Gardnerville Ranchos, Nevada
Area Profile
12,114 residents. Public schools, jobs, income, housing cost, climate and natural-hazard risk for Gardnerville Ranchos, in Douglas County.
How this area ranks
Data updated · 12 sourcesGardnerville Ranchos ranks in the top 17% of cities measured for employment opportunity, with unemployment at 4.0% and median household income of $87,785. The unemployment rate is published for Douglas County, NV, which contains Gardnerville Ranchos, rather than for Gardnerville Ranchos alone.
In the public schools here, 44% of students met the state standard in mathematics, with 17.6 students for every teacher.
Residential permitting has slowed: 220 units authorized over the past twelve months, 29% below the prior year. The permit count and 1 other measure here are published for Douglas County, NV, which contains Gardnerville Ranchos, rather than for Gardnerville Ranchos alone.
These sentences are written by fixed rules from the measurements below — a statement appears because a number crossed a stated threshold, and the values behind it are stored with it. No figure anywhere on this site is invented, estimated or inferred to fill a gap. How this works.
At a glance
Jobs & opportunity
Unemployment across Douglas County, NV, which contains Gardnerville Ranchos, is 4.0%, lower than in 61% of the 4,226 measured US cities.
Employment across Douglas County, NV, which contains Gardnerville Ranchos, grew 1.4% over the past year, to 24,049 employed residents.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Income of new arrivalsDouglas County, NV’s figurefiling years 2022–2023 | $144,692 | 98th percentileof 4,101 | filing years 2022–2023 |
| Income of those who leftDouglas County, NV’s figurefiling years 2022–2023 | $151,077 | 99th percentileof 4,101 | filing years 2022–2023 |
| Median household income ±$9,5142024 ACS 5-Year | $87,785 | Top 26%of 29,223 | 2024 ACS 5-Year |
| Per capita income ±$2,7292024 ACS 5-Year | $41,141 | Top 30%of 31,420 | 2024 ACS 5-Year |
| Poverty rate ±4%2024 ACS 5-Year | 9.7% | Top 46%of 31,773 | 2024 ACS 5-Year |
| Average commute ±2.9 min2024 ACS 5-Year | 31.2 min | Bottom 29%of 31,543 | 2024 ACS 5-Year |
| Bachelor's degree or higher ±3%2024 ACS 5-Year | 23.5% | Top 43%of 31,919 | 2024 ACS 5-Year |
| Drove alone to work ±4%2024 ACS 5-Year | 81.6% | 65th percentileof 31,433 | 2024 ACS 5-Year |
| EmploymentDouglas County, NV’s figureJuly 2026 | 24,049 | Bottom 29%of 4,226 | July 2026 |
| Employment change (3 years)Douglas County, NV’s figureJuly 2026 | +8.9% | Top 1%of 4,226 | July 2026 |
| Employment change (year over year)Douglas County, NV’s figureJuly 2026 | +1.4% | Top 12%of 4,226 | July 2026 |
| Labor forceDouglas County, NV’s figureJuly 2026 | 25,053 | 29th percentileof 4,226 | July 2026 |
| Labor force participation ±5%2024 ACS 5-Year | 76.0% | Bottom 42%of 31,513 | 2024 ACS 5-Year |
| Public transit to work ±0.4%2024 ACS 5-Year | 0.0% | 1st percentileof 31,433 | 2024 ACS 5-Year |
| Unemployment change (year over year)Douglas County, NV’s figureJuly 2026 | −0.3% | Top 38%of 4,226 | July 2026 |
| Unemployment rateDouglas County, NV’s figureJuly 2026 | 4.0% | Top 39%of 4,226 | July 2026 |
| Worked from home ±3%2024 ACS 5-Year | 9.0% | 56th percentileof 31,433 | 2024 ACS 5-Year |
Median household income, successive ACS releases
The Bureau of Labor Statistics publishes city-level labor data only for places of 25,000 or more. This is the figure for Douglas County, NV, which contains this city.
44% of students met the state standard in mathematics and 52% in reading, across the schools here that reported results.
There are 17.6 students for every full-time teacher across 3 public schools, more than in most measured places.
| School | District | Students | Per teacher | Math | Reading |
|---|---|---|---|---|---|
| Pau Wa Lu Middle School | Douglas | 460 | 19.2 | 31% | 50% |
| C. C. Meneley Elementary School | Douglas | 363 | 16.5 | 55% | 49% |
| G. L. Scarselli Elementary School | Douglas | 305 | 16.9 | 52% | 58% |
40.3% of students here are eligible for free or reduced-price lunch. That describes the circumstances families arrive with, not how the schools perform, so it is shown and not scored.
Public schools only, from the NCES Common Core of Data, placed by ZIP code — which schools are in this place, not which one a particular address is zoned for. A dash in a proficiency column is a gap in the federal file, not a bad result. Proficiency is measured against Nevada’s own standard, so it is ranked within state. How to read school figures.
Housing & affordability
How it’s calculated — housing affordability →The Federal Housing Finance Agency’s house price index for the non-metropolitan parts of Nevada is up 37% over five years, and up 4.7% over the last year. It follows repeat sales of the same homes, so it measures price change rather than which homes happened to sell.
Homeowners here who pay a tax bill pay a median of $1,905 a year in real estate taxes, about 0.39% of the median home value.
HUD’s Fair Market Rent for a two-bedroom, set near the 40th percentile of recent new leases, is $1,605, close to the $1,533 tenants already here pay.
At HUD’s Fair Market Rent of $1,605 a month for a two-bedroom, keeping rent to 30% of income takes a household income of about $64,200 a year, about 73% of the median household income here of $87,785.
The typical renter household here spends 25% of its income on rent, below the 30% threshold at which a household is considered cost-burdened. Median gross rent runs $1,533 a month.
A median home at $486,000 costs 5.3 times the median income of its owner-occupied households, $91,710, well above the historic benchmark, at a level conventionally described as seriously unaffordable.
The figures above are measured against Gardnerville Ranchos’s median household income of $87,785, which describes the place rather than you. Enter your own and the ratio is recomputed against it. It stays in this browser.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Home price change (1 year)the non-metropolitan parts of Nevada’s figure2026 Q2 | +4.7% | 75th percentileof 4,154 | 2026 Q2 |
| Home price change (5 years)the non-metropolitan parts of Nevada’s figure2026 Q2 | +36.5% | 34th percentileof 4,154 | 2026 Q2 |
| Home price change (10 years)the non-metropolitan parts of Nevada’s figure2026 Q2 | +106.5% | 71st percentileof 4,154 | 2026 Q2 |
| Home price to income ±0.62024 ACS 5-Year | 5.3 | Bottom 7%of 26,815 | 2024 ACS 5-Year |
| Homeownership rate ±5%2024 ACS 5-Year | 81.1% | 61st percentileof 31,717 | 2024 ACS 5-Year |
| Housing units ±2742024 ACS 5-Year | 4,969 | 88th percentileof 32,177 | 2024 ACS 5-Year |
| Market rent, one bedroomFY2026 | $1,291 | Top 44%of 4,072 | FY2026 |
| Market rent, three bedroomFY2026 | $2,232 | Bottom 48%of 4,072 | FY2026 |
| Market rent, two bedroomFY2026 | $1,605 | Top 46%of 4,072 | FY2026 |
| Median gross rent ±$1572024 ACS 5-Year | $1,533 | Bottom 19%of 23,120 | 2024 ACS 5-Year |
| Median home value ±$15,1512024 ACS 5-Year | $486,000 | 88th percentileof 29,111 | 2024 ACS 5-Year |
| Median property taxes ±$952024 ACS 5-Year | $1,905 | 54th percentileof 26,440 | 2024 ACS 5-Year |
| Owner household income ±$10,1412024 ACS 5-Year | $91,710 | Top 35%of 27,548 | 2024 ACS 5-Year |
| Property tax rate ±0.02%2024 ACS 5-Year | 0.39% | 5th percentileof 20,543 | 2024 ACS 5-Year |
| Rent as a share of income ±6%2024 ACS 5-Year | 25.0% | Top 33%of 22,950 | 2024 ACS 5-Year |
| Seasonal and second homes ±282024 ACS 5-Year | 20 | 72nd percentileof 32,330 | 2024 ACS 5-Year |
| Second homes2024 ACS 5-Year | 0.4% | 55th percentileof 31,895 | 2024 ACS 5-Year |
| Vacancy rate2024 ACS 5-Year | 2.3% | 22nd percentileof 31,769 | 2024 ACS 5-Year |
| Vacant housing units ±892024 ACS 5-Year | 132 | 71st percentileof 32,330 | 2024 ACS 5-Year |
These measures come from the same ACS release as the income they are compared with. They compare housing cost with local earnings only: transport, groceries, healthcare, insurance and taxes are not in them. How to read affordability, the two rent figures.
Growth & development
How it’s calculated — growth →Development Momentum
An AreaProfile calculation combining permit volume per resident, its direction over one and three years, population change and employment growth. Permit volume alone is not the measure.
New construction is predominantly single-family: of 220 units permitted over the past twelve months, none were in buildings of five or more homes. The multifamily share is published for Douglas County, NV, which contains Gardnerville Ranchos, rather than for Gardnerville Ranchos alone.
Federal tax returns show Douglas County, which contains Gardnerville Ranchos, gained about 0.8% of its residents through moves within the US in the most recent year, counting those who arrived against those who left. Households that moved in reported an average income of $144,692, close to the $151,077 of households that moved out.
At 4.4 permitted units per 1,000 residents, building activity is above the median for measured US cities. The permit rate is published for Douglas County, NV, which contains Gardnerville Ranchos, rather than for Gardnerville Ranchos alone.
People moving in and out
Where newcomers came from
- Carson City, NV 445 people · 14% of arrivals
- El Dorado County, CA 332 people · 10% of arrivals
- Washoe County, NV 330 people · 10% of arrivals
- Lyon County, NV 148 people · 4.7% of arrivals
- Clark County, NV 113 people · 3.6% of arrivals
Where people who left went
- Washoe County, NV 448 people · 16% of departures
- Carson City, NV 437 people · 15% of departures
- El Dorado County, CA 226 people · 8.0% of departures
- Lyon County, NV 190 people · 6.7% of departures
- Clark County, NV 73 people · 2.6% of departures
Based on the address on federal tax returns, compared with the same filers a year earlier. It counts people who file, and sees a move only when the address on a return changes. Domestic moves only: people arriving from abroad are left out. This is the figure for Douglas County, NV. IRS Statistics of Income, filing years 2022–2023.
The Census Bureau's Building Permits Survey lists only jurisdictions that issue their own permits, and Gardnerville Ranchos, NV is not one. This is the figure for Douglas County, NV, which contains this city.
Weather & climate
3 of the twelve months have a normal average temperature between 55°F and 80°F. July averages a high of 80°F and January a low of 18°F.
Normal annual precipitation is 20.5 inches.
Air quality measures a median index of 22, in the Good band, and no day in the year passed 100.
Precipitation
| Metric | Value | Source period |
|---|---|---|
| 90th percentile air quality index2024 calendar year | 50 | 2024 calendar year |
| Annual precipitation1991-2020 Normals | 20.5" | 1991-2020 Normals |
| Average January low1991-2020 Normals | 18°F | 1991-2020 Normals |
| Average July high1991-2020 Normals | 80°F | 1991-2020 Normals |
| Comfortable months1991-2020 Normals | 3 | 1991-2020 Normals |
| Days above AQI 1002024 calendar year | 0 | 2024 calendar year |
| Median air quality index2024 calendar year | 22 | 2024 calendar year |
| Seasonal temperature swing1991-2020 Normals | 31°F | 1991-2020 Normals |
Air quality
Climate figures are thirty-year normals, not current conditions. Air quality is measured by EPA monitors and published by county only where a monitor sits; a county without one shows nothing rather than an estimate, and a county reading is still the county’s. How to read climate and air quality.
Physical risk
The hazards accounting for most of this area's expected annual loss are earthquake, inland flooding and wildfire, with earthquake alone responsible for 41% of it.
Low or minimal exposure: winter weather, avalanche, lightning, volcanic activity, hail, strong wind, tornado, cold wave, coastal flooding, tsunami, ice storm, hurricane.
Hazard ratings are AreaProfile calculations derived from the FEMA National Risk Index v1.20.0 (December 2025). FEMA publishes at county level. City values are the population-weighted mean of the counties the city overlaps, using AreaProfile place-to-county land-area weights. FEMA does not endorse this presentation. Higher physical resilience means lower exposure.
These are deaths, not offenses — they say nothing about burglary, theft or assault.
Douglas County has a modeled homicide rate of about 3.1 per 100,000 residents a year, because the CDC suppresses counts this small, near the middle of counties measured. The CDC does not publish this below county level.
Firearm deaths of all intents run at about 14.0 per 100,000 — more than the homicide rate, since the figure counts suicides and accidents as well as homicides.
Drug overdose deaths run at about 13.5 per 100,000 residents in Douglas County.
Firearm deaths count every intent together, and nationally the majority are suicides rather than homicides, so the firearm figure and the homicide figure above it count some of the same deaths twice over. They overlap and should not be added together.
Death rates are crude rates — deaths divided by population, not adjusted for age — except where a count was too small for the CDC to publish and it modeled the rate, which the card marks. They come from provisional death certificate records, published by the CDC by county and not below it. So they describe the county around Gardnerville Ranchos (Douglas County) rather than Gardnerville Ranchos itself. They are shown and not scored. How to read death rates.
What this profile does not cover
Each of these is absent for a reason, not by oversight. The Area Score is calculated without them; the weighting is on the methodology page.
- Reported crime
- Offenses reported to police are published by department rather than by town, so AreaProfile shows a rate only on city profiles, and only where that city’s department submitted every month of a year. Either no municipal department reports for this place — many smaller communities are policed by the county — or its department did not report every month of the year. Either way there is no figure to show. A partial year is never scaled up to look complete, and arrest counts or news volume are never substituted for it.
- Cost of living
- Price parities are published for metropolitan areas, and this place lies outside one.
- Taxes
- Income and sales taxes are not published: no source covers them nationally with a method open enough to check. Property taxes are shown in the housing section but are not part of the score. Cost of living is published where the Bureau of Economic Analysis measures it, though not for this place. Nothing here is individualized tax advice.
- Anything about a specific address
- Every figure describes an area, not a street or a house.
Access
4 major airports lie within 100 miles, the nearest Lake Tahoe at 13 miles.
| Metric | Value | Compared nationally | Source period |
|---|---|---|---|
| Broadband access ±3%2024 ACS 5-Year | 91.7% | Top 41%of 31,588 | 2024 ACS 5-Year |
| Distance to major airportNASR current cycle | 13 mi | Top 37%of 4,226 | NASR current cycle |
| Major airports within 100 milesNASR current cycle | 4 | Bottom 38%of 4,226 | NASR current cycle |
| No internet access ±3%2024 ACS 5-Year | 6.7% | Top 46%of 31,588 | 2024 ACS 5-Year |
| Airport | Code | Distance | Longest runway |
|---|---|---|---|
| Lake Tahoe | TVL | 13 mi | 8,541 ft |
| Reno/Tahoe Intl | RNO | 42 mi | 11,001 ft |
| Reno/Stead | RTS | 54 mi | 9,000 ft |
Airport identity, position and runway data come from the FAA. “Major airport” is an AreaProfile classification — a public-use civil airport with a paved runway of at least 8,000 feet — not an FAA hub designation. Distances are straight-line, not driving distance.
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Similar places
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Data & methodology
| Used for | Source | Source period |
|---|---|---|
| Access | Federal Aviation Administration Airports (NASR) — Aeronautical Data Delivery Service | NASR current cycle |
| Physical risk | Federal Emergency Management Agency National Risk Index | National Risk Index December 2025 (v1.20.0) |
| Demographics, Income | Internal Revenue Service, Statistics of Income Division U.S. Population Migration Data (county to county) | filing years 2022–2023 |
| Climate | NOAA National Centers for Environmental Information U.S. Climate Normals 1991–2020 (Monthly) | 1991-2020 Normals |
| Jobs | U.S. Bureau of Labor Statistics Local Area Unemployment Statistics | July 2026 |
| Development | U.S. Census Bureau Building Permits Survey | 12 months ending July 2026 |
| Access, Demographics, Housing, Income, Jobs | U.S. Census Bureau American Community Survey 5-Year Estimates (Table-Based Summary File) | 2024 ACS 5-Year |
| Safety | U.S. Centers for Disease Control and Prevention, National Center for Health Statistics Provisional county-level mortality by intent | March 2025 to February 2026; May 2025 to April 2026 |
| Schools | U.S. Department of Education, National Center for Education Statistics Common Core of Data and EDFacts assessments | 2018-19 school year; 2024-25 school year |
| Housing | U.S. Department of Housing and Urban Development, Office of Policy Development and Research Fair Market Rents | FY2026 |
| Climate | U.S. Environmental Protection Agency, Air Quality System Daily Air Quality Index by county | 2024 calendar year |
| Housing | U.S. Federal Housing Finance Agency House Price Index (traditional, all-transactions) | 2026 Q2 |
| Current conditions | NOAA National Weather Service National Weather Service current conditions | Live observation, read when the page opens |
Profile recalculated October 8, 2026. Recalculation is not the same as new source data — each figure above shows the period its source actually covers. Read the full methodology, or every source with how often each updates.
ZIP codes in Gardnerville Ranchos
1 ZIP areaEvery ZIP area in Gardnerville Ranchos with census figures of its own, largest first. The ones linked below diverge enough from the city as a whole to carry a full profile; the rest track Gardnerville Ranchos closely, so their figures are here rather than on a page that would repeat this one. An Area Score is calculated for published profiles only, which is why it is blank on those rows.
| ZIP | Population | Median household income | Median home value | Area Score |
|---|---|---|---|---|
| 89460 | 14,534 | $92,292 | $501,700 | — |