A Carson City Address on a Douglas County Parcel: What 89705 Doesn't Tell New-Home Buyers
October 8, 2026
October 8, 2026
Coco Drive is south of the Carson City line, near US-395 and Jacks Valley Road. D.R. Horton is selling new homes there in a community called Artemis, priced from $552,990. Every listing shows the same mailing address: Carson City, NV 89705. The Douglas County Assessor's record for a single-family home on the same street at 1313 Coco Drive also says "Carson City, NV 89705." The same record puts the parcel in Douglas County tax district 500, in a subdivision recorded as "NO DOUGLAS CO RES UNIT 2 PH 1B."
The address tells the post office where to deliver mail. It doesn't tell you which government taxes the home, who handles the sewer, or which market report covers it. If you're comparing new construction with resale in the Carson City area, you need to know that before you compare prices.
A builder page describes a home to someone shopping for one. An assessor page describes it to the government that taxes it. For the Coco Drive parcel above, the Douglas County record lists:
The Assessor uses a separate code, district 350, for the Indian Hills General Improvement District. The Coco Drive parcel isn't in that district, so people who use "Indian Hills" loosely for this whole area are blurring two different tax districts. You can look up the codes on the Douglas County Assessor's tax district page.
The Artemis marketing gives another signal. Its school list names Jacks Valley Elementary, Carson Valley Middle and Douglas County High School, all Douglas County public schools. D.R. Horton's other nearby community, Arrow Point at 685 Umbra Way, also uses a Carson City 89705 address. Its map pin is a few hundred feet from the Artemis pin. We didn't verify Arrow Point's parcel record, so check it the same way rather than assuming.
Nevada publishes property tax rates for every taxing unit in a report known as the Redbook. The Nevada Tax Commission certified the fiscal 2026–27 edition on June 25, 2026. Here are the three rates that matter on this stretch of the county line:
| Taxing area, FY 2026–27 | Total rate per $100 of assessed value |
|---|---|
| Carson City | $3.5700 |
| Douglas County general district | $2.8699 |
| Indian Hills GID | $3.6600 |
On district 500 parcels like the Coco Drive home, the rate is $0.7001 per $100 of assessed value below Carson City's, or about 20 percent lower. Indian Hills GID parcels, also in Douglas County, carry a rate slightly above Carson City's. So you can't predict a home's tax rate from the county it's in, let alone the city on its mailing address. You need the parcel's district code. The state's FY 2026–27 rate publication lists every one.
Your actual tax bill on a new build also depends on the assessed value, the new-construction timing and Nevada's abatement rules, so the rate is only one input. This is general information, not tax advice. The county treasurer or a tax professional can estimate a specific bill.
Carson City runs its own municipal water, wastewater and stormwater utilities. Rates for most single-family homes went up 2.9 percent in July 2026. The typical monthly increase was about $1.78 for water, $1.43 for wastewater and $0.22 for stormwater, and the base charge for a 5/8-inch water meter rose to $33.49.
North of the line in Douglas County, Douglas County Public Works lists North County among the areas where it runs sewer systems. The county's adopted schedule sets the sewer charge at $78.71 per equivalent dwelling unit per month for FY2026, effective July 1, 2025. The Carson Water Subconservancy District's 2026 rate report records that as a 5 percent increase and says Douglas County's water rates hadn't changed as of January 1, 2026.
Our research couldn't confirm which utility supplies drinking water to the Coco Drive and Umbra Way lots. Douglas County's list of water-utility service areas doesn't include North County. We also found no official record linking these addresses to Carson City's service area or to the Indian Hills GID water system. A builder's sales office or title company can answer this quickly. Ask in writing, and ask for a sample bill.
Sierra Nevada REALTORS' August 2026 report, built from Northern Nevada Regional MLS data updated September 2, 2026, puts Carson City's single-family median sale price at $587,000 on 49 closed sales. The same report shows 95 active listings, 1.9 months of supply, a median of 15 days to contract and 99.0 percent of list price received. Douglas County's single-family median for August 2026 in that report was $750,000. You can read the full August 2026 report yourself.
The gap between those two figures is why the address matters. If you hold a north Douglas County new build up against the Carson City median, it can look high-priced or like a bargain depending on which yardstick you use. Neither figure was built to describe it. We couldn't find a published MLS rule on whether 89705 homes in Douglas County are counted in the Carson City statistics or the Douglas County ones. When you ask an agent for comparable sales, ask which jurisdiction the comps come from.
Price per square foot adds to this. The August 2026 Carson City median sold price was $335 per square foot. Here's how two new-build listings compare:
| New-build listing, checked Oct. 4, 2026 | Jurisdiction | Price | Size | Approx. $/sq ft |
|---|---|---|---|---|
| 456 Radiant Drive, Artemis | Not verified; builder lists Douglas County schools | $595,990, reduced from $600,990 | 2,311 sq ft | $258 |
| 2032 Hogan Peak St., Cross Creek | Carson City, Lompa Ranch | $601,990 | 1,997 sq ft | $301 |
The two homes are about $6,000 apart in price, but they come from different builders, sit on different lots and may fall in different tax districts. Two listings can't tell you how the whole market prices the county line. They do show that the same price on a "Carson City" sign can buy noticeably different square footage, which makes it worth confirming which side of the line a home sits on before comparing.
The jurisdiction question comes up more often because Carson City's own new-home pipeline is leaning toward attached homes and rentals. Ryder Homes lists Cross Creek, in the Lompa Ranch and Blackstone area, as its only active Carson City community. As of October 4, 2026 it had four homes available from $504,990, with Phase II marked "Coming Soon."
Recent city approvals have mostly gone to other kinds of housing:
So if you want a new detached home that pays Carson City's tax rate and connects to Carson City's utilities, your current options are mostly Cross Creek, with Blackstone Ranch South still at the tentative-map stage. The attached triplex-style homes at Arrow Point, from $389,990, are the lowest entry price among the "Carson City" new builds reviewed here. Confirm which county they're in.
The mailing address shows where your mail goes. The parcel record shows which government taxes the home.
Answer these questions before your earnest money is at risk:
On the new homes along Coco Drive and Umbra Way, the county shows up first on the parcel record, and then on every property tax and sewer bill after you close.
If you're weighing a new build near the Carson City and Douglas County line, Heidi McFadden can pull the parcel records, utility details and jurisdiction-matched comparable sales before you commit. If you already own near the line and are thinking of selling, a free home valuation starts with the same jurisdiction check.
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