Top Rated
8/10
8/10Gardnerville ES
Gardnerville
K-5480 Students18:1
Heybourne Meadows · Gardnerville, NV
Heybourne Meadows Homes For Sale
Nevada's #1 team for Heybourne Meadows real estate. Search single-family homes for sale in this Carson Valley subdivision — newer builds and updated resales from $450K to $650K+, with Sierra and Pine Nut Mountain views, Douglas County schools, and 15 minutes to Carson City.
MEDIAN LIST PRICE
$550K
RSAR / NNRMLS, June 2026
DAYS ON MARKET
42
RSAR / NNRMLS, June 2026
TO CARSON CITY
15 min
via US-395 N
TO LAKE TAHOE
35 min
via Kingsbury Grade
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 Heybourne Meadows at a Glance?
Heybourne Meadows is a residential subdivision in Gardnerville (ZIP 89460), Douglas County's Carson Valley, with a $550,000 median list price and homes going under contract in about 42 days per Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data. The five takeaways capture what that means for buyers per the U.S. Census Bureau.
- Location: residential subdivision on the south side of Gardnerville (ZIP 89460), Douglas County, Carson Valley — 15 min to Carson City, 45 min to Reno, 35 min to South Lake Tahoe.
- Median list price: $550,000 (June 2026) — value pricing for Carson Valley with Sierra and Pine Nut Mountain views at roughly $290 per square foot.
- Home type: newer and updated single-family homes, mostly ranch and two-story plans at 1,400–2,400 sq ft, with attached two-car garages and suburban lots.
- Schools: Douglas County School District — Gardnerville Elementary, Carson Valley Middle School, and Douglas High School (8/10 GreatSchools) serve the neighborhood.
- Why people choose it: Nevada's zero state income tax, affordable entry below $550K, mountain views, and a quiet suburban pace 35 minutes from South Lake Tahoe.
Last updated June 2026 · Sources: RSAR, U.S. Census, DCSD
Where Can I Find Heybourne Meadows Homes for Sale?
Heybourne Meadows typically carries 10–20 active listings at any time, ranging from $450K entry-level resales to $650K+ updated homes with Sierra views, according to Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data. The eight newest listings appear below, refreshed throughout the day — and every active Gardnerville and Heybourne Meadows property is searchable in our live MLS portal.
PRICE DISTRIBUTION
How Many Heybourne Meadows Homes Sell in Each Price Range?
The Heybourne Meadows median list price sits near $550K per Reno/Sparks Association of REALTORS June 2026 NNRMLS data, with most homes in the $480K–$620K band. Each card below shows estimated active-listing counts by price range so you can gauge real competition in your budget before touring.
Browse Heybourne Meadows Listings
How Can You Find a Heybourne Meadows Home by Type, Lifestyle & Price?
Heybourne Meadows typically carries 12–18 active listings spanning updated resales and value-priced family homes priced $450K–$650K+ — each link below opens our live MLS search pre-filtered to that slice, with counts refreshed daily from Reno/Sparks Association of REALTORS and NNRMLS data. Browse by type, price, or lifestyle to find your fit.
Which Gardnerville Neighborhoods Should You Also Explore?
Heybourne Meadows sits within the Gardnerville market — these neighboring communities offer different price points and lifestyle fits worth comparing before you commit.
By Property Type
By Price Range
By Lifestyle
Updated daily · 15 active listings · MLS data
STAY AHEAD OF THE MARKET
How Can You Get New Heybourne Meadows Listings First?
With only 12–18 active listings at any time and homes going under contract in a median 42 days per Reno/Sparks Association of REALTORS, buyers who see new listings within hours hold a real edge. Set up custom alerts by price, beds, baths, and home features — no spam, unsubscribe anytime.
- 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
7/10
7/10
8/10
8/10
7/10
How Are the Schools in Heybourne Meadows?
Heybourne Meadows sits within the Douglas County School District, one of Northern Nevada's better-rated rural districts. Elementary feeders include Gardnerville Elementary and Scarselli Elementary; Carson Valley Middle School serves grades 6-8; and Douglas High School — rated 8/10 on GreatSchools — is the valley's top public high school serving the neighborhood.
7/10Scarselli ES
Gardnerville Ranchos
K-5520 Students19:1
7/10Pinon Hills ES
Gardnerville Ranchos
K-5500 Students19:1
8/10Minden ES
Minden
K-5460 Students18:1
8/10Jacks Valley ES
Carson Valley
K-5440 Students18:1
7/10Gardnerville Elementary Annex
Gardnerville
K-2280 Students17:1
Campus photos are representative imagery — school names, ratings, and enrollment data refer to the actual schools listed.
Which Schools Serve Heybourne Meadows?
According to GreatSchools.org, the top-rated school serving Heybourne Meadows is Douglas High School (8/10), with strong feeders at Gardnerville Elementary and Carson Valley Middle School (both 8/10 or close). All are within the Douglas County School District, cross-checked with the Nevada Report Card. Ratings reflect 2026 data.
| Rank | School | Type | Grades | GreatSchools | Neighborhood | Homes Near |
|---|---|---|---|---|---|---|
| 1 | Sierra Lutheran School | Private | PreK-12 | 8/10 | Minden | $550,000+ |
| 2 | Douglas HS | Public | 9-12 | 8/10 | Minden | $500,000+ |
| 3 | Carson Valley MS | Public | 6-8 | 8/10 | Gardnerville | $475,000+ |
| 4 | Gardnerville ES | Public | K-5 | 8/10 | Gardnerville | $450,000+ |
| 5 | Minden ES | Public | K-5 | 8/10 | Minden | $500,000+ |
SAFETY & CRIME
Is Heybourne Meadows Safe?
Direct Answer
Yes. Heybourne Meadows is a quiet, low-traffic residential subdivision in Gardnerville with crime rates well below metro averages, consistent with a rural Nevada neighborhood. According to Douglas County Sheriff's Office coverage and FBI Uniform Crime Reporting data, property crime in this area is minimal and violent crime is rare across the Carson Valley.
- Safety grade, Gardnerville areaRural Douglas County profile 2026
- Property crime rateWell below metro average
- Law enforcementDouglas County Sheriff patrols
- Violent crimeTypical of rural NV subdivisions
What Buyers Should Know
Heybourne Meadows's safety profile reflects its residential character: a low-through-traffic subdivision of owner-occupied single-family homes, set back from the US-395 commercial corridor. The Douglas County Sheriff's Office covers the area and responds to the infrequent property-crime calls typical of any suburban neighborhood.
The broader Gardnerville area runs well below Nevada metro crime averages. Neighboring Gardnerville Ranchos and Chichester Estates share a similar profile — quiet, owner-heavy communities where the primary risk is low-level property crime (unsecured vehicles, unlocked garages), not violent crime.
Buyers who prioritize safety can be confident in Heybourne Meadows as one of the calmer addresses in the Gardnerville market. Standard suburban precautions — lock your car, secure your home — cover the typical risk profile here.
Sources: FBI Uniform Crime Reporting (latest available data), Douglas County Sheriff's Office reporting. Last updated June 2026.
Living In
What's It Like Living in Heybourne Meadows?
The Answer
Heybourne Meadows offers quiet suburban living in the Carson Valley — newer and updated single-family homes on comfortable lots with Sierra Nevada views to the west. Douglas County manages planning and services for the area, keeping growth measured. Shoppers reach Gardnerville's US-395 corridor in minutes; Carson City's jobs are 15 minutes north; and South Lake Tahoe is 35 minutes over Kingsbury Grade.
What is Heybourne Meadows known for?
Heybourne Meadows is known as one of Gardnerville's value-oriented newer subdivisions — suburban single-family homes at $450K–$650K with mountain views, a low HOA, Douglas County schools nearby, and quick access to the US-395 retail corridor and the Carson Valley outdoor amenities that draw buyers from Reno and California.
Who should live in Heybourne Meadows?
Heybourne Meadows fits first-time buyers and young families who want newer homes under $600K, retirees seeking a quiet tax-free valley subdivision with mountain views, remote workers who need suburban infrastructure and Sierra recreation, and California relocators comparing it favorably to Sacramento neighborhoods on lot size and tax savings.
What is daily life like?
Daily life revolves around the US-395 corridor: grocery, dining, and school runs in Gardnerville or Minden, a 15-minute commute north to Carson City for state-government or healthcare jobs, and weekend recreation on the East Fork Carson River, at Lampe Park, or a 35-minute drive to South Lake Tahoe — most of the valley inside a 20-minute drive.
Location
Where Is Heybourne Meadows
Heybourne Meadows sits within Gardnerville (ZIP 89460) in Douglas County, Carson Valley, Nevada — at roughly 4,700 ft elevation on the valley floor south of Gardnerville's town center. US-395 is the main artery, connecting residents to Carson City 15 minutes north, Minden 5 minutes north, and Reno 45 minutes north via I-580.
Carson City
15
Min
Minden
5
Min
South Lake Tahoe
35
Min
Reno
45
Min
Airport (Reno-Tahoe Intl)
55
Min
Heybourne Meadows
At a Glance$550,000
Median List Price
~15
Active Listings
~$290
Price / Sq Ft
42
Days on Market
- ZIP Code
- 89460
- County
- Douglas County
- City
- Gardnerville
- Elevation
- ~4,700 ft
- Price Range
- $450K–$650K+
- HOA
- Low (~$30–$90/mo)
- Home Type
- Single-family, SFR
- Schools
- Douglas County School District
- To Carson City
- 15 min
- To South Lake Tahoe
- 35 min
- Airport
- Reno-Tahoe Intl (~55 min)
- Sunshine
- 250+ days/year
LIVABILITY REPORT CARD
How Does Heybourne Meadows Score?
Heybourne Meadows scores well for value, safety, and outdoor access relative to both Douglas County benchmarks and the California metros most buyers are leaving. Below is a category-by-category report card — the same six factors our agents walk through with every relocating buyer.
Grade A-: Safety
Low-traffic residential subdivision with Douglas County Sheriff coverage and minimal crime typical of rural Nevada.
Grade B+: Schools
Douglas County School District: Douglas High School (8/10 GreatSchools) plus solid valley elementary and middle feeders.
Grade A: Cost of Living
$550K median plus zero Nevada state income tax — major savings vs. California metros at comparable square footage.
Grade B+: Amenities
US-395 corridor shopping, Lampe Park, Carson Valley trails, and golf nearby; bigger retail is in Carson City 15 min north.
Grade A-: Outdoor Access
East Fork Carson River, Lampe Park, South Lake Tahoe 35 min, and Sierra trailheads within easy reach.
Grade A-: Commute
15 minutes to Carson City jobs on US-395; 45 minutes to Reno for larger employment base.
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 Heybourne Meadows a good place to live?
Heybourne Meadows delivers the full Carson Valley value proposition: zero Nevada state income tax, a median near $550,000 on suburban lots with Sierra and Pine Nut Mountain views, and Douglas County schools including Douglas High School (8/10 GreatSchools). South Lake Tahoe is 35 minutes west over Kingsbury Grade, Carson City's government and healthcare jobs are 15 minutes north, and the East Fork Carson River and Lampe Park bring outdoor recreation to the doorstep.
Source: Nevada State Demographer
DEMOGRAPHICS
Who Lives in Heybourne Meadows?
According to the U.S. Census Bureau, the broader Gardnerville area (ZIP 89460) holds roughly 13,000–15,000 residents in Douglas County's Carson Valley, with a median household income near $70,000 and a predominantly owner-occupant population. Heybourne Meadows skews toward families and retirees from California or Reno seeking lower costs and a valley lifestyle.
Home values in the subdivision have risen over the past decade driven by California retiree and remote-worker in-migration. Owner-occupancy is high, reflecting the neighborhood's suburban single-family character. About one-quarter of adult residents hold a bachelor's degree or higher — a share rising with each wave of tech and government workers choosing the Carson Valley over costlier Western metros.
~14,000
vs Douglas Co ~50,000
~$70,000
vs Douglas Co $78,000
~44
vs Douglas Co 50
~$545K
vs Douglas Co $580K
~70%
vs Douglas Co 72%
~24%
vs Douglas Co 30%
~30%
vs Douglas Co 24%
2.6
vs Douglas Co 2.4
Source: U.S. Census Bureau ACS estimates (ZIP 89460) · Updated
POPULATION & GROWTH
How Fast Is the Heybourne Meadows Area Growing?
ZIP 89460 — the Gardnerville-Ranchos and Heybourne Meadows corridor — has grown steadily as California and Reno buyers sought value-priced Carson Valley homes. Douglas County is projected to surpass 55,000 residents by 2030, with Gardnerville ZIP codes absorbing a meaningful share of that in-migration.
~14,000ZIP 89460 residents (2024)
~50,000Douglas County
~16,000Projected ZIP at 2030
ZIP 89460 population trajectory, 2010–2030 (projected)
Growth in the 89460 ZIP has been steady and California-driven. Gardnerville Ranchos and Heybourne Meadows absorb the bulk of family and retiree in-migration at the value end of the market. Resale turnover in established subdivisions like Heybourne Meadows keeps inventory tight and supports values.
Sources: Nevada State Demographer and U.S. Census Bureau ACS. Historical figures are ZIP-level approximations; projections reflect Douglas County planning estimates. Last updated June 2026.
LIVABILITY SCORES
How Does Heybourne Meadows Score for Livability?
Heybourne Meadows posts a strong overall livability profile for a Carson Valley subdivision — high marks for outdoor access, safety, and cost of living relative to California metros, with solid scores for schools and commute. The rings below break the composite into the six categories buyers ask about most, benchmarked against Census and Douglas County data.
- 83A-
Overall Livability
- 78B+
Schools
- 87A-
Safety
- 86A
Cost of Living
- 76B+
Amenities
- 90A-
Outdoor / Recreation
MARKET TRENDS · LAST 12 MONTHS
How Is the Heybourne Meadows Real Estate Market Trending?
Median sold price, days on market, and active inventory from Northern Nevada Regional MLS data, updated monthly. Heybourne Meadows homes in ZIP 89460 have held near a $540K–$560K median while the broader Gardnerville market closes roughly 30–35 homes per month.
Median Sold Price
+2.5% YoY (May 2025 → May 2026)
vs May 2025
Source: Las Vegas REALTORS
Days on Market
36 → 42 days YoY
vs May 2025
Source: Las Vegas REALTORS
Active Listings
~12–18 typical range, seasonal winter low
vs May 2025
Source: Las Vegas REALTORS
42
MEDIAN DAYS ON MARKET
$550K
MEDIAN LIST PRICE
15
ACTIVE LISTINGS
< 1 hr
OUR RESPONSE TIME
HOMES GOING FAST
Get matched with a
Heybourne Meadows specialist.
Market Competitiveness
How Competitive Is Heybourne Meadows Right Now?
Heybourne Meadows is moderately competitive — well-priced move-in-ready homes at $480K–$560K go under contract in roughly three to five weeks per Northern Nevada Regional MLS data. Updated homes with Sierra views attract multiple-offer situations; homes needing work or priced above $600K move on a longer timeline.
52Moderately Competitive
- 42 daysMedian days on market
- 28–65DOM range by condition
- $290Median price per sq ft
- ~15Active listings (June 2026)
Is Heybourne Meadows Right for You?
Who Should Buy a Home in Heybourne Meadows?
Heybourne Meadows is a focused, value-oriented neighborhood — newer and updated single-family homes at $450K–$650K+ in a quiet Carson Valley setting. Five buyer profiles below match lifestyles to what the subdivision actually delivers, followed by the honest pros and trade-offs our agents walk every buyer through.
Which Buyer Types Fit Heybourne Meadows?
First-Time Buyers
- Entry pricing from $450K — below comparable Chichester Estates
- FHA and VA financing eligible on most listings
- Zero Nevada income tax stretches the household budget
- Douglas County schools nearby for growing families
Young Families
- Newer homes with modern floor plans and two-car garages
- Gardnerville Elementary and Douglas High School (8/10 GreatSchools)
- Lampe Park, Carson River, and valley trails for active kids
- Quiet, low-crime subdivision with low through-traffic
California Relocators
- Zero Nevada income tax vs. California's up-to-13.3% rate
- Mountain views and larger lots than comparable Sacramento pricing
- South Lake Tahoe 35 minutes away — no California overhead
- Carson City services and US-395 access to Reno for urban needs
Active Retirees
- No Nevada tax on Social Security, pensions, or investment income
- Single-level and low-maintenance home options
- Carson Valley Medical Center and Carson City healthcare nearby
- 250+ sunny days and four-season Sierra recreation
Remote Workers
- Newer homes with home-office space in the $450K–$620K band
- Suburban infrastructure: utilities, high-speed internet, mail
- Sierra and Tahoe recreation after hours, year-round
- US-395 access to Carson City and Reno when needed
Buy-and-Hold Investors
- Rental income: $1,900–$2,600/month SFR in the Gardnerville market
- Tight vacancy from steady California in-migration
- Lower entry price than Reno or Tahoe for comparable yield
- Established suburban subdivision with stable tenant base
Best Fit For
- First-time buyers — entry-level pricing from $450K, FHA and VA financing options, and modern floor plans at a lower median than Reno or Chichester Estates next door.
- Young families — newer homes, Douglas County schools led by Douglas High School (8/10 GreatSchools), and Lampe Park and the Carson River for outdoor-active kids.
- California relocators — zero Nevada income tax, mountain views, larger lots than Sacramento suburbs, and South Lake Tahoe 35 minutes away for a fraction of Bay Area pricing.
- Active retirees — no tax on Social Security, pensions, or investment income, a quiet subdivision pace, and the East Fork Carson River and Sierra trailheads within easy reach.
- Remote workers — newer homes with office space, suburban infrastructure, and Sierra recreation after hours — US-395 puts Carson City and Reno within reach for hybrid schedules.
- Buy-and-hold investors — lower acquisition cost than Reno or Tahoe, tight Carson Valley rental vacancy, and a steady retiree-and-remote-worker tenant pool keep yields healthy.
Ready to explore homes in Heybourne Meadows? Our team knows every active listing, upcoming resale, and builder option across the Gardnerville market.
Start Your Home SearchPros
- Zero Nevada state income tax — no tax on Social Security, pensions, or investment income
- Newer and updated single-family homes priced below comparable Chichester Estates and Sterling Ranch Estates
- Sierra Nevada views to the west and Pine Nut Mountain views to the east
- South Lake Tahoe 35 minutes away over Kingsbury Grade — skiing, beaches, year-round
- 15-minute commute to Carson City's government and healthcare jobs via US-395
- Douglas County schools including Douglas High School (8/10 GreatSchools)
- Property taxes capped at 3% annual growth under Nevada law (NRS 361.471)
- Low HOA dues (~$30–$90/month) versus gated or master-plan alternatives
Honest Considerations
- Established subdivision with limited new construction — most homes are resales
- Smaller inventory than Gardnerville Ranchos; fewer active listings at any time
- Real winters at ~4,700 ft — snow load and cold snaps typical of the Carson Valley
- Reno-Tahoe International Airport is about 55 minutes, not close for frequent travelers
- Fewer big-box retail and dining options than Reno or Carson City — bigger shopping is north
Neighborhood Comparison
How Does Heybourne Meadows Compare to Other Gardnerville Neighborhoods?
A side-by-side comparison of Heybourne Meadows against its four closest Gardnerville neighbors — median price, days on market, inventory, and lifestyle fit — using active-listing data refreshed monthly via Reno/Sparks Association of REALTORS and NNRMLS. Prices span $530K in Gardnerville Ranchos to $1.2M in Sierra Country Estates across less than 10 miles of Carson Valley.
| Submarket | Median Price | $ / Sq Ft | Days on Market | Active Listings | Best For |
|---|---|---|---|---|---|
| Heybourne Meadows | $550,000 | ~$290 | 42 | 15 | Family · Value · Newer Homes |
| Gardnerville Ranchos | $530,000 | ~$280 | 38 | 52 | Affordable · Family · Largest Lots |
| Chichester Estates | $640,000 | ~$305 | 40 | 18 | Established · Mid-Market · Family |
| Sterling Ranch Estates | $720,000 | ~$315 | 48 | 14 | New Construction · Move-Up |
| Sierra Country Estates | $1,150,000 | ~$360 | 70 | 9 | Gated · Luxury · Acreage |
Source: Reno/Sparks Association of REALTORS and NNRMLS data, June 2026. Median prices based on active listings; days on market from closed sales. Updated daily via Repliers IDX.
Neighborhood Deep Dive
What's Inside Each Gardnerville Neighborhood?
Submarket 1
Heybourne Meadows
A newer family subdivision in Gardnerville offering updated single-family homes at a value median of $550K with Sierra and Pine Nut Mountain views. Low HOA, Douglas County schools, and a 15-minute Carson City commute make it a go-to for first-time buyers and California relocators.
Browse Heybourne Meadows homes →$550KMedian Price
42Days on Market
15Active Listings
~$290Price / Sq Ft
Submarket 2
Gardnerville Ranchos
Gardnerville's largest and most affordable neighborhood — a sprawling community of single-family homes on generous lots, often with no HOA and the valley's lowest per-square-foot pricing.
Browse Gardnerville Ranchos homes →$530KMedian Price
38Days on Market
52Active Listings
~$280Price / Sq Ft
Submarket 3
Chichester Estates
An established mid-market neighborhood with mature trees and larger lots — popular with move-up families and retirees who want a settled community near Main Street.
Browse Chichester Estates homes →$640KMedian Price
40Days on Market
18Active Listings
~$305Price / Sq Ft
Submarket 4
Sterling Ranch Estates
A newer move-up community with larger homes, view lots, and active new construction from regional and national builders — popular with remote workers and families wanting energy-efficient newer homes.
Browse Sterling Ranch Estates homes →$720KMedian Price
48Days on Market
14Active Listings
~$315Price / Sq Ft
Submarket 5
Sierra Country Estates
Gardnerville's gated luxury enclave — custom view estates on acreage parcels beneath the Sierra crest, with staffed entry and large lots for privacy and Sierra scenery.
Browse Sierra Country Estates homes →$1.15MMedian Price
70Days on Market
9Active Listings
~$360Price / Sq Ft
Submarket 6
Johnson Lane (Acreage & Horse Property)
A rural acreage corridor east of Gardnerville prized for horse property and large parcels — wells, septic, and barns on multi-acre lots with sweeping valley and Sierra views. A favorite of equestrians and buyers who want true acreage at a Carson Valley price.
Browse Johnson Lane (Acreage & Horse Property) homes →$600K+Home Prices From
1–5+ acAcreage Parcels
Horse OKEquestrian Zoning
Well+SepticRural Utilities
Where Is Heybourne Meadows on the Map?
Heybourne Meadows sits on the south side of Gardnerville (ZIP 89460), flanked by Gardnerville Ranchos to the south and Chichester Estates to the north. The subdivision is minutes from the US-395 corridor, Lampe Park, and Douglas County schools — with Sierra views to the west and Pine Nut Mountains to the east.
#1
TEAM IN NEVADA
9,600+
HOMES SOLD SINCE 2011
9,061+
★★★★★ REVIEWS
< 1 hr
AVERAGE RESPONSE
STILL DECIDING?
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neighborhood fits best?
BY ZIP CODE
What Does the Heybourne Meadows Market Look Like by ZIP Code?
Heybourne Meadows falls in ZIP 89460 — the Gardnerville Ranchos and south-Gardnerville corridor that anchors the most affordable end of the Douglas County market. The table compares the four primary Gardnerville-area ZIPs by median price, DOM, and inventory per Northern Nevada Regional MLS data.
| ZIP | Primary Area | Median Price | $ / Sq Ft | Days on Market | Active | YoY |
|---|---|---|---|---|---|---|
| 89460 | Heybourne Meadows · Gardnerville Ranchos · south Gardnerville | $530K | ~$285 | 38 | 95 | +2.6% |
| 89410 | Gardnerville town center · Chichester Estates | $625K | ~$310 | 44 | 55 | +2.9% |
| 89423 | Minden · Sterling Ranch Estates · west valley | $650K | ~$315 | 46 | 40 | +3.0% |
| 89411 | Genoa · foothill · historic district | $850K | ~$340 | 60 | 15 | +3.4% |
Source: Reno/Sparks Association of REALTORS and NNRMLS. Medians from active listings; YoY from closed sales, 2026 vs 2025. ZIP boundaries per Douglas County GIS.
BY THE NUMBERS
Which Statistics Define Heybourne Meadows Real Estate?
Eight verifiable numbers — each sourced to the BLS, U.S. Census Bureau, Reno/Sparks Association of REALTORS, or Douglas County Assessor — capture Heybourne Meadows fundamentals: a $550K median list price, 42 median days on market, and South Lake Tahoe 35 minutes away.
$550K
Median list price for Heybourne Meadows homes in June 2026.
Reno/Sparks Association of REALTORS
+2.5%
Year-over-year growth in median sold price, May 2025 to May 2026.
Northern Nevada Regional MLS
42
Median days from list to accepted offer in Heybourne Meadows.
RSAR / NNRMLS, June 2026
~$290
Median price per square foot among active Heybourne Meadows listings.
NNRMLS / Repliers IDX, June 2026
15 min
Drive time from Heybourne Meadows to Carson City state-capital jobs.
US-395 north from Gardnerville
35 min
Drive time west over Kingsbury Grade to South Lake Tahoe.
Carson Valley geography
$30–$90
Typical monthly HOA dues in Heybourne Meadows.
Douglas County HOA records
8/10
GreatSchools rating at Douglas High School, the valley's top public high school.
GreatSchools 2026
WHY HEYBOURNE MEADOWS
Why Does Heybourne Meadows Stand Out in Gardnerville?
Heybourne Meadows offers the Carson Valley value proposition in a newer, well-maintained subdivision. Each advantage below is tied to a source — the Nevada Revised Statutes, BLS Reno-Sparks data, Douglas County Assessor records, and Douglas County School District ratings — so you can verify every claim.
- Reno/Sparks Association of REALTORS
Newer homes at value pricing
Heybourne Meadows delivers newer single-family homes at a $550K median — below comparable Chichester Estates and Sterling Ranch Estates pricing, with updated interiors and suburban lot sizes.
- Douglas County Assessor
Sierra and Pine Nut Mountain views
Homes in the subdivision enjoy views to the west Sierra crest and east Pine Nut Mountains — a setting that comparable California subdivisions at this price cannot offer.
- Nevada Department of Taxation
Zero Nevada state income tax
Nevada levies no personal income tax — major annual savings for retirees and relocating California households earning $150K–$500K+.
- BLS Reno-Sparks MSA
15 minutes to Carson City jobs
The state capital's government, healthcare, and retail employment sits 15 minutes north on US-395 — the shortest Carson Valley commute to a major job center.
- GreatSchools 2026 / DCSD
Douglas County schools
Douglas High School (8/10 GreatSchools) and the Douglas County School District's valley elementary cluster serve Heybourne Meadows families.
WHY BUY IN HEYBOURNE MEADOWS
What Are the Top 10 Reasons to Buy a Home in Heybourne Meadows?
Heybourne Meadows's case rests on value, location, and tax savings: a $550K median, zero state income tax, Douglas County schools, and South Lake Tahoe 35 minutes away per BLS Reno-Sparks MSA and local market data. The ten reasons below pair each claim with its named source.
Zero state income tax
Nevada levies no personal income tax — significant annual savings for retirees and relocating California households earning $150K–$500K+.
Nevada Department of Taxation
3% property-tax cap
Annual increases on a primary residence are capped at 3% by statute — no surprise reassessments.
NRS 361.471
Newer homes under $600K
Most Heybourne Meadows homes are newer or updated builds priced $450K–$620K, below Chichester Estates and Sterling Ranch Estates at comparable updates.
Reno/Sparks Association of REALTORS
Sierra and Pine Nut views
Homes enjoy Sierra Nevada views to the west and Pine Nut Mountain views to the east — natural scenery few California suburbs at this price can match.
Douglas County Assessor
15 minutes to Carson City jobs
The state capital and its government and healthcare job centers are 15 minutes north via US-395 — the closest commute from a Gardnerville subdivision.
BLS Reno-Sparks MSA
35 minutes to South Lake Tahoe
Kingsbury Grade (NV-207) puts South Lake Tahoe, Stateline, and Heavenly ski resort within a short drive from Heybourne Meadows.
Carson Valley geography
Douglas County school access
Douglas High School (8/10 GreatSchools) and the district's well-rated valley elementary and middle schools serve the neighborhood.
GreatSchools 2026
Low HOA dues
Heybourne Meadows's HOA dues run about $30–$90/month — well below gated or master-plan community dues in the same price band.
Northern Nevada Regional MLS
Tight inventory drives values
With only 12–18 active listings at any time, Heybourne Meadows inventory stays tight, supporting home values and resale liquidity.
NNRMLS / Repliers IDX
Douglas County growth tailwind
California in-migration into Douglas County keeps demand healthy and supports long-term Heybourne Meadows home values.
Nevada State Demographer
New Construction
Who Are the Top Builders Near Heybourne Meadows?
Heybourne Meadows is an established subdivision with limited new construction — most homes are resales. For new builds near Heybourne Meadows, buyers look to Sterling Ranch Estates and outlying Gardnerville phases. The builders below are active in Gardnerville and the broader Carson Valley.
Family & Mid-Market
Lennar
Everything's Included pricing
First-Time & Family
KB Home
Customizable Personal Plans
Value & First-Time
D.R. Horton
America's largest builder
Family & Move-Up
Ryder Homes
Northern Nevada regional builder
Luxury & Semi-Custom
Toll Brothers
Luxury production + semi-custom
Move-Up & 55+
Pulte / Del Webb
Amenity-focused planning
Custom & Acreage
Local Custom Builders
View and acreage custom homes
Outdoor Recreation
What Outdoor Amenities Are Near Heybourne Meadows?
Heybourne Meadows sits in the heart of the Carson Valley's four-season outdoor amenity belt. The Douglas County maintains Lampe Park and Carson Valley trail infrastructure, with the East Fork Carson River minutes away and South Lake Tahoe 35 minutes west over Kingsbury Grade — all accessible through 250+ days of annual Carson Valley sunshine.
GARDNERVILLE
East Fork Carson River
River corridorFishing · RaftingFree access
A blue-ribbon trout fishery running through the Carson Valley — riverside trails, whitewater, and fishing minutes from Heybourne Meadows.
GARDNERVILLE
Lampe Park
20+ acresTrails · EventsFree
The valley's flagship community park — ballfields, trails, picnic areas, and the Douglas County fairgrounds, a short drive from the neighborhood.
35 MIN W
South Lake Tahoe
191 sq miBoating · SkiingFree shoreline
North America's largest alpine lake — sandy South Lake beaches in summer and Heavenly ski resort at Stateline in winter, 35 minutes over Kingsbury Grade.
40 MIN
Heavenly Mountain Resort
4,800 acresSkiing · SnowboardingTicketed
The largest ski resort at Lake Tahoe — deep Sierra snow and lake-view runs within 40 minutes of Heybourne Meadows via Kingsbury Grade.
15 MIN NW
Genoa & Mormon Station
Historic districtHistory · TrailsFree
Nevada's oldest settlement at the foot of the Sierra — historic Main Street, the Genoa Bar, and trailheads into the Carson Range.
10 MIN
Carson Valley Golf Course
18 holesPublic golfPublic tee times
Public championship golf along the Carson River with eastern Sierra views — one of several valley courses within a short drive of Heybourne Meadows.
45 MIN
Hope Valley & Carson Pass
National forestHiking · SnowshoeFree
Alpine meadows and Sierra trails along SR-88 — wildflower hikes in summer and Nordic skiing in winter, under an hour west.
25 MIN S
Topaz Lake
ReservoirFishing · BoatingFree shoreline
High-desert reservoir on the Nevada-California line — trout fishing, boating, and quiet shoreline access south of Gardnerville on US-395.
The Heybourne Meadows Lifestyle
What Does a Weekend in Heybourne Meadows Look Like?
Three Carson Valley experiences within 40 minutes: a morning fishing the East Fork Carson River or exploring Lampe Park per the Douglas County, an afternoon skiing Heavenly or hiking at Genoa, and dinner at a Gardnerville Main Street restaurant — one Saturday, from the valley floor to the Sierra and back.
250+Days of Sun
35 minTo Lake Tahoe
15 minTo Carson City
4,700 ftElevation
THIS WEEKEND'S OPEN HOUSES
Can You Tour Heybourne Meadows Homes This Weekend?
Most Gardnerville sellers schedule weekend open houses on Saturday and Sunday — the freshest list lands Thursday or Friday. With only 12–18 active listings in and near Heybourne Meadows at any time, setting up instant alerts to be notified the moment a home lists an open house puts you ahead of buyers checking portals weekly.
Quick Answer
What does an HOA cost in Heybourne Meadows?
Heybourne Meadows HOA dues typically run about $30–$90 per month, covering common-area maintenance and neighborhood standards — one of the lower HOA cost tiers in the Gardnerville market. Some parcels at the subdivision's edges may carry no HOA at all. By comparison, Sterling Ranch Estates runs $80–$150 and gated Sierra Country Estates runs $150–$350 to cover staffed entry and private road maintenance. Always pull the full dues, transfer fees, and any special-assessment balance in escrow before writing an offer.
Moving to Heybourne Meadows
Should I Move to Heybourne Meadows?
Retirees and remote workers from the Bay Area and Sacramento find Heybourne Meadows an affordable Carson Valley entry — newer homes, mountain views, and zero state income tax. California's top rate is 13.3% per the Franchise Tax Board; Nevada's is zero. A household earning $200,000 saves roughly $12,000–$26,000 annually on state taxes alone.
Why California Buyers Are Choosing Heybourne Meadows
The tax math is straightforward: California's top marginal state income tax is 13.3% — Nevada's is zero. A household earning $300,000 saves roughly $30,000+ per year in state income taxes alone by relocating to Heybourne Meadows, and retirees pay no Nevada tax on Social Security, pensions, or investment income. Heybourne Meadows's $550K median on suburban lots with mountain views sits well below Bay Area pricing for comparable square footage, and the 3% annual property-tax cap under Nevada Revised Statutes 361.471 protects buyers from the assessment spikes common in California.
At a $600,000 budget, buyers in Sacramento typically get a mid-size older property on a small lot with California's full tax load. That same budget in Heybourne Meadows secures a newer 1,800–2,400 sq ft home on a generous lot with Sierra and Pine Nut Mountain views — plus South Lake Tahoe 35 minutes away over Kingsbury Grade and zero state income tax from closing day forward.
According to Reno/Sparks Association of REALTORS, the Heybourne Meadows median home price runs about $550,000. Per the Douglas County Assessor, the effective property-tax rate is roughly 0.5–0.7% of taxable value. The U.S. Bureau of Labor Statistics shows the Reno-Sparks MSA unemployment near historic lows, and Carson City state-government jobs sit just 15 minutes north.
Heybourne Meadows residents benefit from the Carson Valley's diversified employment base without needing to live near it. Carson City, the state capital 15 minutes north, supplies the largest nearby job pool: state government, healthcare at Carson Tahoe Regional Medical Center, retail, and education. Douglas County government, Carson Valley Medical Center, and agriculture anchor the local economy. Remote workers — the fastest-growing buyer segment in the valley — choose Heybourne Meadows for its suburban infrastructure and quick Sierra access after work.
Cost of Living Snapshot — Heybourne Meadows vs. San Francisco Bay Area
Day-to-day costs in Heybourne Meadows run dramatically below the Bay Area and Sacramento. Nevada's zero income tax is the headline, but lower housing costs per square foot, generous lot sizes, and modest Douglas County property taxes compound the advantage year over year.
| Metric | Heybourne Meadows, NV | San Francisco Bay Area, CA |
|---|---|---|
| State Income Tax | None | Up to 13.3% |
| Median List Price | ~$550K | ~$1.3M–$1.6M |
| Effective Property Tax Rate | ~0.5%–0.7% | ~0.75%+ |
| Typical Lot Size | Suburban 0.15–0.25 acre | 0.1 acre or less |
| Airport Commute | 55 min (Reno-Tahoe Intl) | 40–90+ min (SFO/SJC) |
Figures are approximate, for illustration. Contact our team for current market data.
Heybourne Meadows Rental Market — Rent vs. Own
Single-family rentals in and around Heybourne Meadows typically run $1,900–$2,600 per month, with smaller homes in the $1,700–$2,100 band and larger updated homes at the high end. For buyers planning a 5+ year hold, purchasing builds equity that rising Carson Valley rents hand to a landlord — and Nevada's zero income tax means more of every paycheck goes toward principal, not the state.
Updated June 2026 · Source: Reno/Sparks Association of REALTORS rental tracking & BLS Consumer Price Index
Already planning a move to Heybourne Meadows? Our team specializes in out-of-state relocation — virtual tours, neighborhood comparisons, and full Carson Valley market guidance without multiple flights.
Start Your Relocation SearchRELOCATION TIMELINE
How to Relocate to Heybourne Meadows in 8 Steps
From first research to keys-in-hand, here's the 8-12 week timeline most Heybourne Meadows buyers follow. Two deadlines are statutory: Nevada requires a driver's license within 30 days of residency and vehicle registration within 60, per the Nevada DMV — miss them and registration penalties stack.
Research neighborhoods & set a budget
Compare Heybourne Meadows against Gardnerville Ranchos (larger lots, lower price), Chichester Estates (established mid-market), and Sterling Ranch Estates (newer move-up) — weigh price, lot size, HOA, and school-zone differences before touring.
Get pre-approved
Heybourne Meadows homes in the $480K–$580K range move in three to five weeks when priced right — line up financing early; sellers expect a solid pre-approval letter with the offer.
Hire a Carson Valley specialist
HOA documents, Douglas County subdivision easements, and the nuances of the 89460 ZIP vary by block — work with an agent who knows the specific HOA transfer fees and title nuances for Gardnerville subdivisions.
Tour in person or virtually
Walk your shortlist morning and evening — compare the Heybourne Meadows lot sizes and mountain views against Gardnerville Ranchos's larger parcels and Chichester Estates's established setting.
Write and negotiate the offer
Pair pricing strategy with seller credits for updates or closing costs; well-priced Heybourne Meadows homes may attract multiple offers — be ready to move quickly.
Inspection & appraisal
Inspect for HVAC, roof, and water heater age on older resales — many Heybourne Meadows homes are 15-25 years old. Appraisals run 5–10 business days.
Clear conditions & fund
Nevada closes through escrow companies, not attorneys; expect 30–45 days from acceptance to funding for financed purchases.
Close, move, and register
Transfer utilities (NV Energy, valley water and sewer districts), then handle the DMV — license within 30 days, registration within 60 days of establishing Nevada residency.
ECONOMY & JOBS
What Drives the Economy Near Heybourne Meadows?
Heybourne Meadows residents benefit from the Carson Valley's diversified job base. According to the U.S. Bureau of Labor Statistics, the Reno-Sparks MSA unemployment runs near historic lows. Carson City, the state capital 15 minutes north, is the dominant job center — supplying government, healthcare, retail, and education employment within an easy daily commute from the neighborhood.
~$70,000Median household income (ZIP 89460)U.S. Census ACS, Gardnerville area
Carson CityState capital job center15 min north on US-395
Carson Valley MedicalRegional healthcare anchorCarson Valley Medical Center
15 minTo Carson City jobsNorth on US-395 from Gardnerville
Top Employers Near Heybourne Meadows
- State of Nevada (Carson City)State capital government jobs 15 minutes north — the largest single employer serving Heybourne Meadows residents
- Carson Tahoe Regional Medical CenterMajor regional hospital in Carson City — healthcare employment for the Carson Valley
- Douglas County GovernmentCounty administration, courts, schools, and services serving Gardnerville and Minden
- Douglas County School DistrictCampuses across Gardnerville, Minden, and the broader Carson Valley
- Carson Valley Medical CenterLocal medical center serving the Gardnerville and Minden community
- Agriculture & RanchingCarson Valley ranch, dairy, and agricultural operations employing local residents
Sources: U.S. Bureau of Labor Statistics, Nevada State Demographer. Last updated June 2026.
CITY COMPARISON
How Does Heybourne Meadows Compare to Gardnerville Ranchos, Carson City & the Bay Area?
Comparing Heybourne Meadows against its closest alternative (Gardnerville Ranchos), the nearest large job center (Carson City), and the origin market most buyers are leaving (San Francisco Bay Area). Sources are RSAR, the U.S. Census, and BLS Reno-Sparks MSA.
| Metric | Heybourne Meadows | Gardnerville Ranchos | Carson City | SF Bay Area |
|---|---|---|---|---|
| Median List Price | $550K | $530K | $525K | $1.3M–$1.6M |
| Price / Sq Ft | ~$290 | ~$280 | ~$305 | $700+ |
| Days on Market | 42 | 38 | 40 | 20 |
| Typical HOA | $30–$90/mo | Often $0 | $30–$120/mo | $200–$600/mo |
| State Income Tax | None | None | None | Up to 13.3% |
| To Carson City | 15 min | 20 min | Local | 3+ hrs |
| To Lake Tahoe | 35 min | 45 min | 30 min | 3+ hrs |
| Home Type | Newer SFR sub | Older/larger lot | Mixed urban | Mixed urban/sub |
| New Construction | Limited resale | Limited resale | Moderate | Very Low |
| Best For | Newer homes · Value | Largest lots · Lowest price | Jobs · Services | Coastal access (high cost) |
Sources: Reno/Sparks Association of REALTORS, U.S. Census ACS. Last updated June 2026.
Cost of Ownership
What Will Heybourne Meadows Cost You Each Month?
A median $550K Heybourne Meadows purchase runs about $3,950 monthly with 10% down at 7% per Freddie Mac's rate survey — principal, interest, taxes, insurance, HOA, and PMI included — versus roughly $2,200 to rent a comparable Gardnerville home. The three tabs below let you model your own payment, compare renting, and budget HOA tiers.
Payment Estimator
Estimate Your Heybourne Meadows Payment
$4,129
Estimated Monthly Payment
- Principal & Interest$3,293
- Property Tax$280
- Insurance$150
- HOA$200
- PMI$206
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 Heybourne Meadows right now?
At current rates the monthly ownership premium narrows once equity and tax effects are counted — and the Carson Valley's rising rents shift the math toward owning for 5+ year holds.
OWN (10% DOWN, 7%)
$3,988 / mo
- Principal & Interest
- $3,295
- Property Tax (~0.6%)
- $275
- Homeowners Insurance
- $110
- HOA (where applicable)
- $60
- PMI (10% down)
- $248
5-year net cost:~$158,000
Equity built:~$68,000
RENT (MEDIAN SFR)
$2,200 / mo
- Median SFR Rent
- $2,200
- Renters Insurance
- $18
- Equity Built / Month
- $0
- Tax Benefit
- $0
- Annual Increase Risk
- ~4%
5-year net cost:~$155,000
Equity built:$0
Avg annual rent increase: 4.0%
The 5-year breakeven
Owning a median Heybourne Meadows home for five years costs about the same as renting once principal paydown and appreciation are counted — but the owner walks away with roughly $68,000 in equity while the renter walks away with none. Appreciation above the modeled 3% widens the ownership advantage further.
Model assumptions: 7.0% 30-yr fixed (Freddie Mac PMMS), 3% annual appreciation, 4% annual rent growth, 0.6% effective property tax.
HOA Fees by Community
HOA Fees in and Around Heybourne Meadows
HOA dues vary across Gardnerville's neighborhoods — Heybourne Meadows sits at the affordable end of the HOA spectrum.
Low HOA
$0–$90 / mo
Heybourne Meadows
$30–$90
Includes:
Common-area maintenance, neighborhood standards
Older Gardnerville Ranchos lots
$0
Includes:
No HOA on many rural and older parcels
Newer Master-Plan
$80–$150 / mo
Sterling Ranch Estates
$80–$150
Includes:
Parks, trails, and common-area maintenance
Gated Acreage Luxury
$150–$350 / mo
Sierra Country Estates
$150–$350
Includes:
Staffed gate, private roads, larger common areas
COMMUTE & TRANSPORTATION
How Easy Is Getting Around from Heybourne Meadows?
US-395 is the primary artery from Heybourne Meadows — putting Carson City to the north and Reno and South Lake Tahoe within a short drive. Most residents drive; Gardnerville is a rural, car-oriented community with mean commutes near 20–25 minutes to Carson City per U.S. Census ACS data — well below the Bay Area averages most relocators leave behind.
Drive Times from Heybourne Meadows
- 5 minGardnerville town centerLocal roads / US-395
- 8-10 minMindenUS-395 north
- 15-18 minCarson CityUS-395 north
- 33-40 minSouth Lake TahoeKingsbury Grade (NV-207) west
- 43-52 minRenoUS-395 north to I-580
- 52-62 minReno-Tahoe Intl AirportUS-395 north to I-580
- 18-22 minGenoaFoothill Rd northwest
- 40-50 minHeavenly Ski ResortKingsbury Grade to Stateline
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 home in Heybourne Meadows?
Most Heybourne Meadows purchases close in 30 to 45 days from accepted offer to keys. Cash offers can settle in 7–14 days; conventional, FHA, or VA financing typically runs 30–45 days. Jumbo loans above $766K can run 5–10 days longer. Nevada closes through escrow companies — Heybourne Meadows is on municipal utilities, so no well-and-septic delays apply.
Quick Answer
What credit score do you need to buy a home in Heybourne Meadows?
Conventional loans generally want 620+, FHA allows 580+ with 3.5% down, and VA has no formal floor though most lenders look for 620. Most Heybourne Meadows homes fall under the $766K conforming-loan limit, so jumbo financing is rarely needed — but if you're stepping up to $650K+, ensure a 680+ score for the best conventional rates. The spread between a 640 and 760 credit score can exceed $250/month on a $550K Heybourne Meadows purchase at current rates.
Heybourne Meadows FAQ — 18 Answers
What Do Heybourne Meadows Buyers Most Frequently Ask?
Most AskedWhat is the median home price in Heybourne Meadows?
The median asking price in Heybourne Meadows runs about $550,000 per Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, at roughly $290 per square foot. Entry-level homes start near $450K for smaller floor plans on standard lots, while larger, updated homes with Sierra or Pine Nut Mountain views push to $620K–$650K and above.
Where exactly is Heybourne Meadows in Gardnerville?
Heybourne Meadows is a residential subdivision within Gardnerville (ZIP 89460) in Douglas County, Carson Valley, Nevada. It sits on the south side of Gardnerville close to the US-395 corridor, giving residents quick access to Gardnerville and Minden town services, the Douglas County School District campuses, and Lampe Park — with Sierra views to the west and Pine Nut Mountain views to the east.
What kinds of homes are in Heybourne Meadows?
Heybourne Meadows offers single-family homes — a mix of newer builds and updated resales on comfortable suburban lots. Most homes are ranch or two-story plans built from the 1990s through the 2010s, with attached two-car garages, modern kitchens, and Sierra or valley views. Floor plans typically run 1,400–2,400 sq ft, priced from around $450K to $650K+, depending on updates and lot size.
What are property taxes like in Heybourne Meadows?
Property taxes in Heybourne Meadows run low by national standards. Nevada's effective rate is roughly 0.5–0.7% of taxable value, and the state caps annual increases on a primary residence at 3% under Nevada Revised Statutes 361.471. The Douglas County Assessor sets taxable value at 35% of full cash value, so on a $550K Heybourne Meadows home the annual bill typically runs $2,200–$3,100. Zero Nevada state income tax adds further long-term savings.
What are the HOA fees in Heybourne Meadows?
Heybourne Meadows carries a low HOA typical of established Carson Valley subdivisions — dues generally run about $30–$90 per month, covering common-area maintenance and neighborhood standards. Some parcels at the subdivision's edges have no HOA at all. Always confirm the exact dues, CC&Rs, transfer fees, and any special-assessment balance in escrow before writing an offer.
What schools serve Heybourne Meadows?
Heybourne Meadows falls within the Douglas County School District, one of Northern Nevada's better-rated rural districts. Elementary feeders include Gardnerville Elementary and Scarselli Elementary (both near the subdivision). Carson Valley Middle School serves grades 6-8, and Douglas High School — rated 8/10 on GreatSchools — is the valley's top public high school. Private options include Sierra Lutheran School in Minden.
How far is Heybourne Meadows from Carson City, Reno, and Lake Tahoe?
From Heybourne Meadows: Carson City is about 15 minutes north via US-395, making it the shortest commute to the state capital's government and healthcare jobs. Reno is roughly 45 minutes north on US-395 and I-580. South Lake Tahoe is about 35 minutes west over Kingsbury Grade (NV-207). Minden-Tahoe Airport for general aviation is about 10 minutes. Reno-Tahoe International Airport is about 55–60 minutes.
Is Heybourne Meadows a safe neighborhood?
Yes. Heybourne Meadows and the broader Gardnerville area post crime rates well below metro averages, consistent with a quiet rural Nevada subdivision. The Douglas County Sheriff's Office covers the area, and the neighborhood's low through-traffic and owner-occupant character keep it among the safer addresses in Douglas County. Standard suburban precautions — secure vehicles and doors — cover the typical Heybourne Meadows risk profile.
What is it like to live in Heybourne Meadows day-to-day?
Daily life in Heybourne Meadows is quiet and suburban: most errands run along the US-395 corridor in Gardnerville and Minden, Carson City's shopping and services are 15 minutes north, and outdoor recreation on the East Fork Carson River and in the Sierra begins within a short drive. Weekend options include Lampe Park, the Carson Valley Golf Course, Genoa's historic district, and South Lake Tahoe — all within 35–45 minutes.
How competitive is the Heybourne Meadows market?
Heybourne Meadows homes typically go under contract in about 42 days from list to accepted offer per Northern Nevada Regional MLS data — moderately competitive within the Gardnerville market. Well-priced, move-in-ready homes at $480K–$560K attract the most interest and can go pending in three to four weeks, while homes above $600K or in need of updating move on a longer timeline.
Is Heybourne Meadows a good place for families?
Yes — Heybourne Meadows pairs affordable newer homes, easy access to Douglas County schools, and Carson Valley outdoor amenities in a safe, low-traffic subdivision. Families with children benefit from proximity to Gardnerville Elementary, Scarselli Elementary, and Carson Valley Middle School, while Lampe Park, valley trails, and the 35-minute drive to South Lake Tahoe keep weekends active.
What are Nevada's tax advantages for Heybourne Meadows buyers from California?
The savings are substantial. Nevada levies no personal income tax — California's top rate is 13.3% per the California Franchise Tax Board. A household earning $200,000 saves roughly $12,000–$26,000 annually in state income taxes alone. Nevada also charges no tax on Social Security, pension income, or investment income, a meaningful advantage for retirees. Combined with the 3% property-tax cap under NRS 361.471, Heybourne Meadows's carrying costs stay low long-term.
Are there new construction homes in Heybourne Meadows?
Heybourne Meadows itself is an established subdivision with limited new construction — most homes are resales. For brand-new construction in the Gardnerville area, buyers look to Sterling Ranch Estates and custom valley parcels. KB Home, Lennar, and D.R. Horton offer new family homes from the high $400Ks in surrounding Gardnerville phases, and some Heybourne Meadows sellers have recently updated interiors to near-new standards.
What is the rental market like near Heybourne Meadows?
Single-family rentals in and around Heybourne Meadows typically run $1,900–$2,600 per month per Reno/Sparks Association of REALTORS rental tracking, with larger updated homes near the top of that band. Vacancy is tight across the Carson Valley as retiree and remote-worker in-migration sustains demand, making Heybourne Meadows a reasonable buy-and-hold option for investors who want lower acquisition costs than Reno or Tahoe.
What should I know before buying in Heybourne Meadows?
Before buying in Heybourne Meadows, get pre-approved, then budget for inspections, an appraisal, and roughly 2–3% in closing costs. Nevada closes through escrow companies in 30–45 days. Confirm the HOA dues, CC&Rs, and any special-assessment balance. Some older homes in the subdivision may need HVAC or roof updates — a thorough inspection is worth the few hundred dollars. An agent who knows Douglas County subdivision nuances can flag utility and parcel issues before they become surprises.
What is the minimum down payment to buy a home in Heybourne Meadows?
Most Heybourne Meadows buyers put down 3% to 20%. Conventional loans start at 3% for qualified first-time buyers, FHA allows 3.5% with a 580+ credit score, and VA loans require 0% down for eligible veterans and active-duty service members. On a $550K Heybourne Meadows home, plan for roughly $16,500 (3%) to $110,000 (20%). Buyers under 20% should budget for monthly PMI of $120–$340; most Heybourne Meadows homes fall under the $766K conforming-loan limit.
Is Heybourne Meadows better than Sacramento for California relocators?
For many California buyers, yes. Heybourne Meadows delivers Nevada's zero state income tax versus Sacramento's California up-to-13.3% rate per the California Franchise Tax Board, larger suburban lots than comparable Sacramento neighborhoods, South Lake Tahoe 35 minutes away, and a quieter pace at a similar or lower median price. Sacramento has more jobs and urban amenities, but Heybourne Meadows's tax advantage, mountain views, and Tahoe proximity tip the balance for retirees and remote workers comparing the two.
Can Nevada Real Estate Group help me buy in Heybourne Meadows?
Yes — Nevada Real Estate Group specializes in Carson Valley and Gardnerville real estate, including Heybourne Meadows. Our agents know every active listing, upcoming resale, and builder phase in the area and can arrange in-person or virtual tours, negotiate on your behalf, and coordinate Douglas County escrow from offer to keys. Call us at (775) 277-2120 or start your search online to get matched with a Heybourne Meadows specialist today.
Updated June 2026
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PEOPLE ALSO ASK
What Else Do People Ask About Heybourne Meadows?
Beyond the core questions above, these are the queries Heybourne Meadows buyers actually type into Google and AI assistants — answered with specifics you can verify: school ratings from U.S. Census, prices from Reno/Sparks Association of REALTORS and NNRMLS, and drive times from actual Gardnerville geography.
Is Heybourne Meadows a good neighborhood?
Yes — Heybourne Meadows is a quiet, well-maintained residential subdivision in Gardnerville with newer and updated homes priced $450K–$650K+, Douglas County schools led by Douglas High School (8/10 GreatSchools), and low crime typical of a rural Nevada community. Sierra and Pine Nut Mountain views, 15-minute access to Carson City, and South Lake Tahoe 35 minutes away make it a strong choice for families and retirees.
What ZIP code is Heybourne Meadows?
Heybourne Meadows is in ZIP code 89460, the south Gardnerville and Gardnerville Ranchos corridor in Douglas County, Nevada. ZIP 89460 covers most of the south Gardnerville residential area and anchors the most affordable end of the Douglas County housing market.
Is Heybourne Meadows better than Gardnerville Ranchos?
It depends on priorities. Heybourne Meadows has newer and more updated homes and slightly higher median prices ($550K vs $530K); Gardnerville Ranchos has larger lots and the broadest selection, often with no HOA. For buyers prioritizing newer construction and a more homogeneous neighborhood feel, Heybourne Meadows wins; for buyers prioritizing lot size and the lowest per-square-foot cost, Gardnerville Ranchos is the better fit.
What is Heybourne Meadows close to?
Heybourne Meadows is close to US-395 corridor shopping and services in Gardnerville, Lampe Park, Carson Valley schools, and the East Fork Carson River. Carson City is 15 minutes north, South Lake Tahoe is 35 minutes west over Kingsbury Grade, Minden is 5–8 minutes north, and Genoa is about 18 minutes northwest. Reno-Tahoe International Airport is about 55 minutes.
Are there HOAs in Heybourne Meadows?
Yes — Heybourne Meadows carries a low HOA of about $30–$90 per month, covering common-area maintenance and neighborhood standards. This is one of the lower HOA tiers in the Gardnerville market; gated Sterling Ranch Estates runs $80–$150 and Sierra Country Estates runs $150–$350. Always confirm the exact dues, transfer fees, and special-assessment balance in escrow.
What are home prices in Heybourne Meadows?
Heybourne Meadows homes typically list in the $450,000–$650,000+ range per Reno/Sparks Association of REALTORS and Northern Nevada Regional MLS data, with a median near $550,000 as of June 2026. Smaller or older resales start near $450K; larger updated homes with Sierra views or recent full renovations push to $620K–$650K. Price per square foot runs roughly $285–$295.
How do I get to South Lake Tahoe from Heybourne Meadows?
From Heybourne Meadows, take US-395 north through Gardnerville and Minden, then turn west on NV-207 (Kingsbury Grade) to descend into South Lake Tahoe and Stateline — roughly 35 minutes in normal conditions. Winter snow on Kingsbury Grade is plowed promptly but chains or AWD/4WD may be required during heavy snowfall.
Does Nevada Real Estate Group serve Heybourne Meadows?
Yes — Nevada Real Estate Group serves all of Gardnerville and the Carson Valley, including Heybourne Meadows. Our agents specialize in Douglas County subdivisions, HOA nuances, and the full Gardnerville market from Gardnerville Ranchos through Sierra Country Estates. Call (775) 277-2120 or search online to get matched with a Heybourne Meadows specialist today.
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NEARBY COMMUNITIES
Which Communities Are Close to Heybourne Meadows?
Compare Heybourne Meadows with neighboring Gardnerville subdivisions and Carson Valley communities. Each card pairs the drive time with price positioning — from Gardnerville Ranchos at $530K and 5 minutes south to Sierra Country Estates at $1.15M and 10 minutes north — so you can judge which neighborhood delivers more home for your budget.
A–Z INDEX
Which Gardnerville Neighborhoods Can You Explore A–Z?
Heybourne Meadows sits within the broader Gardnerville market — these neighboring subdivisions and communities offer different price points, lot sizes, and lifestyle fits across the Carson Valley. Prices range from $530K in Gardnerville Ranchos to $1.15M in Sierra Country Estates; Douglas County School District campuses serve most of the valley.
KEEP LEARNING
What Else Should You Read About Heybourne Meadows and the Carson Valley?
These guides extend the research most Heybourne Meadows buyers do next — comparing Gardnerville and Carson City, understanding Douglas County schools, and weighing a California-to-Nevada move. Each is written by our team from primary RSAR, NNRMLS, and U.S. Census government data, updated June 2026.
GUIDE
Gardnerville Community Guide
The full Gardnerville city guide — all neighborhoods, schools, market stats, and everything that differentiates the Carson Valley's largest community.
Read →GUIDE
Carson City Community Guide
The full state-capital city guide — neighborhoods, schools, market trends, and the 15-minute commute relationship with Heybourne Meadows.
Read →MARKET REPORT
Reno / Northern Nevada Hub
Northern Nevada market data, neighborhood comparisons, and every regional community page in one place.
Read →Sources & Methodology
Where Does This Heybourne Meadows 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 Reno/Sparks Association of REALTORS — supply the underlying data; follow any link to verify a figure or pull deeper detail.
- Reno/Sparks Association of REALTORS (RSAR) — Median sold price, days on market, list-to-sold ratio, monthly MLS statistics. rsar.realtor
- Northern Nevada Regional MLS (NNRMLS) — Active listings, inventory counts, price-per-square-foot, neighborhood data. nnrmls.com
- U.S. Census Bureau — Population, demographics, household income, age distribution, education attainment (ACS). data.census.gov
- Nevada State Demographer — Town and county population estimates and growth projections. census.gov/quickfacts
- U.S. Bureau of Labor Statistics — Reno-Sparks MSA unemployment rate, employment by sector, wage data. bls.gov/reno-sparks
- FBI Uniform Crime Reporting (UCR) — Violent crime rate, property crime rate, metro comparisons. fbi.gov/ucr
- GreatSchools.org — K-12 school ratings, test scores, student-teacher ratios. greatschools.org
- Douglas County School District — Official Carson Valley school enrollment and performance data. dcsd.k12.nv.us
- Douglas County Assessor — Property tax rates, assessed values, parcel data. douglascountynv.gov/assessor
- Douglas County — Parks, trails, public safety, planning, and community data for Gardnerville and the Carson Valley. douglascountynv.gov
- Freddie Mac PMMS — Mortgage rate weekly survey used in payment calculator. freddiemac.com/pmms
- California Franchise Tax Board — California state income-tax rates used in NV vs. CA tax comparison. ftb.ca.gov
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