Property Tax Appeals · Nevada
Appeal your property taxes
in Nevada.
Nevada doesn’t assess pure market value — taxable value is the land at full cash value plus the improvements at replacement cost, depreciated 1.5% per year of age up to 50 years, and assessed value is 35% of that. Assessors mail notices in December, and appeals go to the County Board of Equalization by January 15, with the State Board of Equalization behind it. The statutory backstop is your lever: taxable value may not exceed full cash value, so if a licensed appraisal shows the home would sell for less than the taxable value on the notice, the board is required to bring it down.
Petitions to your County Board of Equalization are due by January 15, following the assessment notices counties mail in December.
Nevada’s tax-cap abatement (a 3% annual increase cap on owner-occupied primary residences, up to 8% otherwise) limits the bill, not the value — but a value cut still lowers the base the cap compounds from. Confirm your primary-residence cap is actually applied; misclassification is a common, fixable error.
The evidence
Boards act on value,
not frustration.
However Nevada labels the process, the case underneath is identical: show what your home was actually worth on the assessment date. A licensed, USPAP-compliant appraisal — comparable sales, documented adjustments, a signed opinion of value — is that showing. Start with the $5 check to see if the numbers are on your side before you spend real money.
- Valued as of your assessment date — not today
- Comparable sales with adjustments and citations
- Signed by a state-licensed NV appraiser
- Phone walkthrough — no stranger in your home
- Delivered in 48–72 hours, rush available
Nevada counties
Nevada questions
January 15 — petitions go to your County Board of Equalization after December assessment notices, and the county boards hear cases in February. State Board of Equalization appeals follow if needed.
Taxable value is a cost-based number: land at market plus the depreciated replacement cost of the buildings. But by statute it can never exceed full cash (market) value — proving market value is lower, appraisal in hand, is the classic winning Nevada appeal.
We’re not an AVM, a computer model, or a real-estate agent estimate. Every report is prepared under the Uniform Standards of Professional Appraisal Practice (USPAP) and signed by a licensed appraiser in your state — the same qualification required for mortgage appraisals.