Issue 2: Your Seller's Property Tax Bill Might Be Wrong — And the Deadline to Fix It Is June 30

I came across something from the Clark County Assessor's Office this week that's worth passing along — especially with the deadline coming up fast.

Here's the short version of how Nevada property taxes work and why it matters for your listings right now.

The 3% cap: Under Nevada law, a homeowner's property tax bill can only increase by 3% per year for a primary residence and 8% for everything else. Over time, that creates a noticeable gap. A seller who's owned their home for 10 or more years may be paying taxes significantly lower than what a new buyer will owe on the same property — sometimes by 30% or more.

Where it gets tricky: That 3% cap doesn't always stay in place automatically. According to the Clark County Assessor's Office, the cap will only change if the property owner did something to the ownership on the parcel — added a spouse, removed a spouse, or transferred the home into a trust or LLC. When that happens, the cap can default to 8% unless the homeowner files the proper correction. Many people did this years ago and never filed — and they've been overpaying ever since.

The deadline: Homeowners have until June 30, 2026 to correct their property tax cap for the current fiscal year. Miss the deadline and you can still fix it — but you lose the entire current year's overpayment with no refund.

How to check: Homeowners can look up their current property tax cap status at trweb.co.clark.nv.us/search_public1.asp — search by address or parcel number.

What to tell your sellers: Before your next listing appointment, pull their tax record. If their cap is at 8% and they've owned the home for years without changing the ownership structure, something may be off. This is the kind of detail that turns a listing appointment into a relationship.

The bottom line: Most agents hand sellers a net sheet. The resourceful ones hand them information that saves them money before the transaction even starts.

The Resourceful is published every Tuesday by Jeremy Wallace, title and escrow sales executive serving Las Vegas and Henderson area real estate agents.