In recent years roughly 0.5 to 0.7 percent of market value a year for most homes here, or about $2,250 to $3,150 on a $450,000 house: the combined district rate runs near $3 per $100 of assessed value, assessed value is 35 percent of the assessor's taxable value, and that taxable value sits well below the price.
There is a single rate people want quoted and no honest way to quote one, because two things sit between the price of a house and its tax bill. The first is the assessor's taxable value, which is a depreciated construction cost rather than a sale price. The second is the abatement, which holds a long-held owner's bill far below the arithmetic and carries over to whoever buys it as the base of their own bill. The rate itself is the least variable part of the whole calculation.
The rate, and why it varies by street
Nevada caps the combined rate at $3.64 per $100 of assessed value (NRS 361.453). Across Clark County the districts land between roughly $2.50 and $3.50, and the difference is which authorities overlap a given parcel: the state, the county, the city of Las Vegas or Henderson or North Las Vegas or unincorporated township, the school district, and any library, fire or improvement district. A parcel in the city of Las Vegas and one two miles away in unincorporated Clark County sit in different tax districts with different combined rates.
The assessor's parcel page names the tax district for any address and prints the rate applied to it. That is the only way to get the exact number rather than a valley average.
A worked example at $450,000
Say a buyer pays $450,000 for an existing home. The assessor's taxable value on a house that is not new commonly runs 60 to 80 percent of the price, because the improvements are carried at replacement cost less 1.5 percent depreciation per year of age. Put it at $290,000, about 65 percent.
Assessed value is 35 percent of that: $101,500. At $3.00 per $100 the annual tax is $3,045, about $254 a month, and 0.68 percent of the price. At $3.30, nearer the top of the valley's range, the same parcel runs about $3,350, or 0.74 percent. A newer or larger home whose taxable value sits closer to 80 percent of the price, say $360,000, is assessed at $126,000 and runs about $4,160 at $3.30, which is 0.92 percent. That spread is the honest answer, and it is why a quoted rate without a parcel behind it is a guess.
- Price: $450,000.
- Assessor's taxable value: about $290,000 on an existing home, or $360,000 on a newer one.
- Assessed value: 35 percent of taxable value, so $101,500 or $126,000.
- Annual tax at $3.00 to $3.30 per $100: about $3,045 to $4,160, or $254 to $347 a month.
Why the seller's bill is lower than yours will be
The abatement caps a bill's annual increase at 3 percent for an owner-occupied primary residence and up to 8 percent otherwise. Over fifteen years of a rising market that compounds into a large gap between what the arithmetic says and what the owner pays. Both caps are computed off the parcel's own prior-year bill, so the buyer's first full year is the seller's last bill plus a cap rather than the arithmetic.
A disclosure showing $1,900 of tax on a home that computes to $3,000 is not wrong, it is a long-held bill, and the buyer inherits it. What the recorded deed removes is the 3 percent primary-residence claim. Re-make it at closing on the declaration of value (AB 377, 2025) or on the card the assessor mails after the deed records, and the increase stays at 3 percent instead of up to 8.
Getting the actual number for one house
The parcel record is the source. It carries the taxable and assessed values the county is currently using, the tax district, the rate and the current year's bill, and our property pages pull that record for any address in the valley. The treasurer's own record shows which installments have been paid, which is what escrow prorates against at closing.
For a payment estimate before an offer, take the parcel's current bill and add the cap that will apply to it, plus tax on anything permitted that is not yet on the roll. A payment calculator that treats the seller's line as fixed understates the first full year, and it misses new improvement value entirely on a house that was recently added to.
Questions people ask
What is the property tax rate in Nevada?
The combined rate is capped at $3.64 per $100 of assessed value statewide, and Clark County districts run about $2.50 to $3.50. Because assessed value is only 35 percent of the assessor's taxable value, the effective rate against market price lands well under 1 percent.
Does Las Vegas have a city property tax?
The city of Las Vegas is one of the authorities inside a parcel's combined rate, alongside the state, the county, the school district and any special districts. It is not billed separately: the treasurer sends one bill covering all of them.
How do I find the property tax on a specific house?
Look the address up in the county assessor's parcel record, which prints the taxable value, the assessed value, the tax district and the rate. The treasurer's record shows the current bill and which installments have been paid.