Las Vegas, Nevada
Clark County commercial property tax appeals
Appeals start with the Clark County Assessor and go to the Clark County Board of Equalization. Here is how commercial evidence is built, filed and heard in Clark County.
- Assessor
- Clark County Assessor
- First-level board
- Clark County Board of Equalization
- Filing deadline
- Petition received or postmarked on or before January 15 (the next business day when January 15 falls on a weekend or legal holiday)
- Commercial assessment level
- 35% of taxable value (NRS 361.225)
- Value standard
- Taxable value: full cash value of land plus replacement cost of improvements less depreciation at 1.5% a year for up to 50 years, never more than full cash value (NRS 361.227)
- Valuation date
- Taxable value for the fiscal year beginning July 1; property is assessed to the owner of record as of July 1 (NRS 361.260)
- Assessment cycle
- Annual taxable value for each fiscal year (July 1 to June 30); every parcel must be physically reappraised at least once every 5 years, with Nevada Tax Commission improvement factors and county land factors applied in the other years (NRS 361.260)
- Notices mailed
- Notices of assessed value are mailed on or before December 18, ahead of the fiscal year that begins the following July 1 (NRS 361.300)
How Clark County assesses commercial property
Clark County assesses real property at 35% of taxable value, and taxable value in Nevada is not simply market value. Land is valued at full cash value, while improvements are valued at replacement cost new less depreciation at 1.5% a year for up to 50 years. The statutory ceiling is the key to commercial appeals: under NRS 361.227(5), the computed taxable value may not exceed full cash value. When an office building, shopping center or older industrial building is worth less than its cost-based value, that is the argument.
The Assessor mails notices by December 18 for the fiscal year that starts the following July 1, and the petition to the Clark County Board of Equalization is due by January 15. The Board meets from mid January through mid March, grants no continuances, and hears each case in a short public session with the Assessor and petitioner presenting in turn. A petition can also argue inequity under NRS 361.356 when a property is assessed higher than comparable property.
If the county board does not grant relief, the next appeal goes to the Nevada State Board of Equalization by March 10. For an evidence package here, the essential pieces are an income approach and sales showing full cash value, plus land sales and obsolescence support aimed at the two parts of the cost-based taxable value.
Major commercial submarkets
- Las Vegas Strip resort corridor
- Downtown Las Vegas
- Southwest Las Vegas and the 215 Beltway
- North Las Vegas industrial (Apex and Speedway)
- Henderson
- Summerlin
Uniformity authority
Nev. Const. art. 10, §1 (uniform and equal rate of assessment); NRS 361.356 (appeal when assessment is inequitable compared with similar property)
Appeal statute
NRS 361.355 and 361.357 (appeals to the county board of equalization); NRS 361.360 (State Board of Equalization)
After the board
Nevada State Board of Equalization, appeal filed on or before March 10 (NRS 361.360); the State Board holds hearings from March through October in Carson City and Las Vegas, and its decisions are subject to judicial review in district court
Official forms ATALI ELECTRIC fills for Clark County
| Form | Filed with | Purpose |
|---|---|---|
| Petition for Review of Assessed Valuation | Clark County Board of Equalization | Appeals the taxable value on the December notice for the coming fiscal year, stating the owner's opinion of value and the grounds (value above full cash value, or inequity under NRS 361.356). |
| Agent Authorization Form | Clark County Board of Equalization | Authorizes a consultant or attorney to appeal for the owner. Petitions without proper authorization can be recommended for dismissal before the merits are heard. |
| Appeal to the State Board of Equalization | Nevada State Board of Equalization (Department of Taxation, Carson City) | Appeals the county board's decision by March 10. Evidence already in the county board record is not resubmitted (NAC 361.738). |
Filing system: Paper Petition for Review of Assessed Valuation filed with the Clark County Board of Equalization by mail or hand delivery
Hearings and evidence
The Board, appointed by the County Commission and independent of the Assessor, meets from mid January through mid March in public session under the Nevada Open Meeting Law. Continuances and date changes are not granted. The Assessor identifies the property, the petitioner presents evidence of value, the Assessor presents its support, the petitioner rebuts, and the Board asks questions. The Board first confirms that the petition is within its jurisdiction, then hears the merits.
- 01NAC 361.631: evidence of full cash value may include income capitalization of fair economic income, land value plus depreciated replacement cost of improvements, and prices of comparable market sales.
- 02Income approach evidence should follow generally accepted accounting principles (NAC 361.304), so operating statements need consistent, documented line items.
- 03The Board may only address value and equity; ability to pay, tax rates and the amount of the tax abatement are outside its authority.
- 04The petitioner's rebuttal is limited to the Assessor's evidence, so the full case must be presented in the opening.
- 05A reduction applies only to the fiscal year under appeal; each later year needs its own petition by January 15.
Income evidence
Nevada's taxable value is a cost-based figure: land at full cash value plus improvements at replacement cost new less statutory depreciation of 1.5% a year. The income approach enters through the ceiling in NRS 361.227(5): taxable value may not exceed full cash value. A commercial appeal therefore shows that full cash value, measured by capitalizing fair economic income and by comparable sales, is below the Assessor's cost-based figure. Land value is the other lever, because it is set at full cash value each year and can be challenged with land sales directly. For Strip resorts and other hospitality property, income from gaming, food and beverage and other business operations must be separated from real property income before capitalizing.
Practitioner notes
- Nevada's partial abatement caps the year-over-year increase in taxes on most property. For commercial property the cap is set by formula each year at no more than 8%, so a lower taxable value may not reduce the current bill if the abatement already limits it, but it lowers the base for future years.
- Because the statutory depreciation runs at only 1.5% a year, older buildings with functional or external obsolescence are frequently assessed above full cash value. Obsolescence evidence is the core of many cases.
- The appeal window opens with the December notice and closes January 15, a short window that runs over the holidays. Calendar it before Thanksgiving.
- Land is revalued annually at full cash value, so land sales in the Southwest, Henderson and North Las Vegas industrial corridors are worth tracking even when the building value is not in dispute.
Clark County appeal questions
Last verified October 2026 against the assessor, board and statute.
Why is my assessed value 35% of the number I expected?
Nevada assesses property at 35% of taxable value under NRS 361.225. A building with a $20 million taxable value carries a $7 million assessed value before the tax rate is applied.
Can taxable value exceed market value in Nevada?
No. NRS 361.227(5) requires the Assessor to reduce the computed taxable value if it exceeds full cash value. Showing that full cash value is lower is the main route to a reduction for commercial property.
When is the Clark County appeal deadline?
The petition must be received or postmarked on or before January 15, or the next business day if January 15 falls on a weekend or holiday. Appeals to the State Board of Equalization are due by March 10.
Nearby jurisdictions
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