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Talk to a Specialist →Washoe County's combined rate
Washoe's base county rate is about $1.39 per $100 of assessed value, but every parcel also carries city, school district, and special-district levies on top. The total combined rate in the City of Reno runs about $3.66/$100, with Sparks and unincorporated Washoe close behind. That's essentially at the statutory ceiling — NRS 361.453 caps the combined rate at $3.64, with a small voter-approved override pushing Reno slightly above. Practically, there is little rate variation within Washoe; the number that moves your bill is your home's taxable value, not which neighborhood you pick.
| Jurisdiction | Approx. combined rate /$100 | Where the 55+ inventory is |
|---|---|---|
| City of Reno | ~$3.66 | Sierra Canyon (Somersett), Caramella & Damonte Ranch, Miners Village |
| City of Sparks | ~$3.60 | Regency at Stonebrook, Villa Toscana |
| Unincorporated Washoe | ~$3.20–$3.66 | scattered |
Your first-year bill — worked, on real community price points
Using the Nevada formula (taxable value × 35% = assessed value; assessed × rate ÷ 100 = tax), at the full taxable value a new buyer typically faces:
| Purchase / taxable value | Assessed (35%) | Uncapped tax @ $3.66 | Typical community |
|---|---|---|---|
| $500,000 | $175,000 | ~$6,405 | Sierra Canyon entry / Stonebrook |
| $650,000 | $227,500 | ~$8,327 | Damonte Ranch / Caramella |
| $850,000 | $297,500 | ~$10,889 | Caramella premium / Sierra Canyon larger plans |
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The cap-reset trap — Washoe edition
File the owner-occupancy form — or pay 8%
How and when you pay
- Nevada bills run on a July 1–June 30 fiscal year, payable in four installments (August, October, January, March).
- Most owners pay through mortgage escrow; if you buy with cash (common for downsizing retirees), you handle the four payments yourself.
Comparing across jurisdictions? See Washoe vs Carson City vs Douglas County, where the rate differences actually do change the math.
Get your real first-year Washoe bill
Tell us the community and price point; we'll run the actual assessment formula, not the seller's old number.
Get Free Cost Math →Sources: Washoe County Assessor (owner-occupancy / tax cap claim); Nevada Department of Taxation FY2025–26 Final Tax Levied; NRS 361.453 and 361.4723; SmartAsset Washoe County data. Rates verified 2026; confirm the current district rate for a specific parcel with the Washoe County Assessor.