Sheet NV · 2026 rules
Nevada Property Tax Calculator
Nevada’s agency guidance describes valuation using market data for land and replacement cost less depreciation for improvements. The resulting taxable value is distinct from a home’s advertised sale price. Property is assessed at 35% of taxable value under NRS 361.225.
Rules verified 14 primary sources Editorial policy
Estimate your 2026 Nevada bill
- Tax — Local ad valorem levies —
- Reduced by statewide bill limit —
- Credits subtracted —
- Fixed charges added —
How Nevada turns value into a tax bill
| Step | Nevada rule | Source |
|---|---|---|
| Value | Use the valuation for the assessment year shown on your notice. Exemptions, rate units and levy classifications below must match that same notice. | [1] |
| Assessment | 35% of assessor’s taxable value | [2] |
| Annual limit | No automatic parcel bill cap is inferred from a limit on a jurisdiction’s total levy. | |
| Exemptions | Other relief is applied only from a recorded approval; the calculator does not decide qualification. | |
| Rate | Local ad valorem levies: local rate — you enter it.Local ad valorem levies from the applicable taxing authority. The rate is not a Census ratio. | |
| Bill limit | Approved primary-residence 3% abatement on prior covered tax (new improvements excluded) | [4] |
How Nevada values, abates and collects residential property tax
Nevada assesses property at 35 percent of its taxable value.2 Taxable value is not the sale price. Land is valued at full cash value, and buildings at replacement cost minus depreciation of 1.5 percent a year of age, for up to 50 years.3
Nevada caps how fast your tax bill can grow, not your value. An owner-occupied single-family primary residence is abated so its tax rises no more than 3 percent over last year’s bill. Any added value from new improvements or a change in use is left out of that cap.4 Other property falls under a general cap: the greater of the county’s 10-year average growth in assessed value or twice the CPI increase, but never more than 8 percent.5
For fiscal 2026-27, the Department of Taxation set the residential cap at 3.0% in every county. The general cap ranges from 5.4% to 8.0%, including 8.0% in Clark and Washoe counties.6 The residential cap stays at 3% unless a county’s general cap is lower, in which case the residential cap equals the general cap.6
In this worksheet, a continuing primary residence compares the current covered tax with 103% of last year's covered tax. A hypothetical $400,000 taxable value at 35% is $140,000 assessed; at $3 per $100 the gross levy is $4,200, and a prior covered tax of $4,000 caps it at $4,120. Enter only the prior tax on unchanged value; tax on new improvements is added outside the cap.24
The fiscal year starts July 1, the day the tax lien attaches.7 If your property was reappraised, the assessor must mail its assessed valuation by December 18.8 To argue that the taxable value is higher than full cash value, appeal to the county board of equalization by January 15.9 To dispute whether the abatement applies, petition the county assessor by June 30 of that fiscal year.14
The bill is due on the third Monday of August.10 If it is over $100, you can pay in four roughly equal installments10: the third Monday of August, then the first Monday of October, January and March.10
All overlapping levies combined generally cannot exceed $3.64 per $100 of assessed valuation, apart from statutory exceptions.11
Veterans with a permanent service-connected disability get an assessed-value exemption by rating: $10,000 at 60 to 79 percent, $15,000 at 80 to 99 percent and $20,000 at total disability.12 Personal exemption claims on real property must be filed by June 15.13
Worked example
Taxable valuation $400,000×35%=$140,000 assessed; illustrative $3 per $100=$4,200. Approved unchanged-primary-residence 3% abatement caps covered tax at $4,000×1.03=$4,120.
| Line | Taxable value | Tax |
|---|---|---|
| Local ad valorem levies at $3.00 per $100 | $140,000.00 | $4,200.00 |
| Statewide bill limit | −$80.00 | |
| Annual total | $4,120.00 |
Left to your local bill
- The general abatement cap for homes that are not the owner's primary residence, such as second homes: set by county each year (5.4% to 8.0% for fiscal 2026-27; 8.0% in Clark and Washoe).
- The 3% abatement for qualifying low-rent residential rentals, claimed through the assessor.
- Tax on value added by new improvements or a change in use, which is outside the 3% cap.
- Personal exemptions off assessed value for veterans, disabled veterans, surviving spouses and blind persons; claims are due June 15.
- Late-payment penalties on installments and special assessments collected with the bill.
Census context, not a rate
American Community Survey 2020–2024: median owner-occupied value $435,400 (±$1,611), median real-estate taxes $2,027 (±$23). Dividing one by the other gives 0.47% for Nevada. Tables B25077 and B25103; why it is only context.
Sources
- tax.nv.govNevada Department of Taxation, Locally Assessed Property FAQs, read .
“Property taxes in Nevada are typically due in four equal installments: 3rd Monday in August 1st Monday in October 1st Monday in January 1st Monday in March”
- leg.state.nv.usNRS 361.225 (35% assessment), read .
“All property subject to taxation must be assessed at 35 percent of its taxable value.”
- leg.state.nv.usNRS 361.227 (taxable value), read .
“all applicable depreciation and obsolescence. Depreciation of an improvement made on real property must be calculated at 1.5 percent of the cost of replacement for each year of adjusted actual age of the improvement, up to a maximum of 50 years.”
- leg.state.nv.usNRS 361.4723 (residential abatement), read .
“The Legislature hereby finds and declares that an increase in the tax bill of the owner of a home by more than 3 percent over the tax bill of that homeowner for the previous year constitutes a severe economic hardship”
- leg.state.nv.usNRS 361.4722 (general abatement), read .
“(II) Twice the percentage of increase in the Consumer Price Index for all Urban Consumers, U.S. City Average (All Items) for the immediately preceding calendar year; or (III) Zero; or (2) Eight percent, whichever is less.”
- tax.nv.govNevada Department of Taxation, Final NRS 361.4722 Tax Cap Factors, Fiscal 2026-27, read .
“FINAL NRS 361.4722 TAX CAP FACTORS FISCAL 2026-27 Tax cap may be no higher than: 3.00% 8.00% … Note (2): The Residential Tax Cap is 3% unless the General Tax Cap is less than 3%. If the General Tax Cap is less than 3%, then the Residential Tax Cap must equal the General Tax Cap.”
- leg.state.nv.usNRS 361.450 (lien date), read .
“the lien attaches on July 1 of the year for which the taxes are levied, upon all property then within the county.”
- leg.state.nv.usNRS 361.300 (reappraisal notice), read .
“the county assessor shall, on or before December 18 of the fiscal year in which the appraisal or reappraisal is made, deliver or mail to each owner of such property a written notice stating the assessed valuation of the property”
- leg.state.nv.usNRS 361.357 (appeal to county board), read .
“who believes that the full cash value of his or her property is less than the taxable value computed for the property in the current assessment year may, not later than January 15 of the fiscal year in which the assessment was made, appeal to the county board of equalization.”
- leg.state.nv.usNRS 361.483 (installments), read .
“Taxes assessed upon the real property tax roll may be paid in four approximately equal installments if the taxes assessed on the parcel exceed $100. … if a person elects to pay in installments, the first installment is due on the third Monday of August, the second installment on the first Monday of October, the third installment on the first Monday of January, and the fourth installment on the first Monday of March.”
- leg.state.nv.usNRS 361.453 ($3.64 levy limit), read .
“the total ad valorem tax levy for all public purposes must not exceed $3.64 on each $100 of assessed valuation”
- tax.nv.govNevada Department of Taxation, Veterans’ Tax Exemptions FAQs, read .
“The maximum allowable exemption for total permanent disability is the first $20,000 of assessed valuation; 80-99% is entitled to an exemption of $15,000 assessed value; 60-79% is entitled to an exemption of $10,000 assessed value.”
- leg.state.nv.usNRS 361.155 (exemption claims), read .
“the designation of any amount to be credited to the Gift Account for the Veterans Home in Southern Nevada or the Gift Account for the Veterans Home in Northern Nevada pursuant to NRS 361.0905 must be filed on or before June 15.”
- leg.state.nv.usNRS 361.4734 (abatement petitions), read .
“The petition must be submitted on or before June 30 of the fiscal year for which the determination is effective.”
Bordering jurisdictions
Rules verified by the Property Tax Calculator Editorial Team. Report a correction