Washoe Property Tax: Rates, Exemptions & Appeals (2026)

For the next Washoe County homeowner valuation appeal, file the Washoe County Board of Equalization Petition for Review of Taxable Valuation with the Washoe County Assessor by 5:00 p.m. on Friday, January 15, 2027. The Assessor’s Office is at 1001 E. 9th St., Building D, Reno, NV 89512-2845; call the appraisal desk first at 775-328-2233 because many factual errors can be fixed before a hearing.

How assessments work in Washoe County

Washoe County’s property-tax year runs July 1 through June 30. The Assessor’s real-property roll closes around January 1, value notices go out around that time, and appeals to the County Board of Equalization are due January 15; if that date is a weekend or legal holiday, the deadline moves to the next business day. January 15, 2027 is a Friday, so use the actual date: January 15, 2027. (washoecounty.gov)

The notice is not your tax bill. Washoe tax bills are mailed by the Treasurer, generally by August 1, and 2026-2027 installments are due August 17, 2026; October 5, 2026; January 4, 2027; and March 1, 2027. (washoecounty.gov)

Nevada does not simply tax your market price. In Washoe, land is valued at full cash value, improvements are valued by replacement cost new less depreciation, and total taxable value cannot exceed full cash value. The assessed value is 35% of taxable value. Washoe says it is currently reappraising annually; value can also change because of new construction, boundary changes, use changes, or recalculation of improvements and land. (washoecounty.gov)

For 2026-2027, the countywide base total rate is $2.7002 per $100 of assessed value. Reno and Sparks are both $3.6600 per $100; Truckee Meadows Fire Protection District areas commonly show $3.2402; Incline Village/North Lake Tahoe areas vary, for example $3.5211 in the listed North Lake Tahoe Fire + Incline Village GID district. Always use the tax district shown on your parcel or bill. (washoecounty.gov)

Whether you should appeal

Appeal if you can show one of these Washoe-specific problems: your taxable value exceeds market value; land or improvement value was calculated incorrectly; the Assessor missed adverse facts such as condition, access, view, flood, or functional problems; or comparable nearby sales support a lower value. The Board will not reduce value because “taxes are too high” or because the bill is a hardship. (washoecounty.gov)

Start with the Assessor, not the Board. Washoe’s notice page specifically tells owners to call 775-328-2233 or visit 1001 E. Ninth St. and ask for an appraiser. On request, the Assessor must furnish the most recent appraisal and related sales/evidence materials, and the county notes many concerns are resolved on the first call or visit. (washoecounty.gov)

Do not confuse a valuation appeal with the tax cap. The 3% cap limits the tax bill increase, not the assessed value. A primary residence generally qualifies for the 3% cap; most other property is capped at a higher percentage not over 8%. If the wrong cap is applied, use the Partial Abatement process, not the Board valuation appeal. (washoecounty.gov)

Published success data is thin. Washoe’s most visible public release is old: for the 2016-2017 session, the Assessor reported fewer than one-third of one percent of real-property valuations were appealed and only 19 hearings were scheduled. I found no current official median reduction or win-rate table for homeowners, so do not assume a typical reduction. (washoelife.washoecounty.gov)

Step-by-step how to file

1. Pull your parcel record and notice. You need the APN in the format shown on your value notice.

2. Talk to the Assessor’s appraisal staff. Ask for the property record card, land basis, improvement details, depreciation, and comparable sales used.

3. Get the right form. Use LGS-F057 / Washoe County Board of Equalization Petition for Review of Taxable Valuation. If an attorney, tax agent, or other representative will act for you, also use LGS-F058 CBE Agent Authorization; authorization must be received no later than 48 hours after the appeal deadline. If you settle and want to stop the case, use the Washoe County Board of Equalization Petition Withdrawal Form. (washoecounty.gov)

4. State your requested value. The petition asks for the Assessor’s taxable value and your opinion of value for land, buildings, personal property, and total. Put “N/A” where you are not appealing.

5. File by 5:00 p.m. January 15, 2027. Official pages say the completed form must be submitted to / filed at the Assessor’s Office by the statutory deadline. The clear in-person/mail destination is Washoe County Assessor, 1001 E. 9th St., Bldg. D, Reno, NV 89512-2845. The Assessor publishes assessor@washoecounty.gov and fax 775-328-3642 for general real-property/tax-cap matters, but the valuation appeal page itself does not promise an e-file portal; if you plan to email or fax an original petition, confirm acceptance before the deadline. No filing fee is listed in the official appeal materials. (washoecounty.gov)

What happens after

The appeal authority is the Washoe County Board of Equalization, a five-member board appointed by the County Commission. County Board hearings are held from late January through February, and the Board must finish equalization business by the end of February. (washoecounty.gov)

Washoe hearings are formal but homeowner-accessible. The Assessor first identifies the property and area; you present your evidence and value; the Assessor responds; then you may rebut. The Board may ask questions at any time. Washoe’s agenda language allows 20 minutes for the petitioner, 20 minutes for the Assessor, and 10 minutes for rebuttal. Hearings start at 9:00 a.m., are called based on petitioners present and signed in, and can run out of agenda order or into the evening. (washoecounty.gov)

Submit evidence to the Washoe County Clerk five days before the hearing: mail or hand-deliver to 1001 E. 9th St., Bldg. A, Reno, or fax 775-785-4346. If you miss that evidence deadline, bring eight copies. The Board may hear a petition even if you are absent, so written evidence matters if you cannot attend. (washoecounty.gov)

At the end, the Board may decide immediately or defer decision while similar appeals are completed. If you lose, a further appeal to the Nevada State Board of Equalization is due March 10. The State Board mainly reviews the County Board record, so make your full factual record at the Washoe hearing. (washoecounty.gov)

Local tips

Check exemptions and caps while you are reviewing value. Nevada individual exemptions available through Washoe include surviving spouse, veteran, disabled veteran, and blind person exemptions; for real property, the exemption card must generally be signed by June 15 before the new tax year. Homestead is different: a recorded Nevada homestead declaration protects equity from many general creditors, but Washoe’s own homestead page says it does not protect against payment of taxes. (washoecounty.gov)

Worked example: suppose a Reno homeowner’s 2026-2027 taxable value is $525,000, but nearby sales and condition evidence support $490,000. The reduction is $35,000 taxable value. Nevada assesses at 35%, so assessed value falls $12,250. At Reno’s 2026-2027 rate of $3.6600 per $100 assessed value, the pre-abatement annual tax difference is $448.35: $12,250 ÷ 100 × 3.66. If your 3% cap is already limiting the bill, the immediate bill savings may be smaller, but lowering the taxable value can still matter once calculated taxes fall below the capped amount.

Washoe County Property Tax Rate

For FY 2026-27, Washoe County does not have one single combined homeowner tax rate; the combined ad valorem rate varies by tax district. The official Washoe County Treasurer rate sheet lists combined rates including 2.7002 for the county/school/state base or rural Washoe County, 3.6600 for City of Reno and City of Sparks districts, 3.2402 for Truckee Meadows Fire Protection District, 3.5211 for North Lake Tahoe Fire District plus Incline Village G.I.D., and 3.0000 for Gerlach G.I.D.; Nevada property tax rates are applied per $100 of assessed value.

Source: https://www.washoecounty.gov/treas/files/2026-27%20Combined%20Rates%20FINAL.pdf

When Are Property Taxes Due in Washoe County?

FY 2026-27 real property tax installment due dates are: 1st installment Monday, August 17, 2026; 2nd installment Monday, October 5, 2026; 3rd installment Monday, January 4, 2027; 4th installment Monday, March 1, 2027. The last days to pay without penalty are August 27, 2026; October 15, 2026; January 14, 2027; and March 11, 2027, respectively. Real property and mobile home taxes are due on the third Monday in August, but may be paid in installments if the taxes on a parcel exceed $100; if the tax bill is $100 or less, the full amount is due on the third Monday in August.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://washoecounty.gov/treas/Billing.php

Property Tax Exemptions in Washoe County

• Veteran Exemption — A bona fide Nevada resident veteran who meets qualifying service-period or campaign/expedition service requirements and received an honorable discharge or certificate of satisfactory service, or who is still serving.. FY 2026/2027 exemption of 3,640 in assessed value; may be applied to real property, DMV Governmental Services Tax, manufactured/mobile home, aircraft, or business personal property. Yes; application/affidavit with required documentation, signed before a notary public or Assessor staff member. Apply by For real property, return the affidavit by June 15 before the fiscal year starts; for property acquired between June 15 and June 30, file by July 5.. (Source: https://www.washoecounty.gov/assessor/files/application_veteran.pdf)
• Disabled Veteran Exemption — A bona fide Nevada resident veteran with a permanent service-connected disability of 60% or greater; veterans with 59% or less do not qualify under this exemption but may qualify for the Veteran Exemption.. FY 2026/2027 assessed-value exemption: 100% disability = 36,400; 80% to 99% disability = 27,300; 60% to 79% disability = 18,200. A person who qualifies for the disabled veteran exemption is not entitled to the veteran exemption under NRS 361.090. Yes; application/affidavit with Nevada ID, discharge document, and VA or other military documentation showing permanent service-connected disability percentage; signed before a notary public or Assessor staff member. Apply by For real property, return the affidavit by June 15 before the fiscal year starts; for property acquired between June 15 and June 30, file by July 5.. (Source: https://www.washoecounty.gov/assessor/files/applicaton_disabledveteran.pdf)
• Surviving Spouse Exemption — A bona fide Nevada resident surviving spouse who has not remarried and has not claimed the exemption in another Nevada county.. FY 2026/2027 exemption of 1,820 in assessed value; may be applied to real property, DMV Governmental Services Tax, manufactured/mobile home, aircraft, or business personal property. Yes; application/affidavit with Nevada ID and spouse’s death certificate, signed before a notary public or Assessor staff member. Apply by For real property, return the affidavit by June 15 before the fiscal year starts; for property acquired between June 15 and June 30, file by July 5.. (Source: https://www.washoecounty.gov/assessor/files/application_survivingspouse.pdf)
• Surviving Spouse of Disabled Veteran Exemption — A bona fide Nevada resident surviving spouse of a veteran who had a permanent service-connected disability of 60% or greater, who was married to and living with the disabled veteran for the 5 years before the veteran’s death, and who has not remarried.. FY 2026/2027 assessed-value exemption: 100% disability = 38,220; 80% to 99% disability = 29,120; 60% to 79% disability = 20,020. These amounts include the surviving spouse exemption plus the disabled veteran component. Yes; application/affidavit with Nevada ID, spouse’s death certificate, spouse’s DD214, and VA or other military disability-percentage documentation; signed before a notary public or Assessor staff member. Apply by For real property, return the affidavit by June 15 before the fiscal year starts; for property acquired between June 15 and June 30, file by July 5.. (Source: https://www.washoecounty.gov/assessor/files/applicaton_survivingspousedisabledveteran.pdf)
• Blind Persons Exemption — A bona fide Nevada resident whose corrected visual acuity does not exceed 20/200 in the better eye, or whose better-eye field of vision subtends an angle of not greater than 20 degrees, with a licensed physician’s certificate.. FY 2026/2027 exemption of 5,460 in assessed value; may be applied to real property, DMV Governmental Services Tax, manufactured/mobile home, aircraft, or business personal property. Yes; application/affidavit with Nevada ID and licensed physician certificate; signed before a notary public or Assessor staff member. Apply by For real property, return the affidavit by June 15 before the fiscal year starts; for property acquired between June 15 and June 30, file by July 5.. (Source: https://www.washoecounty.gov/assessor/files/applicaton_blind.pdf)
• Partial Abatement / 3% Tax Cap — Owner-occupied homes used as primary residences, including single-family homes, condos, townhouses, and manufactured homes; certain rental units may also qualify if rents are at or below HUD median market rents.. Limits the annual property tax bill increase to 3% for an owner-occupied primary residence and certain qualified rentals; other properties are capped at a percentage not to exceed 8%. Yes when filing a low-tax-cap claim for the first time during the current fiscal year or when the Assessor requires an affidavit after changes such as ownership or occupancy changes; rental-property affidavits must be filed every year. Apply by June 15 for residential rental affidavits mailed by the Assessor; property owners should return required tax-cap forms when received.. (Source: https://www.washoecounty.gov/assessor/taxcap/index.php)

How to Look Up Your Property Record in Washoe County

You can look up your property's official record at https://www.washoecounty.gov/assessor/cama/index.php. The official Washoe County Assessor Real Property Assessment Data search shows parcel/APN, situs and owner search results, parcel information, tax district and tax cap status, building and land information, sales/transfer records, taxable and assessed values, and exemption value.