A typical Nevada homeowner pays $2,027 a year on a house worth $435,400, just 0.47 percent of market value according to the Census Bureau. Across the 16 counties and Carson City, that share runs from 0.34 percent in Storey County to 0.74 percent in Mineral County. This Nevada property tax calculator takes the value you enter, multiplies it by the share of home value that local owners pay in tax, and shows the result beside the bill local owners actually report. Enter what the home would sell for, not the taxable or assessed value printed on your assessor’s notice.
The Abatement Cap Holds Most Home Bills to 3 Percent a Year
What shapes Nevada bills more than any rate is the partial abatement, or tax cap. Under NRS 361.4723, an owner-occupied single-family home that is the owner’s primary residence cannot see its tax bill rise more than 3 percent over the prior year’s bill, apart from new construction or a change in use. Rentals get the same 3 percent if the rent stays at or under the HUD fair market rent for the county (NRS 361.4724).
Nevada Property Tax Calculator (2027)
Covers all 16 Nevada counties and Carson City. Type what the house would sell for and the tool applies the share of value that owners there really hand the treasurer each year, drawn from Census Bureau ACS 2024 five-year medians, then sets your figure beside the typical local and statewide payment.
For planning only. The figure is your value times the local ratio of median real estate taxes paid to median owner-occupied value (Census ACS 2024 five-year), not a rebuild of any parcel's bill. Nevada levies each district's rate per $100 on 35 percent of taxable value, which counts buildings at depreciated replacement cost and often sits well under market price; the abatement then limits a primary residence to a 3 percent yearly rise and other property to between 5.4 and 8 percent for 2026-27, depending on county. A recent buyer, a new build, or a home converted from a rental can owe more than this ratio implies. Special assessments and vehicle governmental services tax are excluded. Nevada has no homestead exemption; veterans, surviving spouses, disabled veterans and blind residents may deduct CPI-indexed amounts of assessed value. Confirm your taxable value with the county assessor and your amount due with the county treasurer (in Carson City, the Treasurer's Office).
Second homes, other rentals, land, and commercial buildings fall under the general cap in NRS 361.4722. That limit is the greater of the county’s ten-year average growth in assessed value or twice the prior year’s inflation, never above 8 percent. For fiscal 2026-27 the Department of Taxation set it at 8.0 percent in Clark, Washoe, Lyon, Storey, and five rural counties; 7.5 percent in Mineral; 6.9 percent in Carson City; 6.1 percent in Douglas; and 5.4 percent (twice the 2.7 percent inflation figure for 2025) in Churchill, Elko, Lander, Lincoln, and Nye.
Take a $3,000 bill last year. As a primary residence, this year’s bill can reach $3,090 at most. The same house as a rental in Clark or Washoe could reach $3,240, and in Elko $3,162. A sale does not reset the cap to the purchase price, but the 3 percent rate depends on owner occupancy. The Clark County Assessor warns that any recorded ownership document removes the 3 percent claim until the new owner files one. Since October 1, 2025, Assembly Bill 377 lets a buyer make that claim on the Declaration of Value form filed with the deed, so check that box at closing.
Taxable Value, 35 Percent, and Why Market Price Overstates the Bill
Nevada does not tax market value. The assessor sets a taxable value: land at full cash value, plus buildings at replacement cost minus depreciation of 1.5 percent per year of age, up to 50 years (NRS 361.227). A 30-year-old house therefore carries its structure at 55 percent of what it would cost to rebuild.
Every property is then assessed at 35 percent of taxable value (NRS 361.225). A home with a $300,000 taxable value has a $105,000 assessed value. Assessors reappraise at least every five years, apply value factors in between, and mail notices by December 18.
Depreciation and the cap push bills far below the posted rate. If a $431,000 home (the Clark County median) were taxed on full market value at the Las Vegas rate with no cap, the bill would be about $4,945. Clark owners actually report a median of $2,057. Hence this calculator uses what owners pay.
Rates per $100 Stop at $3.64, Plus 2 State Cents
Counties, cities, unincorporated towns, school districts, and special districts each levy a rate in dollars per $100 of assessed value, and the Nevada Tax Commission certifies the combined total. NRS 361.453 caps that combined levy at $3.64 per $100, below the $5.00 constitutional ceiling. The state’s own share is 17 cents; 2 of those cents, continued by Senate Bill 502 in the 2025 special session, sit outside the cap, so the fullest rate in the state is $3.66.
Fiscal 2026-27 combined rates published by the Department of Taxation include Las Vegas at 3.2782, North Las Vegas at 3.3544, Henderson at 2.9613, and 2.9328 in unincorporated Clark towns such as Paradise, Spring Valley, Enterprise, and Summerlin. Reno and Sparks both sit at 3.6600, as do Minden and Gardnerville. Carson City levies 3.5700. On a $105,000 assessed value, that works out to $3,442.11 a year before abatement in Las Vegas, $3,109.37 in Henderson, and $3,843.00 in Reno.
Seventeen Jurisdictions: Storey (0.34%) to Mineral (0.74%)
The lightest ratios: Storey County at 0.34 percent, Carson City at 0.41, Washoe at 0.44, and Douglas and Nye at 0.45. A $400,000 home in Storey comes to about $1,360. In Carson City a $450,000 home works out to $1,845 a year, or $153.75 a month.
The heaviest ratios belong to small rural counties with modest home values. Mineral leads at 0.74 percent, followed by Lander at 0.64, Eureka and Pershing at 0.62, and Esmeralda at 0.61. A $200,000 home in Mineral County comes to $1,480 a year ($123.33 a month). Median home values range from $82,600 in Eureka to $615,400 in Douglas.
For the two big metros, try a $450,000 home in Clark County: at 0.48 percent the estimate is $2,160 a year, or $180 a month, $103 above the local median bill of $2,057. In Washoe County, a $550,000 home at 0.44 percent comes to $2,420, or $201.67 a month, $35 above the $2,385 median. Six jurisdictions fall below the 0.47 percent statewide ratio and eleven sit above it. Each ratio divides one Census median by another for owner-occupied homes, so the cap and typical exemptions are already inside it; the survey years run 2020 through 2024.
No Homestead Exemption: Veterans, Surviving Spouses, Blind Residents
Nevada has no general homestead exemption; the 3 percent cap does that job. Personal exemptions subtract a fixed amount of assessed value, adjusted each year for inflation. The amounts in the Clark County Assessor’s current table are $3,640 for a qualifying veteran, $1,820 for a surviving spouse, and $5,460 for a blind resident. Disabled veterans receive $18,200 at 60 to 79 percent disability, $27,300 at 80 to 99 percent, and $36,400 at 100 percent (NRS 361.091), and a surviving spouse of a disabled veteran may qualify too. At the Las Vegas rate, the veteran amount saves about $119 a year and the 100 percent amount about $1,193. File with the county assessor by June 15 for the coming fiscal year.
There is no age-based exemption in state law. Owners of any age facing severe hardship, with household income at or below the federal poverty level and an assessed value no higher than $175,000, can ask the county treasurer to postpone up to three years of tax (NRS 361.7376). The deferred amount becomes a recorded lien on the home.
Appeals: County Board by January 15, State Board by March 10
If you believe the home’s full cash value is below its taxable value, file the assessor’s appeal form with the county board of equalization by January 15 (NRS 361.357); in 2027 that date falls on a Friday. An appeal there cannot raise your value. If the county board turns you down, appeal to the State Board of Equalization by March 10 (NRS 361.360), using the same evidence unless something new turns up. A dispute over whether you qualify for the 3 percent cap is separate: petition the assessor by June 30 of that fiscal year, then the Nevada Tax Commission.
Four Installments, Penalties, and the Trustee Certificate
The tax year runs July 1 through June 30; bills arrive in July. Payment is due the third Monday in August, but any bill over $100 can be split into four installments: the third Monday of August and the first Mondays of October, January, and March. For fiscal 2027-28 those dates are August 16 and October 4, 2027, then January 3 and March 6, 2028.
After a 10-day grace period, NRS 361.483 adds a 4 percent penalty for one missed installment, rising to 5, 6, and 7 percent as more go unpaid. If taxes are still owed on the first Monday in June, the county treasurer takes the property in trust under a certificate, and the owner has two years to redeem with 10 percent annual interest before a deed issues and the county can sell.
What Fiscal 2027-28 Brings, and When These Ratios Refresh
The next general cap factors come out each spring, and 2027-28 levies are certified in late June. Owners who bought recently should confirm the 3 percent claim shows on their July 2027 bill. The Census ratios behind this calculator will be refreshed from the next five-year release, expected around December.
Sources: county and Carson City ratios computed from Census Bureau tables B25103 and B25077 (American Community Survey, 2024 five-year release); Nevada Revised Statutes 361.080 through 361.091, 361.225, 361.227, 361.260, 361.300, 361.357, 361.360, 361.453, 361.4722 through 361.4724, 361.483, 361.570, and 361.7376; Nevada Department of Taxation fiscal 2026-27 tax rates and tax cap factors; Assembly Bill 377 (2025); Clark County Assessor. Your county assessor verifies taxable value; the county treasurer (in Carson City, the city treasurer) confirms what is owed.