Where is Cowboy Country
Cowboy Country is the northern top of Nevada and is rich with the history of early settlers who passed thru this territory on their way to California. This is also one of the ‘big ranching’ areas in our state.
Who is selling the land?
The land listings here are for sale by owner and come with EZ owner terms, including low down payment and low monthly payments.
What type of land are you offering?
All parcels being offered are unimproved acreage land parcels. Generally, the land parcels in our listings are considered ‘Residential Property’ or ‘Recreational’ property’ and County regulations allow for a dwelling to be installed on the property. Property photos in some listings are of the actual property being offered; and, in some listings, the photos may be of the general area or be generally representative of the type of property being offered and may not be of a specific parcel. If you would like clarification about this on a specific property, please ask us.
How big is the land?
A square 10 acre parcel is 660′ X 660′ (1/8 mile square). A rectangle 20 acre parcel is 660′ X 1320′ (1/8 mile X 1/4 mile). A square 40 acre parcel is 1320′ X 1320′ (1/4 mile square). If you walk around a 40 acre parcel, you’ve walked 1 mile.
What are the roads like?
Some of the land parcels have frontage on a gravel, graded or dirt road and other land parcels are set back from the road; and, roads to some parcels have not yet been graded.
Will I need a 4WD vehicle to get to my property?
Most of our properties can be accessed by a 2WD vehicle. Access to a few properties will require a 4WD vehicle.
Can I put an RV, camper or mobile home on my property?
Each County has different regulations for camping use and permanent residential use. You would need to check with the County where the parcel you are interested in is located.
Is there electricity or other utilities to the parcels?
Rural Nevada properties are usually off-grid and electric lines are not at the parcel. Property owners use propane which is usually delivered to you at your property. You can also use alternative power sources.
What are the alternative sources for power?
The combination of propane & solar has become popular with residents. With your propane system, you can also use a propane generator to supply extra power.
How do I get water on my property?
Many of our properties are located near community water wells. You can get all the water you want for a very small fee. And if you want to eventually have a water well installed on your property, we can provide you with the names of local water well drilling companies.
What type of sewer is available on the property?
Property owners have a septic tank installed on their property and you would apply to the County for a septic tank permit.
Is telephone service available?
Cell phones are used in most areas where the properties are located.
Who owns the mineral rights?
Out here in the West, these are often owned by the Government, railroad or another entity. Property owners often can purchase these and a title company can advise you as to their status.
How is the property zoned?
Parcels are zoned residential or agricultural. Zoning uses includes: residential, ranching, livestock, camping, recreational & hunting uses (with the proper hunting license).
Pilot Mountain
Pilot Mountain is a massive mountain range on the east side of the Montello Valley, in Elko County, Nevada.
Pilot Peak is 10,716 feet high.
During the great wagon train migrations west, the travelers could see the huge mountain range many days before they would finally reach it. Growing larger and closer day by day, the wagon train immigrants would use this large mountain as their ‘pilot’ and traveled directly toward it, knowing there was a large water spring next to the mountain. Here they watered their livestock and restocked their own water supply.
Pilot Mountain continues to greet travelers crossing into Nevada, heading west, just as it did 150 years ago.
Juniper Ranch
Juniper Ranch is a very scenic area in the Montello Valley. It is located up in the foothills of Murdock Mountain.
These foothills are covered with evergreen trees and have beautiful home sites and camping sites.
Juniper Ranch is approximately 5 miles west from the small country town of Montello.
Mark Twain & Unionville
In July 1861, at 25 years old, Mark Twain left Missouri and headed west by stagecoach with his older brother Orion, who was just appointed Secretary of the Nevada Territory.
Mark Twain came to Unionville, Nevada in 1861 to look for silver. He actually thought he would find silver pieces just laying around on the ground, which of coarse, was not the case. There was only one thing between Mark Twain and the silver – a shovel. Not wanting to become involved with such physical work, he finally left Unionville for Virginia City, Nevada to work for the Territorial Enterprise newspaper.
Mark Twain would later write the book ‘Roughing It’ and tell of his experiences and tall tales of his time in Unionville, Nevada.
What about Crescent Lake?
Crescent Lake is a seasonal, shallow body of water and is located approximately 2 miles southeast from the small country town of Crescent Valley, Nevada. During the winter, the lake attracts migratory wild ducks. Usually by late spring/early summer, the lake is dry and the ducks have left. While the lake is dry, a person can walk from one side of the lake across to the other side.
What is the Forest Service Wilderness Area?
The Forest Service Wilderness Area is land which is administered by the Bureau Of Land Management (BLM) and is federal land. The BLM land is generally open for public recreational use, which includes hiking, horse back riding, ATV’s, etc and hunting (with the proper license). The BLM land covers huge areas all over Nevada. In fact, private land (such as the land parcels contained in our listings) make up only approximately 13% of the entire state of Nevada. Most of the land in Nevada is not available for purchase. When a private land parcel joins up to the Forest Service Wilderness Area, it is considered to have added value. If you purchase a land parcel which joins up to the BLM, you will have hundreds of additional acres out your back gate to use for recreation.
Can I build on my property?
All real properties need varying amounts of improvements before a structure can be built. Terrain, location of utilities, removal of vegetation, zoning and other location specific details will apply to each parcel. You are advised to visit the property you are interested in to determine if it is suitable for your specific plans and to contact the County for answers to any questions which you may have. Property owners apply to the County for a building permit. There are no time limits to build or to improve your property. Some property owners just ‘hold’ their land for future use or with the plan to build later.
Are there any POA's (Property Owner's Associations) or HOA's (Home Owner's Associations)?
No.
Can I keep horses and other livestock on my property?
Yes, and you will have some of the best mountain and valley open range riding trails to be found anywhere.
Can I fence my property, build a barn and have chickens?
Yes, yes and yes.
What kind of wildlife are in the area or on the property?
Mule deer, antelope, chukar partridge, sage hen and quail. Some areas will have elk and mountain goats. Reservoirs and lakes may also have wild ducks in the winter. You may see wild horses on or in the area of your property.
Is there fishing in the area?
Yes. Our properties are located near State Recreation Areas and National Wildlife Refuges where you will find huge lakes & big reservoirs. Fishing is great in Nevada!
Are there shopping malls, beauty parlors & fast food joints near the land parcels?
No. Residents drive into town to get their supplies.
Is life here slow paced where neighbors still wave and say "howdy"?
Oh yes.
How much are the property taxes?
Nevada land taxes are among the lowest in the Nation. You can find the current yearly property tax amount at the bottom of each property listing.
What is the weather like?
We have a four season climate, with fresh, clean, crisp air. We have snow in the winter and temperatures can rise during the day in the summer, but drop to the 50’s by early morning.
PURCHASING PROPERTY: DUE DILIGENCE
What is Due Diligence? This is the most important part of your purchase transaction. As with any transaction, please use due diligence. You should be sure that the property which you are interested in is the right property for you. This is where you do your research and ask questions before purchasing. We can help you with some of your questions, and with other questions, you may want to contact the County where the property is located. We also urge you to visit the property before making a decision to purchase. All of the information contained in these listings has been gathered from sources deemed to be reliable and is believed to be correct, but can not be guaranteed by the seller. Buyer should verify or obtain any information they deem to be important, with independent outside sources, which they deem to be reliable. We make no guarantee, expressed or implied, as to the condition, location, accessibility, terrain or information contained in the listings. All property is sold “as is”. All parcels are subject to prior sale, withdrawal from market or a change in price and terms without prior notice.
How do I visit the property?
Just ask and we will provide you with the area maps, parcel map and driving directions to the property of your choice. We will place a ‘hold’ on the property for you while you make your inspection trip.
Do you charge any 'document' or 'processing' fees?
No. You are not charged any extra fees. You only pay for the property. We take care of the paper work for you.
Who is qualified to purchase?
Everyone of legal age. No credit nor qualifying is needed. The down payment is all you need to purchase a land parcel from us.
What purchase options do you have?
Please click on “our EZ purchase plans” above to see our purchase plans.
I'm ready to purchase a parcel of land. What do I do next?
All properties are offered for sale by owner. When you are ready to purchase a property, just click on the “Buy Now” button on the listing of the property you want and you can make your down payment with PayPal. A PayPal account is not required, and you can use either a debit or credit card. Or, you can mail your down payment check or money order to us. After you make your down payment, we will send you all the necessary purchase documents.
How do I pay?
You can click on the “Buy Now” button on any property listing; or, you can see other purchase options in the top tab ‘our EZ purchase plans’ and then you can pick the option which is best for you. Payments can be your personal check, money order, bank check, debit or credit card or PayPal. We also accept Visa, MasterCard, American Express and Discover credit or debit cards.
Can I pay my property off early?
Yes, you can pay off your land at any time. There is never a pre-payment penalty. We will send you your Deed upon final payment.
Please use this FAQ page as a general guide. For any specific questions about a particular property, please contact us or the appropriate County agency for the current information or regulations.
Buyer to verify all information.
