Washoe County Property Tax Appeal, Nevada

Travis Bunn·Updated July 24, 2026

Washoe County is Nevada's second-most populous county with approximately 486,492 residents as of the 2020 census, with Reno serving as the county seat. Major population centers include Reno (approximately 270,000), Sparks (approximately 110,000), and Incline Village on Lake Tahoe's Nevada side. Property tax appeals matter significantly here because Washoe County has the highest median property tax in Nevada at $1,889 annually, substantially higher than the state median of $1,749. The county's median home value of approximately $460,000 is the highest in Nevada, driven by tech industry growth in Reno and premium Lake Tahoe properties. Despite higher absolute bills, Washoe County's effective tax rate of 0.64% remains below the national median of 1.02%, making appeals valuable when assessments exceed fair market value.

Notable cities: Reno, Sparks, Incline Village, Spanish Springs, Sun Valley

Median Home

$460,000

Tax Rate

0.64%

Annual Tax

$2,512

Population

486,492

On the typical Washoe County home, valued near $460,000 at the county’s effective tax rate of 0.64%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: January 15, 2027

This year's appeal window has passed in most of Nevada. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

Appeals for the 2026-2027 tax year must be filed by January 15, 2027. If January 15 falls on a Saturday, Sunday, or legal holiday, the deadline extends to the next business day. The petition must be submitted to the Assessor's Office no later than 5:00 PM on the deadline date.

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How Washoe County Assesses Property

35%of market value

Assessed by: Washoe County Assessor's Office

Assessment cycle: annual

Notices typically mailed: mid-December through early January

Nevada law requires all property to be assessed at 35% of its market value. Washoe County reappraises each property annually, with assessment notices mailed in mid-December for the upcoming fiscal year beginning July 1. For example: if your home's market value is $460,000 (the county median), at Nevada's 35% assessment ratio your assessed value would be $161,000, resulting in approximately $2,944 in annual taxes at the county's effective rate of 0.64% (before any tax caps or exemptions apply).

The Appeal Process

Appeals are heard by the County Board of Equalization. The County Board of Equalization conducts hearings during January and February in accordance with Nevada Administrative Code and Open Meeting Law. The Board may deny the petition, uphold your proposed value, or decide on a different value. You may present your case in person or submit written evidence for consideration even if you cannot attend.

Contact the Assessor's appraisal staff at (775) 328-2233 to discuss your concerns informally before filing a formal appeal. Many valuation disputes are resolved at this stage without requiring a Board of Equalization hearing.

Obtain and complete the Petition for Review of Assessed Valuation form, available by calling the Assessor's Office, visiting in person at 1001 E. 9th Street Building D, or downloading it online at washoecounty.gov/assessor. Include your APN, property details, the assessor's value you are contesting, your opinion of correct value, and specific reasons for the appeal.

Submit your completed petition to the Washoe County Assessor's Office no later than 5:00 PM on January 15, 2027 (or the next business day if January 15 falls on a weekend or holiday). Include supporting evidence such as comparable sales, photos showing property condition, repair estimates, or appraisals.

Attend your County Board of Equalization hearing scheduled during January or February. The Board meets as needed to conclude all business by the end of February. You may present evidence in person, submit written evidence if you cannot attend, or have an authorized agent represent you. Bring 8 copies of documentation if not submitted 5 days prior to hearing.

If the County Board denies your petition or you disagree with their decision, appeal to the Nevada State Board of Equalization by filing a Petition for Review no later than March 10 following the County Board's decision. The State Board convenes the fourth Monday in March.

If still unsatisfied after the State Board decision, you may appeal to Nevada District Court on legal grounds. Most Washoe County appeals are resolved at the County Board level without requiring state-level or judicial review.

Required form: Petition for Review of Assessed Valuation to the County Board of Equalization (state-designed form available from Washoe County Assessor)

Filing Methods

online:Download the petition form at https://www.washoecounty.gov/assessor/real_property/appeal.php by entering your APN

in-person:File at Washoe County Assessor's Office, 1001 E. 9th Street, Building D, Reno, NV 89512, Monday-Friday 8:00 AM - 5:00 PM

mail:Mail completed petition to Washoe County Assessor, P.O. Box 11130, Reno, NV 89520-0027 (must be received by deadline)

phone:Call (775) 328-2277 to request forms or discuss concerns with an appraiser before filing

Evidence to Bring

Comparable sales of similar properties in your neighborhood showing lower market valuesProfessional appraisal report dated close to the assessment datePhotographs documenting property condition, damage, or needed repairsContractor estimates for repair work affecting property valueDocumentation of errors in property characteristics (square footage, room count, lot size, age)

Washoe County Assessor Contact

Washoe County Assessor's Office

Phone: (775) 328-2277

Address: 1001 E. 9th Street, Building D, Reno, NV 89512

Website: https://www.washoecounty.gov/assessor

Online Portal: https://www.washoecounty.gov/assessor/cama/index.php

Hours: Monday - Friday, 8:00 AM to 5:00 PM

Tax Exemptions in Washoe County

Disabled Veteran Exemption

$17,700 assessed value (60-79% disabled), $26,550 (80-99% disabled), or $35,400 (100% disabled)

Tiered exemption for veterans with service-connected disabilities ranging from 60% to 100%

Eligibility: Honorably discharged veterans with VA-certified service-connected disability of 60% or higher, Nevada resident for 6 months, 90+ consecutive days active duty during qualifying wartime periodDeadline: June 15 annually

Veteran Exemption

$3,540 assessed value deduction for fiscal year 2025-2026

Standard exemption for qualifying wartime veterans regardless of disability status

Eligibility: Veterans who served during recognized wartime period with honorable discharge and 90+ consecutive days active dutyDeadline: June 15 annually

Senior Citizens Property Tax Assistance Program

$500-$1,000 annual rebate based on income: $1,000 for income $0-$28,621; $750 for $28,622-$35,777; $500 for $35,778-$42,932

Annual rebate program for low-income seniors providing partial property tax relief

Eligibility: Age 62+ by June 30, household income under $42,932 (2026 limit), Nevada resident 10+ years, own and occupy primary residenceDeadline: January 1 - March 31 annually

3% Tax Cap (Partial Abatement)

Caps year-over-year tax increase at 3% of prior year's bill

Limits annual tax bill increases to 3% for owner-occupied primary residences, preventing large increases even when market values rise rapidly

Eligibility: Owner-occupied primary residences; must file Partial Tax Abatement Claim form annually to maintain eligibilityDeadline: June 30 annually (rental properties), ongoing for owner-occupied

Blind Person Exemption

$5,310 assessed value deduction for fiscal year 2025-2026 (approximately $189 annual savings)

Exemption for legally blind Nevada residents

Eligibility: Legally blind persons with medical certification on county formDeadline: June 15 annually

Surviving Spouse Exemption

$1,770 assessed value deduction for fiscal year 2025-2026 (approximately $63 annual savings)

Exemption for surviving spouses of deceased Nevada residents

Eligibility: Surviving spouse who has not remarriedDeadline: June 15 annually

Washoe County Appeal Statistics

Avg Reduction

$791

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Frequently Asked Questions

What is the deadline to file a property tax appeal in Washoe County for 2026-2027?

The deadline to file an appeal to the Washoe County Board of Equalization for the 2026-2027 fiscal year is January 15, 2027, by 5:00 PM. If January 15 falls on a Saturday, Sunday, or legal holiday, the deadline extends to the next business day. You must submit your Petition for Review of Assessed Valuation to the Washoe County Assessor's Office by this date, either in person at 1001 E. 9th Street Building D, by mail to P.O. Box 11130 Reno NV 89520-0027, or online through the county website. Missing this deadline means you cannot appeal your assessment for that tax year.

How do I file a property tax appeal online in Washoe County?

To file a property tax appeal online in Washoe County, visit the Assessor's website at washoecounty.gov/assessor/real_property/appeal.php and enter your Assessor's Parcel Number (APN) to download the pre-filled Petition for Review form. Complete the petition with your opinion of value, specific reasons for disagreement, and supporting evidence, then submit it to the Assessor's Office before the January 15 deadline. You can also call (775) 328-2277 to discuss your concerns with an appraiser before filing, which often resolves disputes without a formal hearing. For properties acquired after assessment notices are mailed, download the blank petition form from the same webpage or request one by phone.

What evidence do I need to win a property tax appeal in Washoe County?

To win a Washoe County property tax appeal, you need evidence proving your property's taxable value exceeds its full cash market value. The strongest evidence includes recent comparable sales of similar properties in your neighborhood showing lower values per square foot, a professional appraisal dated close to the July 1 assessment date, or documentation of errors in the Assessor's records such as incorrect square footage, room counts, or lot size. Other compelling evidence includes photographs documenting property condition or damage, contractor estimates for needed repairs that reduce value, and income/expense statements for income-producing properties. Submit your evidence to the County Clerk at least 5 days before your hearing, or bring 8 copies to present at the Board of Equalization hearing.

What happens at a Washoe County Board of Equalization hearing for my property tax appeal?

At a Washoe County Board of Equalization hearing, you present your case to the Board during meetings held in January and February. The hearing is conducted according to Nevada Administrative Code and Open Meeting Law, giving you the opportunity to explain why your assessed value is too high and present supporting evidence such as comparable sales, appraisals, or photos. The Board may ask questions at any time and can deny your petition, uphold your proposed value, or decide on a different value entirely. You are not required to attend in person; the Board will consider written evidence submitted in advance if you cannot be present. After the hearing, you will receive a written decision, and if unsatisfied, you have until March 10 to appeal to the Nevada State Board of Equalization.

How much can I save by appealing my property taxes in Washoe County?

Successful property tax appeals in Washoe County save homeowners an average of $791 per year according to recent data. Your actual savings depend on how much the Board reduces your assessed value and your property's tax rate. For example, if you successfully reduce your home's market value from $500,000 to $460,000, at Nevada's 35% assessment ratio that's a $14,000 reduction in assessed value, saving approximately $448 annually at Washoe County's typical 3.2% combined tax rate. The savings compound over time because Nevada's 3% annual tax cap means a lower baseline value reduces future increases. Given that approximately 25% of homes nationally are over-assessed, Washoe County homeowners with recent value increases or property condition issues have strong appeal potential.

Does Washoe County offer a homestead exemption that reduces property taxes?

Washoe County does not offer a traditional homestead exemption that reduces assessed value like many states. Instead, Nevada provides a 3% Tax Cap (Partial Abatement) under NRS 361.4723 that limits annual tax bill increases to 3% for owner-occupied primary residences, regardless of how much market values rise. You must file a Partial Tax Abatement Claim form annually to maintain this cap protection. This is different from a homestead exemption for creditor protection under Nevada law (up to $550,000 equity protection), which is filed with the County Recorder and does not reduce property taxes. For actual tax reduction, eligible homeowners should apply for the Disabled Veteran Exemption ($17,700-$35,400 assessed value), Veteran Exemption ($3,540), or the Senior Citizens Property Tax Assistance Program ($500-$1,000 rebate) depending on qualifications.

When are property assessment notices mailed in Washoe County and how long do I have to appeal?

Washoe County mails property assessment notices in mid-December each year for the fiscal year beginning the following July 1. By Nevada law, the Assessor must close the real property roll and mail value notices by January 1, though notices typically arrive in late December. Once you receive your assessment notice, you have until January 15 to file an appeal to the County Board of Equalization. This means you typically have only 2-3 weeks from receiving your notice to gather evidence, complete the petition form, and submit your appeal. The Assessor's Office recommends contacting their appraisal staff at (775) 328-2233 immediately upon receiving a notice you disagree with, as informal resolution before the January 15 deadline can save the time and effort of a formal hearing.

How does Nevada's 35% assessment ratio work for Washoe County property taxes?

Nevada law requires all property to be assessed at exactly 35% of its full cash market value, including all properties in Washoe County. The Assessor determines your property's market value using replacement cost for structures (depreciated 1.5% per year of age) plus land value, then multiplies by 35% to calculate your assessed value, which is the figure your tax rate applies to. For example, a $460,000 home has an assessed value of $161,000 (35% of market value). At Washoe County's combined tax rate of approximately 3.2-3.66 per $100 of assessed value (depending on your tax district), this results in approximately $2,944-$5,893 in annual taxes before any caps or exemptions. The 3% annual tax cap for owner-occupied homes limits bill increases regardless of assessment growth, providing important protection as Reno-area property values rise.

Official Resources

Washoe County Assessor's Office - Official Website →

Access assessment notices, file exemptions, search property records, download appeal forms, and contact appraisal staff.

Washoe County Property Search (CAMA System) →

Look up your property's assessed value, taxable value, sales history, and building characteristics by parcel number or address.

Washoe County Board of Equalization Information →

Find hearing schedules, appeal instructions, evidence submission guidelines, and Board of Equalization meeting minutes.

Nevada Department of Taxation - State Board of Equalization →

Access state-level appeal forms, Nevada Revised Statutes on property taxation, and information for appeals beyond the county level.

Washoe County Treasurer - Tax Payment Portal →

View and pay property taxes online, check payment history, and verify tax cap status for your parcel.

For state-wide appeal information including Nevada's assessment ratio and deadlines, see our Nevada Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Nevada Counties

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← All Nevada property tax appeal info

Sources: https://www.washoecounty.gov/assessor/ | https://www.washoecounty.gov/assessor/ImportantDates.php | https://propertytaxalmanac.com/nevada/washoe/ | https://www.ownwell.com/trends/nevada/washoe-county | https://www.nevadarealestategroup.com/blog/washoe-county-property-taxes-explained-2026/ | https://tax.nv.gov/

Last verified: 2026-07-24