Property Tax Appeal


Understanding Property Tax Appeals in Clark County


Every year, the Clark County Assessor sends out a “Notice of Value” to property owners by December 18th. This notice includes the Taxable Value, which is the basis for your property taxes. If you believe the taxable value is inaccurate, you have the right to appeal it by submitting Form 5101SBE to the Clark County Board of Equalization. Appeals must be filed by January 15th, either in person or by mail to:

Clark County Assessor’s Office

500 S Grand Central Parkway, 2nd Floor

Las Vegas, NV 89155


Detailed instructions for completing the form are available on both the Clark County Assessor’s and the Nevada Department of Taxation’s websites.


Is Your Property Being Over-Taxed?


To determine if your property taxes are higher than they should be, check the Taxable Value section on your Notice of Value. This value represents the appraised value of the land plus the current replacement cost of the improvements (such as buildings), minus depreciation.


Here’s how taxable value is calculated, based on Nevada Revised Statute 361.227(b):

  • Land Value: The appraised value of the land.

  • Replacement Cost of Improvements: The cost to rebuild the structures on your property.

  • Depreciation: Calculated as 1.5% per year of the property's age, multiplied by the replacement cost.


Example Calculation


Let’s break it down for a typical home with a pool in a subdivision, where all improvements were built 10 years ago:

  • Land Value: $50,000

  • Land Value: $50,000

  • Land Value: $50,000

  • Land Value: $50,000


The taxable value should align closely with your property’s market value . If the market value is lower, you may have grounds for an appeal.


Steps to Verify Your Property’s Market Value

  • Visit the “How Much Is My House Worth?” tab and use trusted online valuation tools like Redfin, Realtor.com, or others. Compare these values to the assessor’s taxable value.

  • Since algorithms like Zillow’s often skew towards higher estimates, check multiple valuation tools for accuracy.

  • If your property’s market value is lower than the taxable value, you may qualify for a tax reduction.


For your appeal, you’ll need to present compelling evidence. One of the strongest forms of evidence is an appraisal report prepared by a certified real estate appraiser, like those at Legacy Appraisal Group.


Why Choose Legacy Appraisal Group?


Navigating the property tax appeal process may seem intimidating, but with the right guidance, it’s straightforward and worth the effort. At Legacy Appraisal Group, we’ve helped clients successfully appeal their property taxes year after year. Our founder, Jerad Hunsaker, brings years of experience and expertise to deliver reliable, professional appraisal reports that strengthen your case.


We use advanced tools, including Marshall and Swift Cost Estimators, along with a deep understanding of local market dynamics, to ensure your property’s valuation is accurate. With our help, you can confidently challenge overvalued assessments and achieve fair property taxes.


Take Control of Your Property Taxes


Don’t leave your property taxes to chance. If you suspect your taxable value is higher than it should be, let Legacy Appraisal Group assist you. With our meticulous attention to detail and commitment to providing credible appraisals, we’re here to support your appeal every step of the way.


Contact us today to schedule an appraisal or to learn more about how we can help you achieve a fair assessment for your property.

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