Property Taxes In Nevada

Property tax is usually the largest single line item on a Nevada rental property's operating statement, and it is the one an owner has the least direct control over. For a management company, the practical questions are narrow: how the county arrives at the number, which exemptions your owners do and do not qualify for, when payment is due, and what the appeal window looks like if an assessment comes in high.

This guide covers those mechanics for Nevada, sourced to the state's own statutes and to county assessor and treasurer offices. Rates and dollar thresholds change; the citations stay put, so you can confirm the current figure before advising an owner.

How Property Is Assessed

Nevada property is valued by the elected county assessor, who lists all taxable property in the county along with the owners and the total valuation. Real property must be reappraised at least once every five years, though the large counties reappraise annually. Nevada does not assess directly on market value. The assessor computes taxable value using a cost approach, market value of the land plus current replacement cost of improvements less statutory depreciation, and the assessed value is 35 percent of that taxable value.

• The county assessor lists all property subject to taxation in the county along with the names of all persons and entities owning the property, and the total valuation of that property. (NRS 361.260; NRS 361.300)
• Nevada Revised Statutes require all real property to be reappraised at least once every five years. The Washoe County Assessor currently reappraises on an annual basis. (NRS 361.260)
• Taxable value is established by the cost method: the market value of the land derived from comparable sales, plus the current replacement cost of improvements less statutory depreciation. Depreciation is applied at 1.5 percent per year for a maximum of 50 years. (Clark County Assessor, Real Property)
• Assessed value is equal to 35 percent of taxable value, the statewide level of assessment. (NRS 361.225)
• In Clark County property values are updated annually, so the assessor reassesses all real property each year to reflect current replacement costs and land market values. (Clark County Assessor, Real Property)

How The Tax Is Calculated

Nevada computes tax as taxable value times 35 percent to get assessed value, then assessed value times the combined tax rate per $100. The bill actually charged is then run through the partial abatement, so the owner pays the lower of the calculated tax or the prior year's tax increased by the applicable cap percentage. The cap is 3 percent for an owner's primary residence and qualifying rental dwellings, and up to 8 percent for all other property.

• Taxes are calculated by multiplying taxable value by 0.35 to reach assessed value, then multiplying assessed value by the applicable tax rate. For example, a $200,000 taxable value produces a $70,000 assessed value. (Clark County Assessor, Real Property)
• The county applies either the tax computed on assessed value or the appropriate tax cap percentage applied to the tax amount paid in the previous year, whichever is lower. (NRS 361.4723)
• The statute directs that an owner of a single family residence which is the primary residence of the owner is entitled to a partial abatement equal to the amount by which the current year tax exceeds the prior year's ad valorem taxes plus three percent of that amount, excluding any increase in assessed valuation resulting from an improvement to or change in the actual or authorized use of the property. (NRS 361.4723)
• A 3 percent cap applies to the owner's primary residence, which may be a single family house, townhouse, condominium, or manufactured home, and to certain rental dwellings that meet low income rent limits. A cap of up to 8 percent applies to residences that are not owner occupied and to other property types. (NRS 361.4723; NRS 361.4724)
• Property that is new to the tax roll, including new parcels, new construction, and property with a change in use, is not subject to a tax cap for that year. (NRS 361.4723(2))
• The abatement program is governed by NRS 361.471 through 361.4735 and NAC 361.606 through 361.609, enacted by Assembly Bill 489 on April 6, 2005. (NRS 361.471 to 361.4735; NAC 361.606 to 361.609; AB 489 (2005))

Tax Rates And Who Sets Them

Nevada tax rates are expressed in dollars per $100 of assessed value and are the combined rates of the overlapping local governments and special districts covering a parcel. Rates are set annually in June and certified by the Nevada Department of Taxation in its annual publication of property tax rates for Nevada local governments. Statute caps the total combined rate at $3.64 per $100 of assessed value.

• NRS 361.453 caps the combined ad valorem property tax rate at $3.64 per $100.00 of assessed value. (NRS 361.453)
• Property tax rates are established annually in June, ahead of the tax bills that are prepared and mailed by August 1. (Washoe County Treasurer, Billing Information)
• The Nevada Department of Taxation publishes the certified property tax rates for all Nevada local governments each fiscal year, including the fiscal year 2025 to 2026 final tax rates levied. (Nevada Department of Taxation, Property Tax Rates for Nevada Local Governments, FY 2025-2026)
• The tax applied to a parcel is the combined rate of all ad valorem taxes levied in that county on the property for the fiscal year, which is why rates vary by taxing district within a county. (NRS 361.4723)

Exemptions And What Rentals Do Not Get

Nevada does not run a broad homestead exemption against property tax. The statutory exemptions administered by county assessors are for veterans, disabled veterans, surviving spouses, and blind persons, and they are stated as fixed dollar amounts of assessed value that are adjusted each fiscal year by the consumer price index. Owner occupancy relief in Nevada arrives through the 3 percent abatement cap rather than an exemption. Agricultural and open space land can be valued at its use value under NRS Chapter 361A, with deferred taxes recaptured on conversion.

• Nevada's assessed value exemptions in Clark County are: veteran $3,640; disabled veteran 60 to 79 percent $18,200; disabled veteran 80 to 99 percent $27,300; disabled veteran 100 percent $36,400; surviving spouse $1,820; blind persons $5,460; surviving spouse and blind $7,280; surviving spouse and veteran $5,460; blind and veteran $9,100. (NRS 361.080; NRS 361.085; NRS 361.090; NRS 361.091)
• The exemption fiscal year runs July 1 through June 30, the amount renews each July 1, and the exemption amount is adjusted each fiscal year based on the consumer price index. (NRS 361.090; NRS 361.091)
• If an exemption holder chooses to apply any portion of the exemption to real property taxes, it must be applied by June 15 prior to the start of the fiscal year. (Clark County Assessor, Property Tax Exemptions)
• The disabled veteran exemption requires a permanent service connected disability of at least 60 percent, and the amount depends on the degree of disability. Applicants must hold a valid Nevada driver's license or Nevada identification card and provide discharge papers and Veterans Administration documentation of the disability percentage. (NRS 361.091)
• The exemptions administered by Nevada county assessors are personal to the qualifying veteran, surviving spouse, or blind person rather than tied to owner occupancy of a particular class of property, and no general homestead exemption from property tax appears among them. (NRS 361.080 to 361.091)
• Agricultural and open space real property may be valued at agricultural or open space use value. County assessors determine eligibility of agricultural use applications for properties of 20 acres or more, using forms approved by the Nevada Tax Commission. (NRS Chapter 361A)
• When agricultural or open space property is converted to a higher use, the county assessor computes deferred taxes representing the difference between taxes paid on the use value and taxes that would have been paid on full cash value, covering up to 84 months immediately preceding the conversion, and the deferred taxes are added to the next property tax statement. The assessor must send written notice by certified mail within 30 days after determining the property has been converted. (NRS Chapter 361A)

This is the part worth being precise about with owners. Most of the headline Nevada exemptions are tied to the property being someone's primary residence, which means a tenant-occupied rental does not qualify. Promising an owner a homestead benefit that their investment property cannot receive is an easy way to lose trust, so check the occupancy condition before it comes up in a conversation.

Payment Deadlines And Penalties

Nevada bills for the fiscal year beginning July 1, with statements mailed by August 1. The full amount is due the third Monday in August, and owners whose tax on a parcel exceeds $100 may pay in four installments due the third Monday in August, the first Monday in October, the first Monday in January, and the first Monday in March. There is a 10 day grace period after each installment, after which escalating penalties apply.

• Taxes assessed on the real property tax roll and on mobile or manufactured homes are due on the third Monday of August. (NRS 361.483)
• If the tax on a parcel exceeds $100 the owner may elect to pay in four installments due the third Monday in August, the first Monday in October, the first Monday in January, and the first Monday in March. (NRS 361.483)
• There is a 10 day grace period, and payment must be received within 10 days of the due date to avoid penalty. (NRS 361.483)
• A 4 percent penalty is added when one installment is unpaid after the grace period, 5 percent when two installments are unpaid, 6 percent when three are unpaid, and 7 percent when all four installments are delinquent. (NRS 361.483)
• Tax bills are prepared and mailed by August 1 of each year for the fiscal year that begins July 1. (Washoe County Treasurer, Billing Information)

Appealing An Assessment

A Nevada taxpayer who disagrees with the assessor on taxable value appeals to the county board of equalization by filing a Petition for Review on or before January 15 of the fiscal year. The county board may consider only value and equity of value, not tax rates or policy. A party dissatisfied with the county board decision appeals to the State Board of Equalization, with the appeal postmarked on or before March 10.

• Any taxpayer who disagrees with the assessor as to the taxable value of the property may appeal to the county board of equalization, and the county board may only address matters relative to value or equity of value. (Nevada Department of Taxation, Appeals)
• A taxpayer may appeal the assessment on or before January 15 of the fiscal year, and if January 15 falls on a Saturday, Sunday, or legal holiday the appeal may be filed on the next business day. (Nevada Department of Taxation, Appeals)
• If the taxpayer disagrees with the county board of equalization's decision, the deadline for appealing to the State Board of Equalization is a postmark date on or before March 10. (NRS 361.360)
• Appeals of the taxable value or of a denied partial abatement are filed with the county assessor's office on a Petition for Review (Appeal) form, and Washoe County allows the form to be filed online. (Washoe County Assessor, Tax Cap and Abatement Information)
• Clark County appeal forms are available from the Assessor's Office during December, with a January 15 filing deadline, and the Clark County Board of Equalization hears the petitions. (Clark County Assessor, Real Property; Clark County Board of Equalization)

What Happens If Taxes Go Unpaid

Nevada does not sell tax liens to investors on the first delinquency. If taxes remain unpaid, the county advertises the delinquency, and if still unpaid by 5:30 p.m. on the first Monday in June a certificate issues authorizing the county treasurer to hold the property as trustee. The owner then has a two year period to redeem by paying taxes, penalties, and costs plus 10 percent annual interest. If nothing is paid, the property is deeded to the county treasurer and can be sold at public auction.

• When taxes remain unpaid through April the property is advertised as delinquent, and the county must publish notice listing parcel numbers, owner names, and amounts due. (NRS 361.565)
• If taxes remain unpaid by 5:30 p.m. on the first Monday in June, a certificate is issued authorizing the county treasurer to hold the property as trustee. (NRS 361.570)
• The redemption period is two years from the date of the certificate for standard property, and one year from the certificate date for property determined to be abandoned. (NRS 361.570(3)(b))
• To redeem, the owner must pay the taxes and accruing taxes, penalties and costs, together with interest on the taxes at an annual rate of 10 percent, assessed monthly. (NRS 361.570)
• After two years without payment, the property is deeded to the county treasurer and may then be offered at public auction. (Clark County Treasurer, Real Property Tax Information)

What Is Different For Rental Property

Nevada draws an explicit line between an owner occupied primary residence and everything else. A rental house, condo, or apartment building normally sits under the higher cap of up to 8 percent instead of the 3 percent cap, which compounds quickly across a portfolio. There is one route back to the 3 percent cap: a residential rental dwelling whose rents fall at or below the county's HUD fair market rent limits can qualify, but only if the owner files the claim form with per unit bedroom counts and rent amounts and refiles annually. Missing the annual filing moves the property back to the higher cap.

• A cap of up to 8 percent on the tax bill is applied to residences that are not owner occupied, while the 3 percent cap is reserved for the owner's primary residence and qualifying rental dwellings. (NRS 361.4723; NRS 361.4724)
• NRS 361.4724 requires a comparison of the rents collected from a rental property to the fair market rent for the county in which the dwelling is located, as most recently published by the United States Department of Housing and Urban Development. (NRS 361.4724)
• For a rental property to qualify for the low tax cap the owner must file a Property Tax Cap Claim form providing the bedroom count for each individual unit, the greatest amount charged for each individual unit, and whether that rent amount includes utilities. (NAC 361.607)
• The owner of a qualifying residential rental dwelling must claim the partial abatement by filing a claim annually with the county assessor by June 15 of each year, and the claim must be accompanied by an affidavit concerning the amount of rent charged to the tenants. (NAC 361.607)
• Property that changes use, or that is new to the roll through new construction or a new parcel, receives no cap for that year, so a conversion of a property to rental use or a newly built rental can see the full uncapped tax. (NRS 361.4723(2))
• Nevada's abatement excludes from the cap calculation any increase in assessed valuation from the immediately preceding fiscal year resulting from an improvement to, or a change in the actual or authorized use of, the property, so a renovation or a use change is taxed outside the cap. (NRS 361.4723(1))

Recent Changes Worth Tracking

• Effective Enacted in the 83rd (2025) Regular Session of the Nevada Legislature: Nevada Assembly Bill 377 requires the Nevada Tax Commission to include, in the form prescribed for the declaration of value of real property filed with the county recorder at a transfer of title, a section in which a property owner is authorized to claim the partial abatement of property taxes for a single family residence that is the owner's primary residence or for a qualified residential rental dwelling. Previously the claim had to be made separately with the county assessor. (AB 377 (2025), amending NRS 361.4723, NRS 361.4724 and NRS 375.060)

Property tax is only one of the taxes touching a managed portfolio. See our guide to Nevada property management tax deductions for the income and reporting side.

Working This Into Your Operations

The two dates that matter operationally are the assessment notice and the appeal deadline. Assessment notices arrive on a predictable schedule, the appeal window is short and unforgiving, and an owner who misses it waits a full cycle. Put both on the calendar per county, escrow for the bill rather than treating it as a surprise, and flag unusual valuation jumps to owners while there is still time to act on them.

This guide is a starting point for professional managers, not tax or legal advice. For a specific assessment, appeal, or delinquency, work with a Nevada property tax professional, and confirm current figures with the county assessor or the Nevada Department of Taxation.

Sources

Every fact above is drawn from one of the official sources below.

• NRS 361.260; NRS 361.300, Nevada Department of Taxation, Property Tax Elements and Applications
• NRS 361.260, Washoe County, Nevada, Assessor
• Clark County Assessor, Real Property, Clark County, Nevada, Assessor
• NRS 361.4723, Nevada Legislature, Assembly Bill 377 (2025), enrolled text of NRS 361.4723
• NRS 361.4723; NRS 361.4724, Washoe County, Nevada, Assessor, Tax Cap and Abatement Information
• Washoe County Treasurer, Billing Information, Washoe County, Nevada, Treasurer
• Nevada Department of Taxation, Property Tax Rates for Nevada Local Governments, FY 2025-2026, Nevada Department of Taxation, Local Government Finance
• NRS 361.080; NRS 361.085; NRS 361.090; NRS 361.091, Clark County, Nevada, Assessor, Property Tax Exemptions
• NRS 361.090; NRS 361.091, Nevada Department of Taxation, Veterans' Tax Exemptions FAQs
• NRS Chapter 361A, Nevada Legislature, NRS Chapter 361A, Taxes on Agricultural Real Property and Open Space
• NRS 361.483, Clark County, Nevada, Treasurer, Real Property Tax Information
• Nevada Department of Taxation, Appeals, Nevada Department of Taxation, Appeals
• NRS 361.360, Nevada Department of Taxation, State Board of Equalization Appeal Deadlines
• Clark County Assessor, Real Property; Clark County Board of Equalization, Clark County, Nevada, Board of Equalization
• NRS 361.565, Clark County, Nevada, Treasurer, Notice of Delinquent Taxes