Washoe County homeowners pay a median of $2,385 a year in property tax on a median home value of $539,900. Its effective tax rate (property taxes paid as a share of home values, per the Tax Foundation) is 0.46%, the 14th highest of 17 Nevada counties. The Washoe County Assessor sets the taxable value of every home in Washoe County and mails a value notice by December 18 when it appraises your home. If you disagree, the Washoe County Board of Equalization, an appointed citizen board, hears your appeal.
Opens soonAs of October 21, 2026, no appeal window is running for homes. Assessors mail value notices for homes they appraise that year by December 18, 2026, and appeals for the 2027-2028 tax year are due to the county Board of Equalization by Friday, January 15, 2027.
File your appeal with the county Board of Equalization on or before January 15 (the next business day if January 15 falls on a weekend or holiday). This is set by state law and is the same in every county. If you mail it, the post office postmark counts; a meter or online postage date does not. You must use the appeal form the county assessor provides. Example: Washoe County's petition for the 2026-2027 tax year had to reach the Assessor's Office by 5 p.m. on January 15, 2026. The next deadline, for the 2027-2028 tax year, is Friday, January 15, 2027.
Phone: 775-328-2277
Email: [email protected]
Address: 1001 E Ninth St., Reno, NV 89512
County Assessor: Chris Sarman
Official website: washoecounty.gov
The assessor can explain how your taxable value was figured, give you a copy of your appraisal and sales data within 15 days of asking, fix record errors, and give you the appeal petition.
When your property is appraised or reappraised, the assessor must mail or deliver a notice of assessed value by December 18. The notice covers the tax year that starts the next July 1. The full tax roll is open for inspection by January 1. Not getting a notice does not cancel the value, but you can ask the assessor for a free copy.
Look up your home on the Washoe County Assessor website and check square footage, bathrooms, condition and features. Mistakes are the easiest wins. Use our record card checklist.
Get the Board of Equalization petition from the Washoe County Assessor and file it by January 15 (next business day if January 15 is a weekend or holiday), using one petition per parcel. Ask the assessor's office where to turn it in; if you mail it, the post office postmark counts.
Recent sales of similar homes near you, close to January 1, showing your home would sell for less than its taxable value; A recent appraisal, or your purchase price if you bought recently in an open-market sale; Taxable values of similar homes in your subdivision that are valued lower than yours (for an equalization appeal); Photos and repair estimates showing defects or damage that lower value.
You have the burden to show why the value should change, at the county board and at the State Board. You must bring evidence: saying taxes are too high or went up is not enough, and the boards cannot lower a value because the tax is a hardship. In court, the standard is higher: you must show by clear and satisfactory evidence that the value is unjust and inequitable.
Next step: Nevada State Board of Equalization (SBE). On or before March 10 after the county board decision (next business day if March 10 is a weekend or holiday). For the 2026-2027 tax year it was March 10, 2026; the next one is March 10, 2027. Fill out the Taxpayer Petition for Appeal from the Decision of the County Board of Equalization (LGS-F038). Email it to [email protected] by 5 p.m. on March 10, or mail it to State Board of Equalization, 3850 Arrowhead Drive, Carson City, NV 89706, postmarked by March 10. Attach a short statement of your arguments and list the county case number. The State Board gets the county record itself. It decides on the same evidence you gave the county board. New evidence is allowed only if you could not have found it earlier with due diligence. Give it to the State Board in writing and serve the assessor at least 7 days before the hearing (NRS 361.360(2)). The Department's appeal page says evidence not yet available should reach the State Board no later than 15 days before the hearing, so send it by then to be safe. At the hearing each side usually gets about 15 minutes. The form lists no filing fee. Questions: (775) 684-2160. After the State Board, you can go to district court.
Enter the market value on your assessment notice and what you think the home would really sell for. We estimate the yearly saving if the board agrees with you.
Some states cap how fast the taxable value of a home can rise (California, Florida, Michigan and Texas homesteads, for example). If your taxable value is already held below market value by a cap, a lower market value may not lower this year's bill.
Fill in your details and download a written appeal statement as a PDF or Word file. Most boards also require their own appeal form: file the form and attach this letter and your evidence to it.
Tax Appeal Map is a free information site, not a law firm or appraiser. The letter is a template, not legal advice.
File your appeal with the county Board of Equalization on or before January 15 (the next business day if January 15 falls on a weekend or holiday). This is set by state law and is the same in every county. If you mail it, the post office postmark counts; a meter or online postage date does not. You must use the appeal form the county assessor provides. Example: Washoe County's petition for the 2026-2027 tax year had to reach the Assessor's Office by 5 p.m. on January 15, 2026. The next deadline, for the 2027-2028 tax year, is Friday, January 15, 2027.
File the petition from your county assessor with the Washoe County Board of Equalization (in many counties you hand it to the assessor's office) by January 15.
Phone 775-328-2277. Website: washoecounty.gov.
No filing fee was found in NRS or NAC chapter 361 or on Washoe's form. Ask your assessor to confirm for your county.
Contact details change; call or check the office website before you visit.