Clark County, Nevada property tax

ACS 5-year median real estate taxes paid (table B25103) divided by ACS 5-year median value of owner-occupied housing units (table B25077), county-wide. This is a ratio of two independently estimated medians — not the median of the ratio, and not a rate any parcel is billed. It reflects the actual mix of overlapping districts, exemptions and assessment caps as experienced by owner-occupants, and it lags: a 5-year sample centres about two and a half years before its end date.

Layer 1 of the county property-tax corpus: a MEASURED baseline from ACS 2020-2024 5-year, not a published rate. No statutory rate, assessment ratio or exemption has been collected for these counties yet, so nothing here should be read as what a particular property would be billed.

Nevada is the cheapest large state in this corpus to collect and the easiest to describe wrongly. One publication, the Redbook, carries all 17 county-equivalents; one ratio, 35%, covers every class; and yet the residential and commercial burdens genuinely diverge, through a mechanism no rate sheet displays. FOUR SEPARATE INSTRUMENTS, AND THEY MUST NOT BE MERGED. A constitutional rate cap of $5.00 per $100 assessed; a statutory rate cap of $3.64 that binds far inside it; per-parcel caps on how fast a BILL may grow, 3% for an owner-occupied primary residence and a county-derived figure up to 8% for everything else; and — the one most often missed, because the abatements get all the attention — NRS 354.59811, which caps a local government's allowable ad valorem REVENUE at 106% of the prior year's maximum. The bill caps and the revenue cap are different things operating on different objects, and Nevada has both. THE $3.64 CAP IS NOT BREACHED. The Redbook prints a FY2025-26 average county-wide rate of $3.6650 for Washoe, which looks like an exception and is not one: no taxing unit in Section A exceeds $3.6600, the figure Fallon, Elko, Reno, Sparks and others sit exactly at. The average is inflated because redevelopment-agency incremental value is excluded from assessed value while RDA revenue is included in the special-district column. The real ceiling is $3.64 plus the 2 cents of state levy that SB 502 places outside the limit, which is $3.66. VALUATION IS MARKET ONLY AT THE CEILING. Land is at full cash value, which is market. Improvements are replacement cost new less 1.5% a year to a maximum of 50 years, so anything over fifty years old sits at a 25% residual floor of replacement cost however well kept, and the clock runs on ADJUSTED actual age, so a substantial remodel moves it back. NRS 361.227(5) then requires the assessor to reduce taxable value wherever it exceeds full cash value. Recording this as `market` is right about the bound and silent about the mechanism, so the mechanism is written out here. EXEMPTION AMOUNTS ARE IN ASSESSED DOLLARS. Every partial exemption in this record is stated on the 35% basis, so a $3,540 veteran exemption is $10,114 of taxable value. Reading them as market-value figures overstates relief by nearly three times. One correction worth recording against the received account: mines are NOT outside the ad valorem system. Nev. Const. Art. 10 §5(3) has a patented mine "assessed and taxed as other real property", carving out only the value of the mineral itself; net proceeds of minerals is added into each taxing unit's total assessed valuation in the Redbook rather than standing beside it as a parallel system. Citation note: all four Nevada hosts answer a plain client at HTTP 200, so unlike Michigan every figure here is checkable on a schedule. Two hazards nonetheless. tax.nv.gov redirects any unrecognised upload path to its homepage and finishes at HTTP 200 with 167KB of HTML, so a wrong URL looks like a working one — content-type is the only tell. And the FY2025-26 Redbook is filed as "FY-2025-2026-Final-Tax-Levied.pdf", not under the Redbook name the site calls it by, so searching on the publication's title finds the FY2024-25 edition and stops. leg.state.nv.us, by contrast, is exemplary: it stratifies NRS 354.59811 into two dated versions on the page, which is exactly what Washington does not do.