Nevada assessors mail value notices in December — and you have until January 15 to appeal your taxable value to the County Board of Equalization. It's free, hearings wrap by end of February, and the tax-cap abatement system makes the math unusual. Our free tools handle it.
It shows taxable value (land + improvements) and assessed value (35% of taxable). Nevada law says taxable value must not exceed full cash value — that's your appeal hook.
Improvements must be depreciated 1.5% per year of age (up to 50 years). Verify the assessor's age, sqft, and land value against reality and recent sales.
File the appeal form with your county assessor/BOE clerk (Clark and Washoe offer online filing). Attach comps showing full cash value below taxable value.
County boards hear appeals in February. Disagree? Escalate to the State Board of Equalization by March 10, then district court.
Nevada's abatement caps bill increases at 3% (primary residence) or 8% (other). If your bill is riding the cap, a modest taxable-value cut may not change this year's payment — but it lowers the base your future caps compound from, and big reductions punch through. Run the estimator first.
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Nevada district rates average roughly $3 per $100 of assessed value; since assessed = 35% of taxable, that's ≈1.05% of taxable value. Abatement caps may defer part of the benefit if your bill was capped. Estimates only; not tax advice.
Enter recent sales of similar homes (Clark County's assessor site and GIS portal publish sales; Washoe too). The worksheet computes price per square foot and a suggested full cash value.
| Address | Sale Date | Sale Price ($) | Sq Ft | $/Sq Ft |
|---|
| Item | Nevada Rule |
|---|---|
| Value notices | Mailed by county assessors in December |
| County BOE deadline | January 15 (next business day if weekend/holiday) — free to file |
| Hearings | February — informal, homeowner-friendly, concluded by month's end |
| What you appeal | Taxable value — must not exceed full cash value (NRS 361.227) |
| Values | Assessed = 35% of taxable · improvements depreciate 1.5%/yr (max 50 yrs) |
| Tax caps | Annual bill increases capped: 3% primary residence / 8% other (abatement) |
| Next level | State Board of Equalization by March 10, then district court |
| Records | Clark & Washoe assessor portals publish parcels, sales, and characteristics free |