Are Utility Challenged Lots the same as Zombie Lots?

They are considered to be the same, however the term "Zombie Lots" was originally used in order to state the seriousness of what has gone on too long. It was used to describe legally platted residential parcels that remained "alive" on the property tax rolls but had remained vacant and largely unusable for decades due to development challenges. I often say "Alive on the tax roles, but physically unusable in reality." The term was intended to draw attention to a problem that many people were unaware existed. As our discussions with county officials, planners, engineers, and other stakeholders progressed, we have adopted the term "Utility-Challenged Lots" instead which more accurately describes the underlying issue, that these are residential lots where  required utility or infrastructure requirements create significant barriers to development that no one is able to overcome on their own.

Today, Utility-Challenged Lots is the preferred term used throughout this website because it focuses on the challenge rather than labeling the property itself. Although you may still hear longtime members or older news articles refer to Zombie Lots, both terms generally refer to the same properties.

Why Doesn't the County or Utility Companies Provide The Infrastructure?

This is one of the questions we hear most often, and the answer is more complicated than many people realize.

Public infrastructure such as water lines, sewer systems, roads, drainage improvements, and electrical service can cost millions of dollars to design, permit, and construct.

Nye County does not have unlimited funding to install infrastructure throughout every undeveloped neighborhood, and the town of Pahrump is unincorporated as well, limiting any potential funding. County officials must balance many competing priorities, including roads, public safety, parks, flood control, and other community needs. 

The PUCN (Public Utility Commission of Nevada) oversees utility companies for their servicing areas. Under Rule 9 administered through their authority, utility companies are to provide a service for infrastructure that the owner/builder must pay for on their own.

Since neither the County nor the Utility companies can simply step in and build the needed infrastructure and owners are priced out of the concept, this is one reason our group is focused on exploring practical solutions that may help property owners make reasonable use of their land while protecting public health, conserving water resources, and working cooperatively with local leaders.

Didn't Property Owners Have a Responsibility to Do Their  Due Diligence?

Purchasing real estate should always involve due diligence whereby buyers should investigate zoning, utilities, access, restrictions, and other factors before purchasing property. However, the situation surrounding the Utility-Challenged Lots is more complex. Many owners did not purchase their lots recently. Some inherited them, while others bought decades ago under different circumstances, before today's development standards and utility requirements were in place. Others acquired them through estate sales, tax sales where there were no disclosures, or through private transactions where the dream was sold with statements from the seller that were not always true.

In addition, obtaining clear and complete information has not always been straightforward. Understanding whether a particular lot can realistically be developed may require contacting multiple agencies, utility providers, and reviewing regulations that many first-time land buyers would not know to research.

Our group encourages every buyer to perform thorough due diligence before purchasing any property. At the same time, we also recognize that many existing owners want to understand their options and work toward practical solutions for properties they already own.

Why Don't Owners Join Together to Get a Community Well and Septic?

While the idea sounds like a good idea it is much more complicated in practice.

Many Utility-Challenged Lots are owned by individuals who live in different cities, states, and even different countries. Some owners inherited their property, some purchased it decades ago, and others bought through tax sales or private transactions. Coordinating hundreds or even thousands of unrelated property owners into a single infrastructure project can be extremely difficult. If neighboring owners can be found, some may not speak English, or may have passed away, or they do not understand and feel it's a scam, or heirs may not even be aware of what's happening, and others simply don't care anymore, won't answer mail, phone calls, etc.

Even if neighboring owners can be located and are interested, a community well and septic systems require much more than simply drilling a well or installing a septic system. Such projects typically involve engineering, permits, water rights with relinquishment to the state of Nevada, easements, drilling and installs, long-term maintenance, legal agreements, financing, ongoing maintenance, management plus financial obligations that need to be a joint venture.

In addition, many Utility-Challenged neighborhoods are spread over large geographic areas.  Some neighborhoods may eventually find that a community utility system is a practical solution. However, every area is different, and what works in one location may not be feasible in another. 

Depending on the location and circumstances, those solutions may be possible once all owners can start working together once they are allowed to live on their own land. After all neighbors usually watch out and connect with their neighbors.

This is why our group believes it is important to explore a variety of possible solutions rather than relying on a single approach that is not possible in today's times such as conservation-based technologies, alternative utility systems, or other options developed in cooperation with county officials.

Can I camp or live in an RV on my lot?

The following is taken directly from the County's website https://www.nyecountynv.gov/m/faq?cat=16 

Recreational Vehicle, Temporary Seasonal Use: A recreational vehicle within all residential zoning districts shall be allowed as a temporary, seasonal use for a maximum of one hundred twenty (120) calendar days per calendar year without a temporary use permit. Occupancies exceeding seven (7) consecutive days shall require connection to an approved permanent wastewater disposal system (i.e., individual septic system or public sewer system) and an approved permanent water supply (i.e., private domestic well or public water system).

Will these lots ever become buildable?

While no one can guarantee what the future holds, there is reason for optimism. Nye County is currently exploring an Overlay Ordinance that, "IF" adopted, could allow qualifying property owners to request approval to use alternative off-grid utility systems on certain Utility-Challenged Lots. The proposed Overlay would not replace the existing VR zoning. Instead, it would serve as an additional layer of zoning that would allow qualifying owners to use approved alternative utility systems until conventional infrastructure becomes available. Therefore, if water, sewer, and other required utilities are ever extended to these neighborhoods in the future, the underlying VR zoning will resume for anyone under the Overlay zoning. The overlay would no longer apply, and such property owners would be required to comply with the standard development requirements, including connecting to available public infrastructure where required. 

How Do I Know If My Property, or a Lot I'm Interested in, is a Utility Challenged Lot?

The best way to find out, is to contact the Planning Department at 775-751-4241 to see what your property is zoned for, in order to know what is required of you.

In addition to that, it is important to contact the Utility Companies involved, in order to see if Water & Sewer lines are available for you to connect to. Great Basin Water Company is the source to contact for their form to inquire about available water and sewer. You can reach them at 775-727-5941. Although GBWC has been sold to California Water Service Group who will be taking over all business and the servicing areas starting in September 2026. 

What Solutions Is Pahrump Vacant Land Owners Advocating For?

Pahrump Vacant Land Owners is committed to exploring practical, responsible solutions that help make Utility-Challenged Lots more usable while protecting public health, safety, and the environment. Rather than advocating for a single solution, we believe different areas may require different approaches. Our goal is to work cooperatively with county officials, utility providers, engineers, health agencies, and property owners to identify solutions that are both realistic and sustainable.

Some of the ideas that have been explored include:

• Allowing alternative utility systems where appropriate and permitted.
• Encouraging water conservation through innovative technologies.
• Supporting engineered wastewater solutions that protect public health.
• Considering pilot programs to evaluate new approaches before wider implementation.
• Pursuing grants and other funding opportunities where available.
• Supporting future infrastructure improvements when they become practical and financially feasible.

Our group does not advocate lowering health or safety standards. Instead, we seek solutions that comply with applicable laws and regulations while recognizing that traditional infrastructure may not be achievable in every location. We encourage thoughtful discussion, informed decision-making, and collaboration so that responsible options can be explored for the benefit of both property owners and the community.

Why Does This Matter to the Entire Community?

This issue affects more than just Utility-Challenged Lot owners.

• Responsible solutions can help revitalize long-vacant neighborhoods.
• Responsible development can strengthen the local tax base.
• Additional housing opportunities support local businesses and create jobs.
• Encouraging water-conserving technologies can benefit the entire community.
• Allowing owners use of their own land can help stop illegal dumping, trespassing, and unauthorized camping.
• Solving long-standing challenges strengthens Pahrump for future generations.

Responsible land use, property rights, expanded housing opportunities, economic growth, water conservation, and increased tax revenue from improved properties can all benefit our community.

If you believe these goals are worth pursuing, we invite you to follow our progress, share information, and support practical solutions that can benefit both property owners and the entire Pahrump community.