Clark County, NV — Property Tax Underwriting Guide
Nevada · Annual market review
What this means for multifamily underwriting
Clark County (Las Vegas, Henderson) is a major Sunbelt multifamily market. Nevada's replacement-cost approach to improvements means taxable value can diverge from market value, particularly for older buildings with high depreciation.
Transaction type breakdown
Clark County Assessor values property annually. Taxable value in Nevada is the sum of land at market value plus improvements at depreciated replacement cost — not full market value for improved property.
Refinance does not affect taxable value.
Ownership transfer does not automatically reset the taxable value; the annual cost-based methodology governs.
Tax appeal information
28.0 mill applied to 35% of taxable value yields approximately 1.0% effective rate on market value.
Guide review
County guidance last reviewed: June 15, 2026
Tax-rate scope: Tax-rate scope is not established as parcel-specific; confirm the parcel's taxing-authority stack.
Official sources: Clark County Assessor
Annual-market model is directionally accurate; Nevada's cost-based improvement valuation means taxable value can lag income-based market value.
Parclio estimates are underwriting guidance, not legal or tax advice. Always verify millage rates, the seller's assessed value, and appeal deadlines with the county assessor or local counsel before relying on these numbers for a credit decision.
Run a tax reset estimate for Clark County
Use Parclio's estimator to model the post-closing tax bill, NOI impact, DSCR change, and underwriting memo language for your next Clark County deal.