Washoe County Property Tax Appeal — Nevada

Rob Hartley·Updated February 16, 2026

Washoe County is located in northwestern Nevada with Reno as its county seat. The county is home to major cities including Reno, Sparks, and Incline Village. With a median home value of approximately $550,000 as of 2026, Washoe County has the highest property taxes in Nevada at an effective rate of 0.64% to 1.13%, resulting in median annual property tax bills ranging from $1,889 to $2,511 depending on the source. Compared to the national median annual property tax bill of $2,400, Washoe County is near or slightly above the national average, making property tax appeals a valuable tool for homeowners seeking tax relief in this competitive market.

Notable cities: Reno, Sparks, Incline Village

Median Home

$550,000

Tax Rate

1.13%

Annual Tax

$2,511

Population

approximately 470,000

2026 Appeal Deadline: January 15, 2027

Appeals for the 2026-2027 tax year must be filed by January 15, 2027. If January 15th falls on a Saturday, Sunday, or legal holiday, the appeal may be filed on the next business day. The deadline is 5:00 PM on the due date.

Property in Washoe County, Nevada — local tax assessment and appeal guide

How Washoe County Assesses Property

35%of market value

Assessed by: Washoe County Assessor's Office

Assessment cycle: annual

Notices typically mailed: Spring (typically by mid-April to early May)

In Nevada, properties are assessed using a two-step process. First, the Assessor determines your property's taxable value, which includes the full cash value of land plus the replacement cost of improvements minus 1.5% depreciation per year. Second, your assessed value is calculated at 35% of the taxable value. For example, if your home's market value is $550,000, at Nevada's 35% assessment ratio your assessed value would be $192,500, resulting in approximately $2,174 in annual taxes at the county's effective rate of 1.13%. The property tax rate is then applied to the assessed value to determine your annual tax bill.

The Appeal Process

Appeals are heard by the County Board of Equalization. The County Board of Equalization consists of five members appointed by the County Commission Chairman. At the hearing, you will present evidence to support your opinion of value. The burden of proof is on the taxpayer to show that the valuation is in error or that taxable value exceeds full cash value (market value).

Step 1: Contact the Assessor's Office informally before filing. Call(775) 328-2233 or visit 1001 E Ninth St to discuss your concerns with an appraiser. Many concerns are resolved at this informal stage without needing a formal appeal.

Step 2: If concerns are not resolved, obtain the County Board of Equalization Petition form from the Assessor's Office, Nevada Department of Taxation, or download it from the county website using your Assessor Parcel Number (APN).

Step 3: Complete the petition form by providing your contact information, property details including APN, current taxable value, your opinion of value, and a detailed statement describing the facts and reasons for your appeal. Gather supporting evidence such as comparable sales, photos of property condition, repair estimates, and appraisal reports.

Step 4: Submit the completed petition to the Assessor's Office by mail, in-person, or after downloading online. The form must be received by 5:00 PM on January 15th (or next business day if January 15th falls on a weekend or holiday).

Step 5: Attend the County Board of Equalization hearing. The five-member board appointed by the County Commission Chairman will review your appeal. Present your evidence showing the valuation is in error or that taxable value exceeds full cash value (market value). The burden of proof is on the taxpayer.

Step 6: Receive the Board's decision. If you disagree with the County Board's decision, you may appeal to the Nevada Tax Commission within the timeframe specified in the Board's decision.

Step 7: As a final option, if you disagree with the Nevada Tax Commission's findings, you may pursue judicial review by filing with the appropriate court of law.

Required form: County Board of Equalization Petition (state-designed form available from Assessor's Office)

Filing Methods

online:Download form at https://www.washoecounty.gov/assessor/real_property/appeal.php

mail:Washoe County Assessor, 1001 E 9th Street, Reno, NV 89512-2845

in-person:Washoe County Assessor's Office, 1001 E Ninth St, Building D, Reno, NV. Hours: Monday-Friday, 8:00 AM to 5:00 PM

Evidence to Bring

Comparable sales of similar propertiesRecent appraisal reportsPhotographs showing property condition or defectsRepair estimates or contractor bidsDocumentation of property issues affecting value

Washoe County Assessor Contact

Washoe County Assessor's Office

Phone: (775) 328-2233

Address: 1001 E 9th Street, Building D, Reno, NV 89512-2845

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

Online Portal: https://www.washoecounty.gov/assessor/real_property/appeal.php

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

Tax Exemptions in Washoe County

Veteran's Exemption

$3,540 assessed value (approximately $126 annual savings)

Available to honorably discharged veterans who served at least 90 consecutive days of active duty during specified service periods

Eligibility: Must be a bona fide Nevada resident for 6 months, served minimum 90 consecutive days on active duty during qualifying periods, and received honorable discharge or certificate of satisfactory serviceDeadline: June 15 for real property (prior to start of new tax year); anytime before taxes due for personal property

Disabled Veteran's Exemption

60-79% disabled: $17,700 assessed value ($632 savings); 80-99% disabled: $26,550 assessed value ($948 savings); 100% disabled: $35,400 assessed value ($1,264 savings)

Enhanced exemption for veterans with permanent service-connected disabilities of 60% or greater

Eligibility: Must be a bona fide Nevada resident, have permanent service-connected disability of at least 60%, and received honorable discharge. Requires VA documentation of disability percentage.Deadline: June 15 for real property (prior to start of new tax year); anytime before taxes due for personal property

Surviving Spouse Exemption

$1,770 assessed value (approximately $63 annual savings)

Available to surviving spouses of eligible veterans or disabled veterans

Eligibility: Veteran must have been eligible for exemption at time of death or would have been eligible if Nevada resident; surviving spouse must not have remarried and must be bona fide Nevada residentDeadline: June 15 for real property (prior to start of new tax year); anytime before taxes due for personal property

Blind Exemption

$5,310 assessed value (approximately $189 annual savings)

Available to legally blind Nevada residents

Eligibility: Visual acuity with correcting lenses does not exceed 20/200 in better eye, or vision restricted to field of not greater than 20 degrees. Requires certificate from licensed physician.Deadline: June 15 for real property (prior to start of new tax year); anytime before taxes due for personal property

Property Tax Abatement (Tax Cap)

3% cap on primary residences; 8% cap on other properties

Partial abatement limiting annual property tax increases on primary residences and qualifying rental properties

Eligibility: Owner-occupied single-family residence that is the primary residence of the owner. Some rental dwellings meeting low-income rent limits may also qualify for 3% cap.Deadline: Automatic for qualifying properties; Partial Abatement Claim Form should be filed if property qualifies but not receiving benefit

Official Resources

Washoe County Assessor's Office - Official Website →

Access property assessment data, appeal forms, exemption applications, and contact information for the Assessor's Office.

Washoe County Property Tax Appeal Forms and Information →

Download the County Board of Equalization Petition form and view detailed instructions for filing your property tax appeal.

Washoe County Real Property Assessment Data Search →

Look up your property's current assessed value, taxable value, and assessment history using your parcel number or address.

Nevada Department of Taxation - Property Tax Information →

Access state-level property tax resources, appeal forms for the Nevada Tax Commission, and information about exemptions and tax relief programs.

Check Your Washoe County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Washoe County for the 2026-2027 tax year?

The deadline to file a property tax appeal in Washoe County is January 15, 2027, by 5:00 PM for the 2026-2027 tax year. If January 15th falls on a Saturday, Sunday, or legal holiday, the appeal may be filed on the next business day. This deadline applies to most types of property tax appeals filed with the County Board of Equalization. Missing this deadline means you lose your right to appeal your assessment for that tax year, so it's critical to act promptly after receiving your assessment notice in the spring.

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

To file a property tax appeal in Washoe County, first contact the Assessor's Office at(775) 328-2233 to discuss your concerns informally with an appraiser, as many issues are resolved at this stage. If not resolved, obtain the County Board of Equalization Petition form by downloading it from the county website at https://www.washoecounty.gov/assessor, visiting the office at 1001 E Ninth St, or calling to request one. Complete the form with your property information, APN, current assessed value, your opinion of value, and detailed reasons for your appeal. Submit the completed petition along with supporting evidence (comparable sales, photos, appraisals) to the Assessor's Office by mail, in-person, or online by the January 15th deadline at 5:00 PM.

How does Nevada's 35% assessment ratio affect my property taxes in Washoe County?

Nevada law requires that your property's assessed value be calculated at 35% of its taxable value, which significantly impacts your tax bill. For example, if your home has a market value of $550,000, your assessed value would be $192,500 (35% of $550,000). Property taxes are then calculated by applying the local tax rate to this assessed value rather than the full market value. In Washoe County with an effective rate of approximately 1.13%, this would result in an annual tax bill of about $2,174. Understanding this 35% ratio is crucial when appealing, as you need to demonstrate that your property's full cash value (market value) is less than what the Assessor determined.

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

To successfully appeal your property taxes in Washoe County, you must provide compelling evidence that your property's assessed value exceeds its full cash value (market value). The most effective evidence includes recent comparable sales of similar properties in your neighborhood that sold for less than your assessed value, a professional appraisal conducted within the last 6-12 months, photographs documenting property defects or conditions that reduce value, repair estimates from licensed contractors showing needed work, and documentation of factors like location issues or functional obsolescence. The burden of proof is on the taxpayer, so you must present clear, well-organized evidence that demonstrates the Assessor's valuation is incorrect. Multiple forms of supporting evidence strengthen your case before the County Board of Equalization.

When will I receive my property assessment notice in Washoe County?

The Washoe County Assessor's Office mails assessment notices to property owners in the spring, typically by mid-April to early May. These notices inform you of the proposed taxable and assessed value of your property for the next fiscal year, which runs from July 1 to June 30. The notice will show both your market value and assessed value (which is 35% of taxable value), along with an estimate of your annual property tax bill. If you don't receive your notice, you can verify your mailing address with the Assessor's Office at(775) 328-2233 or check your assessment online through the Real Property Assessment Data portal. Failure to receive a value notice does not invalidate the appraisal or extend the January 15th appeal deadline.

What happens at a County Board of Equalization hearing in Washoe County?

At a County Board of Equalization hearing in Washoe County, you will present your case before a five-member board appointed by the County Commission Chairman. During the hearing, you'll have the opportunity to explain why you believe your property's assessed value is incorrect and present your supporting evidence, such as comparable sales, appraisals, and photographs. The Assessor's Office will also present their evidence supporting the current valuation. The burden of proof is on you as the taxpayer to demonstrate that the valuation is in error or that the taxable value exceeds the property's full cash value (market value). The Board will review all evidence presented and issue a written decision. If you disagree with the Board's decision, you have the right to appeal to the Nevada Tax Commission.

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

The potential savings from a successful property tax appeal in Washoe County depends on how much you can reduce your assessed value. With Washoe County's effective tax rate of approximately 1.13%, every $10,000 reduction in your assessed value saves you about $113 annually. For example, if you successfully reduce your home's assessed value from $220,000 to $200,000 (a $20,000 reduction), you would save approximately $226 per year in property taxes. Over a five-year period, that's $1,130 in savings. Given that the median home value in Washoe County is around $550,000 with median annual taxes of $2,511, even a 10% reduction in assessed value could save homeowners $251 annually. These savings compound over time, making appeals worthwhile for properties that are genuinely overvalued.

What veteran and senior exemptions are available in Washoe County?

Washoe County offers several property tax exemptions for veterans and seniors through Nevada state law. Qualified veterans can receive an exemption of $3,540 in assessed value (approximately $126 annual savings), while disabled veterans receive enhanced exemptions: 60-79% disabled receive $17,700 assessed value exemption ($632 savings), 80-99% disabled receive $26,550 ($948 savings), and 100% disabled veterans receive $35,400 ($1,264 savings). Surviving spouses receive a $1,770 assessed value exemption ($63 savings). For seniors, Nevada offers a Senior Tax Assistance Rebate Program for residents age 65 or older who meet strict income limits ($23,540 for individuals, $31,860 for couples) and have continuously lived in Nevada paying property taxes since at least July 1, 2015. All exemptions must be applied for by June 15th to take effect for the next tax year.

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 →

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Sources: https://www.washoecounty.gov/assessor/ | https://www.washoecounty.gov/assessor/real_property/appeal.php | https://www.washoecounty.gov/assessor/real_property/AssessmentNotices.php | https://www.ownwell.com/trends/nevada/washoe-county | https://tax.nv.gov/faqs/veterans-tax-exemptions-faqs/

Last verified: 2026-02-16