Building & Construction in Esmeralda County

Some Background

I’ve been interested in off grid ecological construction for several years. The obstacles for me fell into three clear buckets:

Finding a county that allows advanced ecological construction styles: earthbag, strawbale, earthships, etc.
Finding a county that allows those things that I’d actually want to live in, even part time.
Having the money to do it.

Esmeralda is not perfect, by a mile. But for us it represented a fairly good compromise whereby we’d get a lot of what we wanted, could manage the parts we’re not in love with, and can actually make it happen. Here’s a neat article from the Las Vegas Review Journal on Esmeralda.

A very informative 2011 Master Plan document lays out key facts about the county along with its proposed direction and level-setting for anyone who’s planning on living in the area.

Pros

There are no building codes. Nevada requires a septic permit.
While in a desert, the White Mountains routinely get snow so there’s a recharging of aquifers and surface water sources.
Nestled against the White Mountains there is quick access to the Inyo National Forest.
There is ample sunlight for solar panels and a fair degree of wind.
Mustangs, bear, bobcat, and other forest creatures are common.
Frost depth is about 12”, but verify that for yourself.
Given the arid climate, evaporative coolers (swamp) work quite well.

Cons

Water well depths are deep; 500’ isn’t out of the ordinary. Total well costs can be ~$25,000.

The soil is very low in organic value.
The closest large grocery store is over 1 hour away, the closest large home improvement store is 3.5 hours away.
While quite lax, the primary sub division of Mountain Water Ranch doesn’t allow livestock (but horses are okay).
If you want a higher altitude lot, it can be ~30 minutes of driving on a washboard dirt road off the major highway.
It gets very hot in the summer. 100 degrees in the shade. Shade and earthen construction are the difference between comfortable and deadly.

My Assessment

I grew up spending a lot of time in the Sierra Nevada so tough granite, cold streams, and severe landscapes is my view of “the country”. Wet climates with resultant ticks, mosquitoes, and humidity has never been my thing. Bone dry nights in the high desert with the smell of juniper and a shield of stars overhead is hard for me to beat. I’ll make a greenhouse for plants and use extra conditioner in my hair to get around the arid landscape. Being able to zip into an alpine mountain range less than a mile from my front door is perfect.

Esmeralda is very rural. This will come up time and time again in your exploration and research of the area, with all the good and bad that goes along with it.

Getting Property

There are a few resources to use.

The typical home buying websites such as Zillow and LandWatch.
Driving to the area and looking for for-sale signs. OpenStreetMap has pretty good road labels for the Mountain Water Ranch subdivision.
I have no financial connection to the guy, but he helped me find my lot and saved me a pile of money. Robert Kugler (Robertson Realty is the brokerage) is based out of the Smith Valley is a really decent person.
You can identify a few lots that you like and write directly to the owners. That’s what I did (with the above realtor’s assist) and it worked out great for me and the seller. Execute a boiler plate contract, get into escrow with a title company, close, done.
Esmeralda doesn’t have a lot of property and not a lot of title companies service it. Cow County Title does, however. The Auditor/Recorder is your contact with the county.

Contractors and Construction Services

I have known and used Clay Woods from Woods Construction and would recommend him. You can reach him, during regular business hours, at 702-481-7620 . Clay can also put you in touch with other services in the area such as concrete and various sub contractors.

Marantha drilling in a lower elevation lot.

Water

Depending on your lot, you may abut Chiatovich Creek. That doesn’t matter too much because the water rights are owned by the rancher in the valley who flies the creek looking for anyone taking what is legally his. Being up against the creek can seem nice but there are some drawbacks. The distance you can (and should) build back from the creek can be significant, as is the distancing required for a septic tank. The creek also can be quite steep, with a 50 foot drop to get down into it. Since you won’t be pulling water out of it, ask yourself: is it worth the tens of thousands of dollars in premium that a “creekside” lot will cost you? Maybe it is, maybe you see it differently.

For well drilling, consult Nevada’s Well Log. If you change the county to Esmeralda, then order by “Comp Date” descending you’ll see the most recent wells drilled in the area. Skip past all the commercial stuff (like Albemarle’s lithium mine in Silver Peak). Look for “TWN” values of 01S and “RNG” values of 34E or 35E. Consult the assessor’s maps for more information and to get closer to areas you’re considering sinking a well. Outfits I’ve seen through my research are Welsco Drilling Corp, Leach Drilling, and Marantha Drilling and Pump Service.

*Looking south, Chiatovich creek behind the camera.*

Soil

I’m an earthbag guy myself, so soil is quite important to me. I’ve done jar tests throughout the alluvial fan of Mountain Water Ranch and the clay content seems to be about 10% with sand and fine gravel otherwise. In the upper lots there are many rocks, most of which are volcanic (I’m guessing scoria). In the higher altitude lots you cannot sink a shovel blade into the ground without hitting a rock somewhere between tissue-box and toaster oven sized. If you’re doing earthbag or adobe-esque construction I would highly recommend getting your building materials brought in.

Radon

Radon is a naturally occurring radioactive gas that emanates from the earth and leaks out into the air. It is dangerous and cancer-causing when exposure is high and prolonged. My own observations have shown that Fish Lake Valley has high enough radon levels that radon mitigation should be part of your construction plans.

This sensor was placed in a hole with a trash can lid over it, and the edges of the lid mostly (but not entirely) closed up. This reading (17.45 long term average, for over 1 week) is at the upper end of dangerous according to the EPA.

Builders would be wise to study radon levels in the area. Certain building styles, where the floor is elevated off the ground and air can free flow underneath, provide a natural way for radon to ventilate before it enters a home. Other on-grade construction models can use the EPA’s guidance on reducing radon accumulation in a home.

Trees

Mid summer you will likely be quiet envious of shade trees. The best time to plant a tree was ten years before you need it, so if you have secured water there are some drought tolerant deciduous trees to consider.

The state of Nevada has a tree nursery, including one in Washoe in southern Reno. You can call them and discuss what you’re looking for. What’s good is that Esmeralda has a similar climate to Washoe so there won’t be as much shock to your trees when you move them. The costs are very reasonable, certainly much less than a commercial lot. Two trees to consider, but do your own research, are Lacebark Elm and Hackberry. Both are durable, drought tolerant, and known for their ability to survive abuse.

The closest source of mulch I know of is the Pumice Valley Landfill in Mono County, California. For free if you bring your own shovel, or for $20 with their loader, they will fill your pickup up with wood chips. The forested areas of Mono County have many trees that are being disposed of, there is a limitless supply of wood chips roughly 1.5 hours from Fish Lake Valley.