1st Advantage MortgageIn Douglas County, Nevada, the typical household earns $90,754 a year and the typical rent is $1,593. Whatever your own numbers, compare written offers on APR, fees and total cost, and verify the lender is licensed in Nevada before sharing details.
On this page
- Who lives in Douglas County
- Housing costs in Douglas County
- Paychecks and income spread in Douglas County
- The Douglas County job picture
- The communities that make up Douglas County
- How Douglas County compares with nearby counties
- Debt-to-income at Douglas County's medians
- Local borrowing considerations for Douglas County
- People and households in Douglas County
- Nevada rules that apply in Douglas County
- Before you sign
- More guides for Douglas County
- Frequently asked questions
Who lives in Douglas County
Douglas County is home to about 49,623 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 7th most populous of 17 county-level areas in Nevada. It covers 711 square miles of land, or about 70 people per square mile. It sits outside every metropolitan statistical area in the July 2023 OMB delineation. Gardnerville Ranchos is the biggest of its 21 Census places, at roughly 12,114 people (24% of the county total).
Housing costs in Douglas County
Median gross rent, utilities included, comes to $1,593 in Douglas County versus $1,597 statewide. Rent takes 30% or more of income for 55% of renter households here. With a median value of $615,400, a typical Douglas County house costs 6.8 times what the median household earns in a year. Owners occupy 79% of homes.
| Home costs | Douglas County | Nevada | U.S. middle county |
|---|---|---|---|
| Median gross rent | $1,593/mo | $1,597/mo | $877/mo |
| Median home value | $615,400 | $435,400 | $185,300 |
| Owners | 79% | 60% | 75% |
| Rent-burdened renters | 55% | 56% | 45% |
| Burdened owners | 32% | 31% | n/a |
| Mobile homes | 6.5% | 5.2% | n/a |
Owners with equity have a second option. Weigh a secured line against an unsecured loan by risk as well as cost before you choose (how they compare). Rent pressure is real here, so run any payment through the debt-to-income calculator before you apply.
Paychecks and income spread in Douglas County
At $90,754, the typical Douglas County household income is 38% above the median U.S. county ($65,681). In the state ranking that is 2nd of 17.
| Band | Douglas County | Compared with Nevada |
|---|---|---|
| Under $35,000 | 18.5% | -2.2 pts |
| $35,000 to $99,999 | 35.7% | -5.1 pts |
| $100,000 to $199,999 | 30.3% | +2.8 pts |
| $200,000 or more | 15.4% | +4.5 pts |
The spread is wide: 46% of Douglas County households make $100,000 or more, and 19% make less than $35,000. The poverty rate is 9.0%, 3 points lower than the state's 12.4%. The Gini index of income inequality is 0.512 (0 is perfect equality). A household earning below the $90,754 median should test any payment carefully; one earning above it should still pick the shortest term it can manage.
The Douglas County job picture
The biggest employer of Douglas County residents, by industry, is education and health care at 17% of workers, followed by arts, lodging and food service (15%). Compared with Nevada, the county leans toward public administration (9% against 4%). The survey's unemployment rate for Douglas County averages 3.0% over 2020 to 2024 (state: 7.0%). About 74% drive to work alone and 19% have trips of 45 minutes or more. 3.3% of households have no vehicle.
| Sector | Douglas County | Compared with Nevada |
|---|---|---|
| Education and health care | 16.6% | -0.5 pts |
| Arts, lodging and food service | 14.7% | -5.0 pts |
| Professional and administrative services | 14.1% | +1.4 pts |
| Retail trade | 11.7% | +0.6 pts |
| Public administration | 8.8% | +4.6 pts |
| Construction | 8.8% | +1.1 pts |
If your hours swing with the season or with overtime, size a loan payment against your base pay, not your best month.
The communities that make up Douglas County
The table lists the 14 largest of 21 Census places in Douglas County, by population. Together all 21 hold about 45,861 people, so roughly 8% of residents live outside any named place. Incomes vary by place: $197,885 at the median in Round Hill Village, $47,054 in Stateline. Rent is cheapest in Gardnerville ($1,241) and steepest in Round Hill Village ($2,092). No Douglas County place has a separate guide yet; this county page serves all 21.
| Place in county | Status | Population (ACS) | Median HH income | Monthly rent | Distance from center |
|---|---|---|---|---|---|
| Gardnerville Ranchos | CDP | 12,114 | $87,785 | $1,533 | 8 mi |
| Johnson Lane | CDP | 6,467 | $121,458 | $1,475 | 13 mi |
| Indian Hills | CDP | 5,527 | $78,278 | $1,496 | 16 mi |
| Gardnerville | CDP | 5,486 | $62,267 | $1,241 | 7 mi |
| Minden | CDP | 3,707 | $99,904 | $1,819 | 9 mi |
| Kingsbury | CDP | 2,209 | $96,250 | $1,769 | 16 mi |
| Ruhenstroth | CDP | 1,682 | $105,281 | n/a | 4 mi |
| Topaz Ranch Estates | CDP | 1,621 | $57,574 | $1,427 | 13 mi |
| Genoa | CDP | 1,284 | $121,981 | n/a | 15 mi |
| East Valley | CDP | 1,283 | $125,417 | n/a | 5 mi |
| Round Hill Village | CDP | 823 | $197,885 | $2,092 | 18 mi |
| Zephyr Cove | CDP | 562 | $139,048 | $1,500 | 18 mi |
| Fish Springs | CDP | 528 | $102,639 | n/a | 4 mi |
| Carter Springs | CDP | 526 | $91,667 | $1,452 | 3 mi |
CDPs are unincorporated communities the Census Bureau defines for counting.
How Douglas County compares with nearby counties
Carson City is closest, 19 miles from center to center; the sixth, Placer County, is 61 miles off. Placer County leads the group on income ($115,998), Carson City trails ($72,355), and Douglas County out-earns 2 of the six. Some neighbors are in California. Lender licensing is state by state, so a loan for a Douglas County resident follows Nevada rules.
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Douglas County | - | $90,754 | $1,593/mo | 79% |
| Carson City, NV | 19 mi | $72,355 | $1,248/mo | 62% |
| Alpine County, CA | 22 mi | $105,521 | n/a | 78% |
| Lyon County, NV | 24 mi | $80,812 | $1,326/mo | 77% |
| Storey County, NV | 37 mi | $93,409 | $1,153/mo | 96% |
| El Dorado County, CA | 50 mi | $108,845 | $1,715/mo | 77% |
| Placer County, CA | 61 mi | $115,998 | $2,069/mo | 75% |
Debt-to-income at Douglas County's medians
Douglas County at the medians, through a lender's eyes (what DTI means):
- $7,563 a month: gross income for a household at the Douglas County median
- Less median rent of $1,593, which is 21% of it
- At 36%, room after rent is $1,130 a month
Two-income households and single earners in Douglas County land in very different places on this math, so run it for your own budget.
Local borrowing considerations for Douglas County
What the Douglas County figures suggest, and what to check first:
- Vehicle repairs. 19% of Douglas County workers commute 45+ minutes, so a breakdown can cost a paycheck. Get two written estimates.
- Benefit income. With half of residents older than 55, lenders often see pension and Social Security income, which counts like wages.
- Six-figure budgets. For the 46% earning $100,000 or more, lifestyle creep, not approval, is the usual problem.
- Tight rental budgets. With 55% of Douglas County renters cost-burdened, test a new payment against a lean month.
People and households in Douglas County
32% of Douglas County adults 25 and older hold a bachelor's degree or more. The uninsured rate is 6.0%, against 11.4% for Nevada.
| Measure | Douglas County | Nevada statewide | Typical U.S. county |
|---|---|---|---|
| Median age | 55.0 | 39.1 | 41.5 |
| Bachelor's or higher | 31.6% | 27.9% | 22.2% |
| No high school diploma | 5.7% | 12.5% | n/a |
| No health insurance | 6.0% | 11.4% | 7.8% |
| No vehicle | 3.3% | 7.0% | 5.4% |
| Work from home | 12.7% | 11.9% | 8.7% |
| Poverty rate | 9.0% | 12.4% | 13.2% |
| Unemployment (ACS) | 3.0% | 7.0% | 4.4% |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 34.2% |
| 15 to 29 min | 29.3% |
| 30 to 44 min | 17.6% |
| 45 to 59 min | 10.5% |
| 60+ min | 8.5% |
Nevada rules that apply in Douglas County
Douglas County borrowers fall under statewide rules, enforced by the Nevada Financial Institutions Division. Federal complaints: consumerfinance.gov. See the Nevada state guide for the statewide picture.
Before you sign
Quick steps for Douglas County:
- Borrow the amount the job needs; extra cash adds interest.
- Ask each lender for the APR and all fees in writing.
- Look the lender up with the state regulator first.
- Ask a Douglas County credit union about member loans.
More guides for Douglas County
The Nevada guide covers the whole state.
Frequently asked questions
What is the median household income in Douglas County?
$90,754 a year in the 2020 to 2024 Census survey, versus $78,260 for Nevada. It ranks 2nd of 17 in the state.
How much is rent in Douglas County?
Median gross rent, utilities included, is $1,593 a month; 55% of renters spend 30% or more of income on it.
Which towns does the Douglas County guide cover?
Every community in the county, unincorporated areas included. The largest of its 21 Census places: Gardnerville Ranchos, Johnson Lane, Indian Hills, Gardnerville, Minden.
Is the fit check different in Douglas County?
No. It is identical everywhere, and it never looks at your neighborhood.
Who do I complain to about a lender in Douglas County?
Start with the Nevada Financial Institutions Division, then the CFPB complaint portal. Keep copies of every message.