Fernley, Nevada Residential Development Land

520 acres positioned for a 2,200-2,300 door master-planned community.

A rare scale opportunity in one of Northern Nevada's active growth corridors, built for investors and developers seeking residential supply near logistics, employment, and Interstate 80 access.

Request Offering Materials View Investment Thesis

520

Gross acres

2,200-2,300

Potential doors

I-80

Regional access corridor

Investment Thesis

Control scale before the next wave of residential demand.

Fernley sits east of Reno along Interstate 80, with regional industrial expansion, warehouse employment, and continued community planning activity shaping demand for housing options at multiple price points.

The 520-acre site offers the kind of contiguous land position that can support phased horizontal development, builder partnerships, rental communities, and long-term land banking within one coordinated vision.

4.2-4.4

Doors per gross acre implied by the current program

Phased

Designed for staged absorption and capital deployment

Northern NV

Residential land near major logistics and industrial activity

Investment Dashboard

Institutional-scale land, clear residential optionality.

Gross Land Position

520 acres Contiguous scale for a coordinated master plan.

Potential Program

2,200-2,300 Future doors subject to entitlements and diligence.

Implied Density

4.2-4.4 Doors per gross acre based on the current program.

Regional Thesis

I-80 Reno-Sparks, USA Parkway, and Fernley corridor access.

Capital Paths

Finished lots Builder takedowns Build-to-rent Land bank

Scroll Narrative

From land control to deliverable residential supply.

Assemble the Platform

Start with 520 acres large enough to support a complete neighborhood strategy instead of isolated lots.

Shape the Plan

Advance a flexible mix of single-family, multifamily, build-to-rent, open space, and neighborhood services.

Sequence Capital

Phase infrastructure and lot delivery so capital is matched to absorption, builder demand, and approvals.

Property Features

A land position with room for a complete neighborhood vision.

Meaningful Scale

520 acres supports a master-planned approach with open space, neighborhood centers, trails, amenities, and multiple product types.

Door Count Potential

Current planning assumptions indicate approximately 2,200-2,300 future doors, subject to entitlement, engineering, utilities, and agency review.

Regional Connectivity

Fernley's position on the I-80 corridor connects residents and employers across Reno-Sparks, USA Parkway, and broader Northern Nevada.

Flexible Exit Paths

Investors can evaluate horizontal development, finished lot sales, build-to-rent, joint ventures, or phased builder takedowns.

Product Mix

Multiple residential paths inside one land position.

Residential Product

3 Bed / 2 Bath Mountain-Style Homes

A neighborhood-scale single-family product can create attainable ownership inventory with a mountain-west aesthetic, garages, xeriscape yards, and phased builder delivery.

Best fit: For-sale neighborhoods and builder takedowns
Investor angle: Lot sales, phased absorption, and long-term land value

Developer & Engineering Packet

Planning materials translate the 520 acres into a readable development concept.

The source packet prepared by Phelps Engineering Services frames Fernley 520 as a planned development in the Southwest Area foothills, organized around single-family villages, a multifamily component, a neighborhood commercial node, public open space, and phased infrastructure.

Project Area 520 acres

Planned development land position in Fernley, Nevada.

Commercial Node ~13 acres

Neighborhood-scale retail, eating and drinking, and service uses centered near park space.

Residential Mix 3 typologies

Single-family dwellings, townhomes or attached dwellings, and apartments or stacked flats.

Roadway Network 6.7 mi

Combined arterial and collector measurements from the roadway overview exhibit.

Land Use Concept

The concept organizes the site into single-family villages, a multifamily component, commercial land, a large public park, and open-space corridors shaped by natural drainageways.

Access, Circulation & Utilities

The packet contemplates access from the Sea Biscuit Drive area, a mix of arterials, collectors, local streets, drainage crossings, and underground utilities within project rights-of-way.

Community Design

Trails, sidewalks, walkways, park frontage, active commercial edges, and non-grid village layouts are used to create a more complete neighborhood pattern.

Source Documents

Engineer and developer exhibits available for due diligence review.

12 pages Concept Review Packet

Objectives, constraints, opportunities, land use concept, circulation, and design precedents.

View PDF 3 pages Planning Base-PD

Site plan exhibits and roadway overview with arterial, collector, local, and service road measurements.

View PDF 1 page Fernley 520 Plot Plan

Overall plot plan exhibit prepared by Phelps Engineering Services for Fernley 520.

View PDF 2 pages Map Exhibits Compiled

Phase and product exhibits covering single-family villages plus multifamily and commercial components.

View PDF 2 pages Bubble Plan with Notes

Developer planning notes and bubble-plan graphics for site organization and refinement.

View PDF

Potential Opportunity Zone Advantage

Long-term investors may be able to shelter qualifying appreciation.

Fernley 520 is publicly identified as being located within a Qualified Opportunity Zone, a federal economic-development designation created to attract long-term private investment into underinvested communities.

10+ Year Hold Potential federal capital gains exclusion

For qualifying investors using a Qualified Opportunity Fund, appreciation on the investment may be eligible for permanent federal capital gains tax exclusion after a 10-year hold.

Tax treatment depends on investor-specific facts, Qualified Opportunity Fund structure, holding period, timing, and current federal guidance. This site is for informational purposes only and is not tax, legal, accounting, or investment advice. Investors should verify Opportunity Zone status and consult their own tax and legal advisors.

Conservative Development Value Path

Each entitlement milestone creates a clearer, more valuable land position.

Modeled future value $108M

Conservative scenario with water rights acquired and final entitlement work advanced.

Current $5.5M

May 2026 estimated value

Engineering $7.5M

Planned development engineering by Dec. 2026

Tentative Map $44M

Entire project and phase map by June 2027

Final Map $88M

Final map stage for approximately 2,200 units plus commercial

Water Rights $108M

750 acre-feet of water rights acquired

Current Status

520 acres with master-planned community density in place.

Value per lot: $2,500
Estimated value: $5.5M

Planned Development Engineering

Engineering work expected to be complete by December 2026.

Value per lot: $3,400
Budget: $750K
Modeled value: $7.5M

Tentative Map

Tentative map for the full project and development phases.

Value per lot: $20,000
Budget: $850K
Modeled value: $44M

Final Map

Engineer-estimated final map stage for roughly 2,200 dwelling units plus commercial land.

Value per lot: $40,000
Budget: $1.2M
Modeled value: $88M

Values are based on the provided conservative development-stage model and should be diligence-tested against final engineering, approvals, water availability, phasing, and market absorption.

Corridor Map

Positioned between residential growth and employment drivers.

City planning resources track active commercial, industrial, and residential development activity. Nearby logistics investment reinforces the need for attainable housing, services, and community infrastructure.

Ask for parcel map and due-diligence files

Satellite Orientation

Fernley, Nevada Regional view. Exact parcel boundary can be added with APN, coordinates, or a parcel file.

I-80 Corridor

Reno-Sparks Access

USA Parkway / Industrial Growth

Offering Snapshot

A concise memo-style view for initial screening.

Asset 520-acre residential development land position

Location Fernley, Nevada, along the I-80 regional corridor

Potential Program Approximately 2,200-2,300 residential doors

Primary Uses Single-family, multifamily, build-to-rent, and mixed-density planning scenarios

Next Diligence Title, zoning path, utilities, access, hydrology, engineering, and agency review

Investment Strategy

Built for institutional discipline, not speculation alone.

Phase 1

Validate

Confirm title, zoning pathway, infrastructure capacity, access, hydrology, and entitlement schedule.

Phase 2

Entitle

Advance a flexible master plan that preserves optionality across for-sale, rental, and mixed-density uses.

Phase 3

Partner

Structure builder takedowns, horizontal development partnerships, or capital stacks aligned to absorption.

Phase 4

Deliver

Release lots and communities in stages while maintaining long-term land value across the remaining acreage.

Why It Matters

Land of this scale can become more than inventory. With the right capital and entitlement strategy, it can become the residential platform for Fernley's next growth cycle.

Market Context

Third-party signals supporting the story.

City of Fernley tracks commercial, industrial, and residential development updates. Fernley's comprehensive plan emphasizes economic development and coordinated growth. Victory Logistics District reflects continuing industrial investment in the Fernley area. IRS guidance outlines Qualified Opportunity Fund rules and the 10-year appreciation exclusion framework. Nevada identifies Opportunity Zones as an economic-development incentive for long-term private investment.

Investor Access

Request the property package.

Share a few details to receive the offering memorandum, parcel materials, planning assumptions, and available diligence files.