Property tax appeal · Nevada
Appeal your property taxes in Nevada.
In Nevada, the county assessor sets your value and the County Board of Equalization (then State Board of Equalization) hears your case. Boards act on evidence of market value as of the assessment date, and a licensed, USPAP-compliant appraisal is that evidence.
$5, credited toward your appraisal.
Nevada
2 county pages below
- Values your home
- County assessor
- Hears your case
- County Board of Equalization (then State Board of Equalization)
- Desktop appraisal
- $225
- $5 check credited
- Timing
- Confirmed with your order
Deadline
Petitions to your County Board of Equalization are due by January 15, following the assessment notices counties mail in December.
Confirm your filing window and recipient requirements before ordering. Service availability and delivery depend on the property, evidence and appraiser. You remain responsible for filing on time.
How it works
How to appeal your property taxes in Nevada.
- Step 1
Check your savings
Enter your address and pay $5. We check your Nevada assessment against recent nearby sales.
- Step 2
Order the appraisal
A desktop appraisal valued as of your assessment date, with the $5 credited. Complex homes get one exact quote.
- Step 3
Show us your home
Walk through on your phone so the appraiser sees its condition. A desktop appraisal needs no visit.
- Step 4
File your appeal
A state-licensed NV appraiser signs it, with a cover letter and filing steps. You file by your deadline, and the County Board of Equalization (then State Board of Equalization) hears your case.
The evidence
Boards act on value, not frustration.
However Nevada labels the process, the case underneath is the same: show what your home was actually worth on the assessment date. A licensed, USPAP-compliant appraisal, with comparable sales, documented adjustments and a signed opinion of value, is that showing.
What the appraisal gives you
- Valued as of your assessment date, not today
- Comparable sales with adjustments and citations
- Signed by a state-licensed NV appraiser
- A phone walkthrough; a desktop appraisal needs no visit
Confirm before you file
- Your filing deadline, from your assessment notice
- Appraiser availability and delivery timing, before you order
The process
How Nevada handles appeals.
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.
Worth knowing in Nevada
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.
FAQ
Nevada questions
When is the property tax appeal deadline in Nevada?
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.
How does Nevada’s taxable value differ from market value?
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.
