most Stillwater buyers use conventional loans with 10–20% down on rural agricultural parcels — USDA Rural Development loans may also apply to eligible buyers, with 0% down for qualifying incomes in rural areas like Churchill County. FHA loans require 3.5% down with a 580 credit score but may have property-condition requirements that complicate older farm structures. VA loans work for NAS Fallon military and veteran buyers with 0% down. On a $360K rural Stillwater home, 10% down is $36,000; 20% is $72,000. Budget an extra $1,500–$3,000 for agricultural due diligence beyond a standard inspection.
Is Stillwater better than in-town Fallon for a first-time buyer?
Generally no — in-town Fallon is a better fit for most first-time buyers. Stillwater's lower median reflects rural land value, agricultural complexity (water rights, well, septic, private roads), and a thinner resale market that makes exit harder. First-time buyers without agricultural experience typically find in-town Old Town Fallon or Lahontan Valley Estates easier to finance, inspect, and eventually resell. Stillwater is best for buyers specifically seeking acreage and agricultural use, not buyers simply chasing the lowest possible price per bedroom.
How long does it take to close on a rural Stillwater property?
Rural Stillwater purchases typically close in 45–60 days — longer than in-town Fallon due to agricultural-use due diligence, water-rights verification, well testing, and the more detailed underwriting that rural and farm-adjacent properties trigger. Cash offers on agricultural land can close in 14–21 days. USDA and VA loans add appraisal and eligibility steps. Budget at least 45 days for financed rural purchases and 60 days if water-rights research or agricultural zoning confirmation is needed. Work with a title company experienced in Churchill County agricultural parcels.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Stillwater?
Eight questions Stillwater rural buyers and agricultural-parcel sellers most often search — each answered with verifiable numbers drawn from primary government and industry sources including the U.S. Census, RSAR and NNRMLS prices, BLS employment figures, Churchill County Assessor records, U.S. Fish & Wildlife Service, and Nevada Department of Taxation.
Is Stillwater, Nevada a good place to live?
Yes — for the right buyer. Stillwater offers genuine agricultural land with Newlands Project water rights, the Stillwater National Wildlife Refuge at the doorstep, and Nevada's zero state income tax at a $360K rural median. The trade-off is 20-80 minutes to any urban services and a specialized buyer pool that makes exit slower than in-town Fallon.
Why are people moving to Stillwater, Nevada?
Agricultural land value and wildlife refuge access. Stillwater's $360K rural median delivers multi-acre Lahontan Valley parcels with Newlands Project irrigation rights — comparable California agricultural land starts $150K–$250K higher with a 13.3% state income tax. Hunters and birders choose Stillwater specifically for the NWR adjacency; agricultural buyers seek the water rights; rural lifestyle seekers want space and privacy.
What is the Stillwater National Wildlife Refuge?
The Stillwater NWR is a 79,000-acre federal wildlife refuge managed by the U.S. Fish & Wildlife Service in Churchill County, Nevada. It is a critical Pacific Flyway staging area where hundreds of thousands of migratory waterfowl, shorebirds, and wading birds concentrate seasonally. It offers free access for birding, wildlife photography, and — with appropriate Nevada licenses — waterfowl and other hunting.
What are Newlands Project water rights?
The Newlands Project is one of the first federal irrigation projects in the American West, authorized in 1902 — it diverts water from the Carson and Truckee rivers to irrigate the Lahontan Valley through the Truckee-Carson Irrigation District (TCID). Water rights on Stillwater agricultural parcels entitle the landowner to a specified amount of irrigation water delivered seasonally. These rights have real monetary value and transfer with the land — they are a critical element of any agricultural-parcel due diligence.
How far is Stillwater from Reno?
About 80 miles from Stillwater to central Reno via Stillwater Road, US-50, and I-80 — approximately 80 minutes under normal conditions. Fernley is a midpoint at about 45 minutes. The US-50 highway can add time in winter conditions. For weekly Reno trips, Stillwater is manageable; for daily Reno commuters, the distance is a significant factor.
Is Stillwater in Churchill County?
Yes — Stillwater is in Churchill County, Nevada. This distinction matters for school districts (Churchill County School District), property tax assessment (Churchill County Assessor), and agricultural zoning. Churchill County covers the Lahontan Valley including Fallon, Stillwater, and surrounding rural areas — not Washoe County or Lyon County.
Can I have horses or livestock in Stillwater?
Yes — Stillwater's agricultural Churchill County zoning permits horses, livestock, and farming operations on appropriately zoned parcels. This is one of the primary reasons buyers choose Stillwater over in-town Fallon or suburban Northern Nevada markets. Verify the specific parcel's zoning and any agricultural use restrictions in escrow, but expect full agricultural use rights on most Stillwater parcels.
Can I get a USDA loan in Stillwater?
Likely yes — Churchill County and the Stillwater rural area generally qualify as rural areas under USDA Rural Development guidelines, making eligible buyers eligible for the USDA Guaranteed Loan program with 0% down and competitive rates. Income limits apply and vary by household size. VA loans are also applicable for NAS Fallon military and veteran buyers. Confirm with a USDA-approved lender before relying on this program, as eligibility maps update periodically.
WHY NEVADA REAL ESTATE GROUP
Why Is Nevada Real Estate Group the #1 Real Estate Team in Nevada?
9,061+ verified five-star reviews across Google, Zillow, and FastExpert; 9,600+ closed transactions; $4.85B+ in total sales volume since founding in 2011. Our agents cover Stillwater, rural Churchill County, Fallon, Fernley, Reno, and every Northern Nevada community — earning the #1 Nevada and #44 national ranking from RealTrends Verified.
#1
Real estate team in Nevada
Ranked Top 100 nationwide, RealTrends 2025
150+
Licensed Nevada agents
Henderson, Summerlin, Las Vegas, North Las Vegas
$4.85B+
In total sales volume
Across 9,600+ closed transactions
9,061+
Verified 5-star reviews
4.9/5 (Google, Zillow, FastExpert)
16+
Years in the Las Vegas Valley
Founded by Chris Nevada · License S.181401
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
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9,600+ transactions. $4.85B+ in total volume. Chris Nevada and the Nevada Real Estate Group team serve buyers and sellers across Nevada — we know Stillwater's agricultural market, Newlands Project water rights, NAS Fallon relocation, USDA and VA loan programs, and Churchill County rural due diligence firsthand. Tell us what you're looking for and we'll find your property.
NEARBY COMMUNITIES
Which Communities Are Within 90 Minutes of Stillwater?
Compare Stillwater with neighboring Northern Nevada cities. Each card pairs the drive time from Stillwater with median price — Old Town Fallon at $375K (20 min), Fernley at $360K (45 min), Reno at $575K (80 min) — so you can judge whether the rural lifestyle actually delivers more home and land for your money.
More Fallon communities
A–Z INDEX
Which Stillwater and Fallon Areas Can You Explore A–Z?
Every active neighborhood and area within Stillwater and the broader Fallon market (ZIP 89406), Churchill County. Each linked entry opens current NNRMLS listings and price data — from the Stillwater agricultural core priced from $300K to Old Town Fallon historic homes at $375K.
KEEP LEARNING
What Else Should You Read About Stillwater?
These guides cover what most Stillwater buyers research next — comparing Churchill County communities like Old Town Fallon and Lahontan Valley Estates by price, lifestyle, and commute; understanding USDA and VA loan options for rural Churchill County purchases; and exploring Fernley as an alternative with a shorter Reno commute.
GUIDE
Old Town Fallon Community Guide
Churchill County's most affordable in-town neighborhood — historic Maine Street district, NAS Fallon access, and a $375K median without rural infrastructure complexity.
Read →GUIDE
Fallon Community Hub
Everything Nevada Real Estate Group knows about Fallon, Churchill County — city-wide market data, neighborhoods, and buyer resources.
Read →MARKET REPORT
Northern Nevada Real Estate Hub
Statewide market data, city comparisons, and every Northern Nevada community page.
Read →Sources & Methodology
Where Does This Stillwater Data Come From?
Every statistic on this page is sourced from a primary or government dataset, refreshed monthly. The organizations below — from the U.S. Census Bureau to the Churchill County Assessor and U.S. Fish & Wildlife Service — supply the underlying data; follow any link to verify a figure or pull deeper detail than we publish here.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics covering Churchill County and the broader Northern Nevada region. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, neighborhood data for Stillwater and Churchill County. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ACS) for Churchill County, Nevada. data.census.gov
- Churchill County Assessor — Property tax rates, assessed values, parcel data, agricultural-use provisions, and zoning information for Stillwater and Churchill County. churchillcountynv.gov
- Churchill County School District — K-12 school enrollment, campus data, and district information for Fallon and Churchill County. churchillcsd.com
- U.S. Fish & Wildlife Service — Stillwater NWR — Refuge acreage, Pacific Flyway data, hunting regulations, wildlife species, and visitor information for the Stillwater National Wildlife Refuge. fws.gov/refuge/stillwater
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, and wage data — the regional job market context for Stillwater and Churchill County households. bls.gov/reno-sparks
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, metro and county comparisons for Churchill County. fbi.gov/ucr
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios for Churchill County School District campuses. greatschools.org
- Nevada Report Card — Official Nevada DOE school performance data for Churchill County School District. nevadareportcard.nv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in payment calculator. freddiemac.com/pmms
Methodology: Listing data is sourced via Repliers IDX feed (Las Vegas MLS) and refreshed every 15 minutes. Demographic and economic data are pulled monthly via Census/BLS APIs. School data is refreshed quarterly. All comparisons are like-for-like (same metric, same time period).
Last refresh: June 2026 · Next scheduled refresh: July 2026