A very rare opportunity to live on 23 acres alongside the Truckee River — properties like this hardly ever hit the market. The setting is wide-open, peaceful, and packed with potential. In the morning, you’ll enjoy watching the river roll by while you sip your coffee, and in the late afternoon you can walk the open ground and take in the space that surrounds you. It’s calm, scenic, and instantly welcoming. Both homes have been taken down to the studs and are ready for someone who wants to step in and finish them out. The photos do not represent the current condition — this is a true blank slate. Perfect for a contractor, handyman, or anyone who’d rather create their own layout instead of inheriting someone else’s choices. The main home is a two-bed, two-bath with a strong footprint and room to build. Grand ceiling beams give the space an open, country feel and set the stage for whatever style you bring next. The accessory dwelling — a three-bed, two-bath manufactured home — adds serious flexibility. Think family compound, rental income, or comfortable multi-generational living. Altogether, you’re getting 23.5 acres split across Washoe and Storey counties, with homes and improvements on one side of the river and wide-open acreage on the other. Both parcels include quasi-municipal water rights (0.56 acre-feet per parcel), giving you more options than standard domestic use allows. There’s room for horses, livestock, equipment, and big projects, plus an oversized shop with its own restroom — ideal for long workdays or ongoing builds. And while the property feels private and tucked away, you’re still close to Fernley’s essential services. If you’ve been searching for river frontage, acreage, and the freedom to finish a property your way, this is a must see!