Las Vegas property tax, without the guesswork.

For a home with a $500,000 market value in unincorporated Clark County (most of Summerlin, Spring Valley, and Enterprise), the annual property tax bill is approximately $5,161 — calculated as 35% taxable value × 2.9489% tax rate. The same home inside the City of Henderson runs roughly $4,695 due to Henderson's lower 2.6829% rate. Effective property tax rates across Clark County range from 0.94% to 1.03% of market value, depending on jurisdiction.

Nevada calculates property tax using three steps: (1) the County Assessor determines taxable value (replacement cost minus depreciation, capped by market value); (2) taxable value is multiplied by 35% to get assessed value (per NRS 361.225); (3) assessed value is multiplied by the local tax rate per $100. For a $500,000 home: $500,000 × 35% = $175,000 assessed value, then $175,000 ÷ 100 × $2.9489 = $5,161 annual tax bill in unincorporated Clark County.

Nevada Revised Statute 361.4723 caps annual property tax increases at 3% for owner-occupied primary residences and 8% for non-primary residences (second homes, investment properties, vacant land). The cap survives ownership transfer and provides multi-decade tax certainty no other state matches. The cap protects long-tenured homeowners whose property values have appreciated significantly faster than the cap allows.

Clark County property tax bills are mailed in July each year for the fiscal year running July 1 through June 30. Taxes are paid in four equal quarterly installments: 3rd Monday of August, 1st Monday of October, 1st Monday of January, and 1st Monday of March. Property owners can pay the full annual amount upfront if preferred. Payments can be made online at clarkcountynv.gov, by mail, in person at the Treasurer's office, or through your mortgage company's escrow account.

Nevada offers several property tax exemptions: (1) Disabled Veterans exemption up to $30,800 of assessed value depending on disability rating; (2) Surviving Spouse exemption up to $1,500 of assessed value for widows and widowers; (3) Blind exemption up to $4,800 of assessed value for legally blind residents; (4) Senior tax assistance program for low-income seniors meeting income limits. Applications are filed with the Clark County Assessor by June 15 for the following fiscal year.

Yes, substantially. California property taxes run roughly 1.1% to 1.25% of assessed value with Proposition 13 limiting annual increases to 2%. Las Vegas effective property tax rates run 0.94% to 1.03% of market value with a 3% annual cap. On a $1 million home, California taxes are typically $11,000-$12,500 annually versus $9,400-$10,300 in Las Vegas — a roughly $2,000 annual savings. Combined with Nevada's zero state income tax, total tax burden for relocating Californians is dramatically lower.

Yes, in most cases. When you purchase a home, the Clark County Assessor reassesses taxable value to current market value. This typically resets the property tax base to the new purchase price, then the 3% (primary) or 8% (non-primary) annual cap applies going forward. Long-tenured sellers often have assessed values well below market; new buyers should plan for the year-one property tax to reflect the actual purchase price, not the prior owner's capped amount.

Property owners who believe their assessed value is incorrect can file an appeal with the Clark County Board of Equalization by January 15 each year. The appeal requires documentation of comparable sales, recent appraisals, or evidence of physical depreciation. The Board reviews appeals through March. If denied, owners can appeal to the State Board of Equalization. Nevada Real Estate Group can prepare a comparative market analysis to support an assessment appeal at no cost.

New construction is assessed at full replacement cost in year one, then subject to the standard 3% or 8% annual cap thereafter. The Assessor uses construction cost data, lot value, and finish quality to set initial taxable value. Buyers of brand-new homes should budget for year-one property tax based on their full purchase price, including upgrades, lot premiums, and any builder-paid closing credits. The cap protection begins in year two.

Clark County property tax revenue funds local government services. Approximate distribution: Clark County School District (33%), Clark County general fund and services (24%), state and other jurisdictions (15%), Las Vegas Valley Water District and Sanitation (10%), Library District (6%), Fire District (5%), and incorporated city services or other (7%). The exact distribution varies slightly by jurisdiction (Las Vegas, Henderson, North Las Vegas, Boulder City, or unincorporated Clark County).