How the Pahrump Vacant Land Owners group started and Our Journey.

by Patricia Robb, July 2026

The vacant lot that started it all.

It was in September 2024, when I purchased what appeared to be a perfectly buildable residential lot in Pahrump, Nevada, which sits beside an existing home with water, sewer, and power. Like anyone else, it would appear as though utilities that exist for the neighbor's home would also exist for this lot as well. But I was wrong.

The $356,400 Surprise!

What I discovered led to a mission involving thousands of property owners facing the same impossible situation.

As part of my due diligence, I submitted an inquiry to Great Basin Water Company to confirm water and sewer availability.  Upon receiving their answer back, it was thought to be a human error when the inquiry showed water is available but sewer would require 1,980’ extension. 

Upon asking Great Basin Water Company to please double check, they had the Engineering Manager get back to me (the day after it closed escrow) to let me know that the house next door's sewer line is too shallow to bring over even one lot more, therefore the sewer line would have to come from approximately 5 blocks away. When I asked what that cost was, it was stated that they no longer provide those costs due to price increases, but it was $180/ft for sewer. 

So,  that “would have been” 1,980x$180.00=$356,400 just for the sewer line to be extended, and before connection and engineering fees, etc., not considering costs to build a home with all the permits and requirements for that.

Further communication with the Engineering Manager, referenced that it is the owner/ builder’s responsibility to provide their own utilities per Rule 9, established by the Public Utilities Commission of Nevada who oversees what Great Basin Water Company provides for servicing only.  Rule 9 also states that if another owner builds on their property after someone else paid for the lines, the originating provider will be reimbursed a portion of what they paid when any following owner’s connect to that line. Such reimbursements are good for no more than 15 years.

The next photo is from an owner who sent her response to me from GBWC showing her lot is large enough for septic, but a water line is needed from 8,404 feet away. Since we know that it was $120.00 per linear foot, prior to any rate hikes, that means she would be looking at a total cost exceeding $ 1,008,480. just for the Water line.

Discovering Thousands of Owners Are Affected!

It dawned on me that September of 2024, when I discovered the problem that I encountered must also be what others discovered about their lot also since there is so much vacant land all over different areas of Pahrump. Owners evidently hear one by one that they cannot use their land unless they connect to  utilities that are not there. But it wasn't until February 2025 that something happened which sparked my mission to help others.  As I sat thinking about that situation involving so many others throughout our town, a sudden chill surged throughout my entire being with an inner prompting that said "Do Something!” It wasn't anything audible, but I knew it was something I needed to step up and find other owners affected by this in order to combine our voices for a change long over-do and much needed.

These photos show just some of the areas in blue that are in  VR zoned areas with no utilities, although there are more:

The actual total of  unusable vacant lots affected without utilities in VR zoned areas, is close to 7K properties, with most of those owners living out of the area, and in other states.

Bringing Owners Together... 

I knew I must follow that inner prompting I had that day. It was too much to ignore and I knew I could do so. So I started out by mailing out 3,208 postcards to some of the owners in March of 2025. Slightly over 100 were returned as bad addresses or unknown. A few joined the Facebook group I started to bring us all together, while others called wanting to be updated but do not use Facebook, and others wanted texts with updates or a phone call. And, some don’t text or have a computer. Trying to get information to everyone has been hard to do so, I'm hoping this website will help a bit.

This was the initial postcard sent out the first 3 times.

The second round of postcards was sent a couple of months after the first, and another shortly after the 2^nd round. Some owners have passed away, others may be in a nursing home, some heirs inherited the lots, and others bought from a tax sale auction with no warning what they were buying when they thought they were simply getting a great deal. And of course, there’s others who sell their lots frustrated that they cannot build. Buyers often hear the seller say they just need money, and/or that they've never stepped on the property so they don't really know anything about it, or that they can buy for future speculation. Buyers will even hear that the town is growing with great views, nature, and just an hour from Las Vegas.  All of this means that lots are being passed on to other poor souls, which continues to happen repeatedly and needs to stop. Plus, it's not helping property values or Pahrump's reputation when buyers feel taken by surprise. Properties should be usable and should be worth more each year instead of devaluing every year. Especially for those owners who have paid property taxes for decades with nothing in return. This all became even more reason to form a group of owners for our voices to be heard. October of 2025 it was time to reach out to other owners who had not yet been contacted, to let them know of our mission and group using this postcard.

Once more owners started joining in on Facebook, the momentum gave hope that together we really could make a difference by attending and/or calling into the Board of County Commissioner meetings.  After a few meetings and hearing the commissioners voice their opposition at every single meeting, some of the owners began to withdraw from calling in or attending any longer feeling it was worthless. But a few continue to persevere providing solutions, benefits, correcting Commissioner’s excuses with legal codes, facts, and statutes that matter.

The History:

To understand how this all came about, we need to go back decades where it all began. It was the Rosen Brothers, aka Preferred Equities, who bought 10K acres and subdivided the acreage into lots under a half acre each. These lots were legally approved and platted through the county. Buyers were propositioned with free night(s) hotel stays, gaming coupons, etc., for coming out to Las Vegas where they would be bussed to hear a sales presentation in Pahrump, NV, and the anticipated future development here. Many people felt pressured into buying even if they had to use the financing program offered. Once all lots were sold, the company filed bankruptcy leaving the county to hold the bag, so to speak. You can read about that through this article: https://pvtimes.com/community/the-rosen-brothers-and-the-birth-of-calvada/

At that time when Preferred Equities sold the lots, the zoning was OU for Open Use. Following their bankruptcy, the county later changed the zoning in 2007 for most lots in the north end of town and 2009 for lots more centralized, to VR zoning, known as Village Residential demanding that water and sewer lines must be in place before any building can begin, and the only type of building required is either site built or manufactured homes only. (Personally, I call VR zoning Very Restrictive.)  

Why This Matters & Our Mission

Thousands of legally platted residential lots remain undevelopable because required utility infrastructure was never installed. Property owners continue paying taxes while they cannot  build or use their land. Our mission is to work with Nye County toward practical, lawful solutions that restore reasonable use of these properties while protecting public health and conserving natural resources.

VR - Village Residential Zoning:

The following chart shows how VR zoning works for what the requirements are within it.

What is a Zombie Lot?

The lots affected were originally called Zombie lots once we brought this matter before the Board of County Commissioners. A Zombie lot is a parcel that is alive on the tax roll, but physically unusable in real life, due to the demanding VR zoning. The name given also served to emphasize this as a serious matter which needs to be corrected. Although no one wants to say they own a Zombie lot, so we are now calling them "Utility Challenged lots". 

Why Lawsuits are Not the Answer!

As others in the group's hopes became deflated, discussions turned to owners wanting a Class Action Law Suit, with some wanting to sue the county for regulatory taking, and violation of their property rights, etc. So, a few of us reached out to different attorneys, most of whom did not want to take such case. Some actually said our county is too hard to work with. One said he's retiring so wouldn’t take such case since it would take years and would be very expensive, another said he would take it but there is no contingency and the cost starts at $150K. Once it goes to court, it’s assured the judge will throw it out, since zoning is the law, and judges always side with the law. We could then appeal it to Supreme Court, which by that time we’re looking at it being more like $200K with no guarantee.  Other sources were also sought, but the bottom line is that we would rather see the county work with us. 

Even if a Class Action Lawsuit was to take place and succeed, the county would assuredly go bankrupt causing everyone else's property taxes to increase in order to help the county get back on track after such a loss. No one wants to feel as though they're being penalized simply because the county refused to work with the Utility Challenged vacant lot owners. I don't believe they truly mean to ignore these owners that pay taxes, but according to the law, it is considered as a Regulatory Taking, and other potential violations could be wrapped into such a case as well. Let's just hope it never goes that far. But I can understand why owners are this upset. It's become a real dream killer when you find out you paid for something you cannot use.

Our Rally

After countering every excuse the Commissioners gave through so many meetings, as well as providing evidence of legal findings, etc., it was decided that we needed to rally together for the change we need, which occurred March 21, 2026. Although most owners live out of state, but the few that do live here or nearby were able to attend with cars honking in support for these owners rights to be fully restored. So, it was a good turnout with Pahrump Valley Times, Channel 8 and Channel 13 reporting on it, as well as our local news Channel 25.

Click here to see one of the news media's report:

https://www.youtube.com/watch?v=2Kh35RsGK2Q

Offering Solutions:

A few dedicated owners continue to speak at the different Board of County Commissioner meetings for change. And with each meeting, I keep a summary of who said what with each recording that pertain to our mission for our records.  The commissioners no longer say any excuses any more, since we have proved reality with State findings, other County's Ordinances for Allowing Alternatives, and so much more. Following the April 21, 2026’s BOCC meeting the Commissioners no longer have anything to say as excuses or opposition any longer.

All along we have been proposing for a zone change, or an overlay zoning, to allow owners their right to use their own land with either a Tiny Home or other acceptable home along with Alternative Utilities that exist today. The initial request was for SCL zoning, meaning Super Conservation Lots. Alternative Utilities such as Water Haul, with Rainwater capture, Air-to-Water Generated systems, Solar & Wind power with battery back up, Composting or incinerator toilets, and greywater reuse systems, all equal conservation and does not affect the aquifer for the many residents that depend on that.

Even after proof of other counties allowing alternatives, providing ordinances, amendments, and justification letters, etc., our requests came with a lot of opposition for over a full year.

Not all owners want to use Alternative Utilities and want the infrastructure instead, which is understandable, but unfortunately since nothing has happened to bring in water and sewer lines in decades later, nor does it seem likely to happen anytime soon, something is better than nothing. And paying taxes for a piece of paper does not provide housing. 

The county has suggested that owners should reach out to their neighboring lot owners to see if either wants to sell or if they'd like to work out an arrangement for sharing septic and a well by combining lots together for a larger size. It sounds good, but the reality is that it is not easy and requires more hoops and loops to jump through with agreements, permits, surveys, water rights, drilling, installations, and so much more. A parcel must be close to 1 acre in size for a well, and close to a half acre for septic. Most VR zoned lots tend to range from 8K square feet to 22K square feet. Lots that are large enough for septic on their own must still have a water line to the property in order to build.

Speaking up for your Rights.

There are 5 bundle of property rights, although these owners are only entitled to just one of the 5:

1. The right to possess (it's your property but you can't live on it with the current zoning)
2. The right to use (however you may have a picnic on it, or stargaze per the Planning Department)
3. The right to exclude (when owners can't live on their land, squatters happen)
4. The right to enjoy (this only happens when you can build &/or live on it)
5. The right to dispose (you can sell it, or give it away. The MLS is filled with these lots that no one wants)

You can always call in to add your voice for change. Meetings are held every 1st & 3rd Tuesday of each month for the Board of County Commissioner meeting where you can tell your story and ask for the necessary change.

Benefits for  our proposed solution

Where We're at Today:

Thankfully, as of July 2026, the Planning Department is finally working on an Overlay Ordinance to provide a way for owners of these lots to be able to use their property using Alternative Utilities. Once the overlay ordinance is finished, and the Pahrump Regional Planning Commission accepts it, it will move on to the Board of County Commissioners for their approval. Once it's finalized, owners wanting to use their land with alternative utilities will then need to request the Overlay Zoning change on an individual basis. It was stated that if however, infrastructure ever does arrive for water and sewer lines, the owner will then need to abandon the overlay and connect to the lines in place.

This comic version hopefully makes it easier to understand how the Overlay will work:

What began with one unexpected utility inquiry has grown into a community-wide effort to restore property rights and value for thousands of owners. While our work is not finished, we've gone from being told "no" at every turn to having the Planning Department actively developing an Overlay Ordinance. For the first time in decades, there is genuine reason for hope. This journey isn't over. It's just begun.😊