Carson City has an unusually simple rate question and a less simple bill question. It's a consolidated city and county, so ten of its eleven tax districts pay exactly the same $3.57 per $100 of assessed value for fiscal 2026–27, and the eleventh pays $3.54. What separates one home's bill from another's is nearly everything else: its age, its taxable value and how long the cap has been holding it down.
I pulled every single-family closing in ZIPs 89701, 89703 and 89706 from June through September 2026 to measure that. Across 225 sales with a usable tax figure, the median was $2,677 a year on a $574,800 median price, about 0.47%. Below are the rate, a worked bill, the cap, and how the capital compares with Reno, Sparks and California. Browse current homes for sale in Carson City, NV as you read.
Carson City homes pay $3.57 per $100 of assessed value in ten of the city's eleven tax districts for fiscal 2026–27, and $3.54 in the other. The median tax figure on 225 single-family closings from June through September 2026 was $2,677 a year, about 0.47% of a $574,800 median price. Eligible primary residences get a 3% limit on bill growth once claimed; other property is capped at 6.9% this year.
- Ten Carson City tax districts pay $3.57 per $100 of assessed value; district 2.6 pays $3.54.
- The median single-family closing carried a $2,677 tax figure on a $574,800 price, about 0.47%.
- Homes built from 2010 through 2023 ran a $5,842 median, triple the pre-1990 median of $1,926.
- The 2026–27 general cap here is 6.9%, below the 8% that applies in Washoe County.
- File the primary-residence claim after you buy, because a sale moves the parcel off the 3% cap.
How do property taxes work in Carson City?
Nevada's formula has three inputs, and what you paid for the house isn't among them. NRS 361.227 sets taxable value at land value plus the replacement cost of the improvements, less depreciation of 1.5% a year for up to 50 years. NRS 361.225 assesses that at 35%. The district rate then applies to the assessed value, and the abatement cap limits how far the result can climb above last year's tax.
In Carson City one office sits behind all of that. There's no separate county and city budget stacking up, which is why the rate table below fits on two lines. The bill itself comes from the Carson City Treasurer, and the Treasurer's notice for 2026–27 says each bill shows whether the parcel is listed at the low or high cap. Read that line first on any home you're considering. If the seller filed the claim, it tells you what they've been paying under; it doesn't carry over to you.
What is the property tax rate in Carson City?
The rate is $3.5700 per $100 of assessed value in ten districts and $3.5400 in district 2.6. According to the Nevada Legislature's fiscal staff, working from the state's certified rate report, the $3.57 breaks into $0.17 for the state, $1.18 for the school district, $2.19 for the consolidated government and $0.03 for the Carson Water Subconservancy District. District 2.6 has no water levy, which accounts for its 3-cent gap.
| Tax districts | Rate per $100 assessed | Levies | Gross tax per $100,000 of taxable value |
|---|---|---|---|
| 1.0, 1.5, 1.6, 1.7, 2.1, 2.3, 2.4, 2.5, 2.7, 2.8 | $3.5700 | State, school, Carson City, Carson Water Subconservancy | $1,249.50 |
| 2.6 | $3.5400 | State, school, Carson City | $1,239.00 |
So the district barely matters here: on a $140,000 assessed value the gap between the two rates is $42 a year. Both rates also sit below the $3.66 cap the Legislature's staff use as the yardstick, by 9 cents and 12 cents. NRS 361.453 sets the general limit, and the same state rate report lists a home with $100,000 of taxable value at $1,249.50 before abatement. For the tax's place in a household budget, see our Carson City cost-of-living guide.
How is a Carson City home's assessed value calculated?
Assessed value is simply 35% of the taxable value set for the parcel, but seeing it run through to a bill shows why the sticker rate misleads. The example below assumes a $380,000 taxable value and a prior-year bill of $2,677, the median in our closings. Those two are my inputs; the rate and caps are published figures.
| Step | Figure | Basis |
|---|---|---|
| Taxable value | $380,000 | Assumed; set by the Assessor from land and depreciated improvements |
| Assessed value | $133,000 | 35% of taxable value |
| Gross tax | $4,748 | $3.5700 per $100 assessed |
| Prior-year bill | $2,677 | Assumed; median MLS tax figure |
| Most this year's bill can be, low cap | $2,757 | $2,677 × 1.03 |
| Most this year's bill can be, high cap | $2,862 | $2,677 × 1.069 |
| Abatement at the low cap | $1,991 | $4,748 minus $2,757 |
| Monthly escrow at the low cap | About $230 | $2,757 ÷ 12 |
The owner here pays about 58% of what the rate alone would produce. That shortfall isn't forgiven forever: the bill can keep rising up to the cap each year until it reaches the gross figure. It also explains a pattern in the closings data below, where two homes at similar prices carry very different bills.
For a new owner, the difference between the two cap lines is about $105 in year one. It's a small number, but it recurs and compounds until someone files the form. Use the table as a method. Pull the current bill for the actual parcel before you rely on any of these figures.
What is the 3% property tax cap in Carson City?
Two caps apply, and Carson City's higher one is lower than most of its neighbors'. NRS 361.4723 limits the tax on an owner's primary residence to 3% over the prior year. Everything else uses the general cap in NRS 361.4722, which is the greater of the county's moving-average assessed-value growth or twice inflation, up to 8%.
According to the Department of Taxation's 2026–27 cap schedule, Carson City's moving average was 6.9% and twice inflation was 5.4%, so its general cap is 6.9%. Clark and Washoe both hit the 8% limit. Second homes, rentals that don't qualify for the lower cap, land and commercial property pay under that general figure.
The cap has limits worth knowing:
- It's a claim, not a default. The Treasurer's notice ties a parcel's low or high status to the claim form filed with the Assessor. After a purchase, confirm yours at (775) 887-2130.
- It doesn't cover new value. The statutes leave out a parcel with no prior-year value and any increase from new improvements, so a major addition can raise a bill by more than 3%.
- A late correction has a deadline. NRS 361.4734 sets June 30 of the fiscal year for a petition on a cap determination.
For a multi-year look at what the gap between the caps adds up to, see our 3% versus 8% cap guide, remembering that Carson City's figure this year is 6.9%.
How much are property taxes on a typical Carson City home?
Across the 225 closings, half of the tax figures fell below $2,677. Age does most of the sorting. The figure is the annual tax amount on the MLS listing, normally the seller's recent bill, with no tax year stated, so it carries that seller's cap status and any exemption.
| Year built | Closings | Median sale price | Median annual tax | Tax as share of price |
|---|---|---|---|---|
| Before 1990 | 110 | $496,250 | $1,926 | 0.39% |
| 1990–2009 | 73 | $577,000 | $3,266 | 0.57% |
| 2010–2023 | 26 | $697,000 | $5,842 | 0.84% |
| 2024 and newer | 16 | $622,450 | $5,123 | 0.82% |
| All | 225 | $574,800 | $2,677 | 0.47% |
Nearly half of these closings are homes built before 1990, and their bills are the reason the citywide median looks so modest. A home from the 2010s pays about three times as much on a price about 40% higher, which fits a system where depreciation and a long capped history favor older houses. The newest group is thin and unreliable, for reasons covered in the new-construction section.
Those shares also explain why a single "effective rate" doesn't describe the city well. The Census number is lower still. According to the Census Bureau's 2020–2024 American Community Survey, the median Carson City owner paid $1,870 in real estate taxes on a median owner-estimated value of $453,000, about 0.41%. That figure covers every owner, including people who've held their homes for decades.
Price tells you less than age does, but it's what most buyers have in hand. This table covers the 213 resales.
| Sale price | Closings | Median sale price | Median annual tax | Tax as share of price |
|---|---|---|---|---|
| Under $450,000 | 48 | $395,000 | $1,442 | 0.37% |
| $450,000–$549,999 | 54 | $492,500 | $2,191 | 0.44% |
| $550,000–$699,999 | 49 | $620,000 | $3,124 | 0.50% |
| $700,000–$999,999 | 44 | $753,750 | $4,254 | 0.56% |
| $1,000,000 and up | 18 | $1,175,000 | $6,853 | 0.58% |
By ZIP, the spread is narrower than you might expect in such a compact city. ZIP 89703 on the west side had the highest median at $3,865 on a $700,000 price. ZIP 89701 came in at $2,567 on $545,000, and ZIP 89706 at $2,212 on $481,000. Median year built ran from 1984 to 1993 across the three, so price rather than age drives this comparison.
How do Carson City property taxes compare to California?
The usual pitch overstates this a little, so here is the structure as well as the dollars. California taxes the price you pay: according to the Legislative Analyst's Office, assessed value is set at the purchase price and the basic rate is limited to 1%, with voter-approved debt adding about one-tenth of 1% on average. That's roughly $6,323 a year on a $574,800 home.
| Factor | Carson City, NV | California |
|---|---|---|
| Tax base | 35% of taxable value | Purchase price |
| Rate | $3.5700 per $100 assessed | 1% plus about 0.1% of voter-approved debt |
| Yearly limit | 3% on a primary-residence bill | 2% on assessed value |
| What a sale does | Tax history stays; buyer claims the cap | Assessed value resets to the price paid |
| Census median tax ÷ median value | 0.41% (2020–2024) | 0.71% (statewide, 2024) |
| Yearly tax near $574,800 | $2,677 median MLS figure | About $6,323 at 1.1% |
| Top state income tax rate | None | 12.3% top 2025 bracket, plus 1% on income above $1 million |
That's a gap of about $3,650 a year for a new buyer at the median. It shrinks for a home from the 2010s and could reverse against a California owner who has held for decades, because California's 2% limit is tighter than Nevada's 3% and the Census puts California's statewide ratio at 0.71%, not 1.1%.
The larger difference for most movers is income tax. Nevada's constitution prohibits one on wages or personal income, while California's 2025 schedule reaches 12.3%, and its 2025 Form 540 instructions add a 1% Behavioral Health Services Tax on taxable income above $1 million. Our salary needed to live in Carson City guide works both into a monthly budget.
What property tax exemptions are available in Carson City?
For most owners, the biggest saving isn't an exemption at all; it's staying on the low cap. Exemptions are for people who meet specific tests, and each reduces assessed value by an amount that changes yearly.
| Benefit | Statute | Effect |
|---|---|---|
| Primary-residence cap | NRS 361.4723 | Limits bill growth to 3% |
| Veteran's exemption | NRS 361.090 | Reduces assessed value |
| Disabled veteran's exemption | NRS 361.091 | Reduces assessed value |
| Surviving spouse | NRS 361.080 | Reduces assessed value |
| Blind person | NRS 361.085 | Reduces assessed value |
Apply through the Carson City Assessor's Office at (775) 887-2130, which can confirm this year's amounts and filing dates. An exemption lowers assessed value, so it isn't a dollar-for-dollar credit. A homestead declaration under NRS 115 is unrelated to your tax bill: it protects equity from forced sale by certain creditors. Our buyer resources walk through the post-closing paperwork.
When are Carson City property taxes due and how do you pay?
The tax year runs July 1, 2026 through June 30, 2027. According to the Treasurer's notice, a bill over $100 can be paid in four installments, on dates set by state law:
- First installment: Monday, August 17, 2026
- Second installment: Monday, October 5, 2026
- Third installment: Monday, January 4, 2027
- Fourth installment: Monday, March 1, 2027
As of October 31, 2026, the January and March installments remain. The Treasurer takes payment online at the county's tax portal, through your bank's bill-pay with the full parcel number, by phone at (888) 837-9291, in person or by mail at 201 N. Carson St., Suite 5, and in the green box on the east side of City Hall. The office's number for a duplicate bill is (775) 887-2092.
With a mortgage, your servicer usually handles this from escrow, and in the worked example that's about $230 a month. Watch the first escrow analysis after you buy. If your bill rises because of a cap change or new improvements, the servicer will adjust the monthly payment to catch up.
How do new construction and special districts affect Carson City taxes?
The MLS is at its least reliable here. Of the 12 new-construction sales in our sample, five showed a tax figure between $932 and $951 and four showed exactly $8,500. The first looks like a bill on the lot, and the second looks like a placeholder estimate. Neither is a forecast of your bill.
Budget from the formula instead. NRS 361.4722 and 361.4723 leave out a parcel with no separately established assessed value the year before and any increase from new improvements, so a new home doesn't start with a capped history. Assume a taxable value of $450,000 and you get $157,500 assessed and $5,623 at $3.57. The taxable value is my assumption, but the result sits close to the $5,842 median for homes built from 2010 through 2023. Expect the first full bill near that level, then the 3% cap from the year after, once you've filed your claim.
The first bill can also come in low if the county assessed a partly built structure, so don't build your budget around it. A lot can carry other charges as well, including any special assessment for roads or utilities, which would appear on the tax bill rather than in the HOA dues. Ask for the itemized bill and any payoff in writing. Our new construction hub covers the rest of a new-build budget.
How do Carson City property taxes compare to Reno and Sparks?
Carson City has the lowest median bill of the three, and it isn't only because of the rate. This table uses one closings window and one method.
| Measure | Carson City | Reno | Sparks |
|---|---|---|---|
| Closings | 225 | 1,175 | 553 |
| Median sale price | $574,800 | $691,000 | $575,000 |
| Median annual tax | $2,677 | $3,425 | $3,001 |
| Tax as share of price | 0.47% | 0.50% | 0.52% |
| Main rate, 2026–27 | $3.5700 | $3.6600 | $3.6600 |
| General cap, 2026–27 | 6.9% | 8.0% | 8.0% |
| Census median tax ÷ median value | 0.41% (2020–2024) | 0.43% (2024) | 0.45% (2024) |
Sparks makes the cleanest comparison, because the median prices are almost identical. A median Carson City closing carried $324 less tax than a median Sparks closing. The 9-cent rate gap explains only part of that, about $32 per $100,000 of taxable value. The rest fits housing age: the median home in the Carson City sample was built in 1990, against 2003 in Sparks.
Against Reno the median bill is $748 lower, mostly because the median home sold for $116,200 less. Rate, age and price all point the same direction there. Our Reno property tax guide and Sparks property tax guide cover those markets. South of the city, Gardnerville and Minden sit in Douglas County, with their own rates and cap; be careful with ZIP 89705, which has a Carson City mailing address but lies almost entirely in Douglas County.
How can you lower your Carson City property tax bill?
Check three things, in this order. First, read the cap status printed on your bill and call the Assessor if it shows the high cap on your primary residence. Second, apply for any exemption you qualify for. Third, read the property record for errors in square footage, land size or improvements.
A value appeal is the last resort, and it's worth doing the arithmetic first. NRS 361.356 sets January 15 of the fiscal year as the deadline to appeal to the county board of equalization that a property is assessed above comparable ones. In the worked example the gross tax is $4,748 and the capped bill is $2,757, so cutting the taxable value does nothing this year unless the gross figure drops below that bill. Appeals tend to matter for newer homes, where the bill sits near the gross calculation.
Comparing two homes? Ask for both current bills. With a $3,916 gap between the median for 2010s homes and pre-1990 homes, the difference is about $326 a month on a housing payment. If you're selling, our seller resources cover how the tax is prorated at closing. To run a specific address, call (775) 277-2120 or scan the live home search, then start with Carson City homes for sale.
Frequently Asked Questions
What is the property tax rate in Carson City, NV?
For fiscal 2026–27 it's $3.5700 per $100 of assessed value in ten tax districts and $3.5400 in district 2.6, which has no Carson Water Subconservancy District levy. Assessed value is 35% of taxable value, so each $100,000 of taxable value produces $1,249.50 of gross tax at the higher rate, before abatement.
How are property taxes calculated in Carson City?
Taxable value is land value plus replacement cost of the improvements, less 1.5% depreciation a year for up to 50 years. Multiply by 35% for assessed value, then by the district rate. The abatement cap then limits the bill to a set percentage above last year's tax. The sale price isn't part of the calculation.
What is the 3% property tax cap in Nevada?
NRS 361.4723 limits an owner's primary residence to 3% over the prior year's tax. Other property falls under the general cap in NRS 361.4722, which is 6.9% in Carson City for 2026–27 and 8% in Clark and Washoe. Each Carson City bill shows whether the parcel is at the low or high cap, and a buyer needs to file the claim.
Are Carson City property taxes higher than California?
No, not for a new buyer. A new California owner pays about 1.1% of the purchase price, or about $6,323 on a $574,800 home, while the median Carson City closing carried a $2,677 tax figure. A long-held California home can pay less, because California limits assessed-value growth to 2% a year.
How much are property taxes on a $600,000 home in Carson City?
For a resale, plan around $3,124, the median tax figure on Carson City resales between $550,000 and $699,999 that closed from June through September 2026. A home from the 2010s could run near $5,800, and a pre-1990 home far less. The parcel's current bill is the number to use.
Are Carson City property taxes lower than Reno?
Yes, on median figures. The median Carson City closing from June through September 2026 carried a $2,677 tax figure against $3,425 in Reno. Carson City's main rate is $3.57 against Reno's $3.66, but most of the $748 gap comes from a median sale price about $116,200 lower.
What property tax exemptions can Carson City homeowners claim?
Nevada offers exemptions for qualifying veterans, disabled veterans, surviving spouses and blind persons, each reducing assessed value by an amount that changes yearly. Apply through the Carson City Assessor's Office at (775) 887-2130. The 3% cap is a separate claim, and a homestead declaration protects equity from certain creditors without affecting the tax.
Which Sources Inform This Carson City Property Tax Guide?
Method. The market figures are my pull of Northern Nevada Regional MLS records through Repliers on October 31, 2026: single-family sales in ZIPs 89701, 89703 and 89706 with a closing date from June 1 through September 30, 2026, using the annual tax amount on each listing. ZIP 89705 is excluded because the 2020 Census places almost all of its population in Douglas County. Of 232 closings, seven with a blank or nominal tax figure are excluded, leaving 225. The Reno and Sparks columns use the same method. The $574,800 four-month median sits close to the $567,400 August figure in our Carson City market report, which covers one month grouped by MLS contract date. The worked bill uses assumed inputs and is not a tax quote. Carson City's own website could not be opened for this review, so local office details come from the Treasurer's published notice and the rates from state documents.
Tax rates, caps and exemption amounts change every year. Confirm the current figures with the Carson City Assessor or Treasurer, or a tax professional, before you act. This is general information, not legal, financial or tax advice.
- Nevada Legislature Fiscal Analysis Division: fiscal 2027 property tax rate tables, including Table 2A for Carson City
- Nevada Department of Taxation: Property Tax Rates for Nevada Local Governments, 2026–27
- Nevada Department of Taxation: 2026–27 tax cap schedule
- Carson City Treasurer's Office notice, published by Carson Now, July 21, 2026
- Nevada Revised Statutes, Chapter 361
- Nevada Revised Statutes, Chapter 115 (homesteads)
- U.S. Census Bureau: ACS table B25103, median real estate taxes paid
- U.S. Census Bureau: ACS table B25077, median value
- California Legislative Analyst's Office: property tax primer
- California Franchise Tax Board: 2025 tax rate schedules
- California Franchise Tax Board: 2025 Form 540 instructions
- Nevada Constitution
