What is the property tax rate in Nevada?
Nevada’s average effective property tax rate is 0.50% (Tax Foundation 2026, using the 2024 American Community Survey). The figure compares median taxes paid with median home value for owner-occupied homes, so it is a way to compare states rather than a rate any county bills.
Your bill is figured differently. The county multiplies assessed value by the combined rate for your tax district, stated per $100 of assessed value. For fiscal 2027, combined rates run from $2.0743 per $100 in parts of Eureka County to $3.66 in Reno, Sparks and much of rural Nevada, according to the Department of Taxation’s rate book as summarized by the Legislature’s Fiscal Analysis Division. The $3.66 figure is the combined rate cap shown in that table.
Check your parcel’s figures on the county assessor site each year, since rates and abatement caps change.
How Nevada sets taxable and assessed value
Nevada starts with taxable value, set by the county assessor under NRS 361.227. Land is valued at full cash value from comparable sales. Buildings are valued at their replacement cost new, less depreciation of 1.5% for each year of age, up to 50 years or 75%. The total may not exceed what the property would most probably sell for in a competitive market.
Assessed value is then 35% of taxable value under NRS 361.225, and the rate per $100 applies to that assessed value. So a building with $1,500,000 of taxable value has $525,000 of assessed value.
Values are updated every year. In Nye County, for example, the assessor reappraises all property annually and visits each parcel in the field at least once every five years. Because buildings lose 1.5% of replacement cost a year, an older apartment building’s taxable value is often well below what it would sell for, and that gap is part of why Nevada bills are low.
Nevada’s property tax cap: 3% and up to 8%
Nevada caps the yearly increase in your tax bill, not your value, through a partial abatement under NRS 361.471 to 361.4735. An owner-occupied primary residence gets a 3% cap. Most other property, including apartment buildings that do not qualify for the rental cap, gets a general cap of up to 8%. New construction and new value added to the roll fall outside the cap.
The general cap is set each year by county. It is the higher of the county’s moving average growth rate or twice the change in CPI, with a floor of 5.4% and a ceiling of 8% for fiscal 2026-27, according to the Department of Taxation’s preliminary figures published February 24, 2026.
| County | General cap FY 2026-27 (preliminary) | Residential cap |
|---|---|---|
| Clark | 8.0% | 3.0% |
| Washoe | 8.0% | 3.0% |
| Carson City | 6.9% | 3.0% |
| Douglas | 6.1% | 3.0% |
| Elko | 5.4% | 3.0% |
| Statewide | 7.7% | 3.0% |
The 3% cap for qualifying rental property
Some apartment buildings can get the 3% cap instead of 8%. In Clark County, a rental dwelling qualifies when every unit is rented at or below the HUD-based rent limits for the year; for 2026/2027 the county lists $1,146 for a studio and $1,504 for a two-bedroom unit.
Owners of duplexes, triplexes, fourplexes and apartment buildings receive a rental affidavit from the assessor in April or May. To claim the 3% cap, you mark that all units are at or below the limits, sign it and return it. A building with even one unit above the limit falls under the general cap.
Does Nevada reassess property when it sells?
No. Nevada’s taxable value comes from land sales and depreciated replacement cost, so a sale does not reset a building’s value to its price. The buyer inherits the same taxable value and the same abated tax base you had.
What a sale can change is the cap. Recording a new ownership document ends an owner-occupied 3% abatement, and the new owner must claim it again. For rental buildings, the 3% cap depends on the owner returning the rental affidavit, so a buyer who raises rents above the limits moves the building to the general cap of up to 8% for the following year.
Nevada property tax rates by county
Each Nevada county has several tax districts with different combined rates, so the table shows each county’s range for fiscal 2027 and ranks counties by their lowest district rate. Rates are per $100 of assessed value and include state, school, county, city and district levies.
- City of Las Vegas: $3.2782 per $100.
- North Las Vegas: $3.3544.
- Henderson: $2.9613.
- Paradise and Spring Valley: $2.9328; Enterprise: $2.7081.
- Reno and Sparks: $3.6600; the lowest unincorporated Washoe district rate is $2.7002.
| County | Lowest district rate | Highest district rate | Group |
|---|---|---|---|
| Mineral | $3.6600 | $3.6600 | Highest |
| White Pine | $3.6600 | $3.6600 | Highest |
| Carson City | $3.5400 | $3.5700 | Highest |
| Storey | $3.4607 | $3.4607 | Highest |
| Lander | $3.3552 | $3.6600 | Highest |
| Douglas | $2.6754 | $3.6600 | Lowest |
| Elko | $2.5733 | $3.6600 | Lowest |
| Clark | $2.5017 | $3.4030 | Lowest |
| Humboldt | $2.3016 | $3.2716 | Lowest |
| Eureka | $2.0743 | $2.2896 | Lowest |
How to appeal your property value in Nevada
File a petition with your county board of equalization by January 15, or the next business day if it falls on a weekend or holiday. In Washoe County the petition is filed at the assessor’s office. If you disagree with the county board, the next step is the State Board of Equalization, with appeals due by March 10.
An appeal argues taxable value, not the rate or the cap. For apartments, owners usually argue that taxable value exceeds what the property would sell for, which NRS 361.227 does not allow, or that land is valued above comparable sales. Bring recent sales, an appraisal or a rent roll and operating statement.
Worked example: property tax on a $2M Nevada apartment building
Take a 24-unit building in the City of Las Vegas that sells for $2,000,000. Its taxable value is $1,500,000, made up of land at full cash value and a depreciated building. Assessed value is 35% of that, or $525,000. At $3.2782 per $100, the yearly tax is $17,211, about 0.86% of the price. The same assessed value would owe $15,547 in Henderson, $13,134 in Clark County’s lowest-rate district and $19,215 in Reno.
Now the sale. Because Nevada does not revalue to the price, the buyer’s first bill is the same $17,211. What matters is the cap. If the building qualifies for the 3% rental cap and taxable value rises enough for the cap to bind, next year’s bill can grow to at most $17,727. Under Clark County’s 8% general cap it could grow to $18,587, or $860 more.
That gap compounds. After five years at the cap, the bill would be $19,952 at 3% and $25,288 at 8%, a difference of $5,336 a year. At an illustrative 6% cap rate, that is about $88,900 of value, which is why a buyer planning to push rents above the HUD limits should model the 8% path.
| Scenario | Assessed value | Yearly tax |
|---|---|---|
| City of Las Vegas, $3.2782 | $525,000 | $17,211 |
| Henderson, $2.9613 | $525,000 | $15,547 |
| Clark County district 100, $2.5017 | $525,000 | $13,134 |
| Reno, $3.66 | $525,000 | $19,215 |
| Las Vegas, year 2 at 3% cap | Capped | $17,727 |
| Las Vegas, year 2 at 8% cap | Capped | $18,587 |
Effective rate or rate per $100: which one to use
Use the district rate and your own assessed value for your building, and the 0.50% only to compare Nevada with other states. A rate of $3.2782 per $100 sounds high next to Maryland’s or Oregon’s rates, but it applies to 35% of a depreciated value, so the tax as a share of market value is far lower than the rate suggests.
Two Las Vegas buildings with the same rents can carry different bills. A newer building has less depreciation in its taxable value, and a building whose owner has kept rents within the HUD limits may have years of 3% growth behind it.
What to check on your tax bill before you sell
A buyer will ask for the last few bills and the assessor’s record, so pull them together first.
- Taxable value split between land and improvements, and the assessed value at 35%.
- Which cap the parcel has, 3% or the general cap, and whether you returned this year’s rental affidavit.
- The gap between the abated tax you pay and the full tax before abatement, which shows how much room the bill has to grow.
- Your tax district and its combined rate, including any city, fire or general improvement district levies.
- Any new construction or additions in the last year, which come onto the roll outside the cap.
How property tax affects your sale price in Nevada
Buyers price apartment buildings on net operating income, so the tax line moves value directly at the market cap rate. In Nevada the line is usually small and predictable, because the sale does not trigger a new value and the cap limits growth. That works in a seller’s favor.
The risk sits in the gap between the abated bill and the full bill. A building that has spent years under the 3% rental cap while taxable value grew faster can have a large deferred increase waiting if it moves to the general cap. A careful buyer will ask for the full, unabated figure from the assessor and price the step-up in, so have that number ready and explain which cap the building is under and why.
Selling an apartment building in Nevada
Skyline buys apartment buildings with five or more units in Nevada, in Clark and Washoe counties and beyond. We buy directly, close on your timeline, and can work inside 1031 deadlines. We underwrite from your actual tax bill and abatement status, so a low capped bill shows up in what we can pay.
For the tax on the sale itself, see Nevada capital gains tax on real estate. For notice, deposit and eviction rules a buyer inherits, see Nevada landlord-tenant law for apartment owners.
