If you own a home in Washoe County, Nevada, your property tax bill might be higher than it needs to be — and it all comes down to whether you’ve filed the Property Tax Cap Claim Form.
📺 Washoe County Property Tax Cap 2025/26 | Are You Paying Too Much?
(Don't miss it — the deadline is June 15!)
Nevada law limits how much your property taxes can increase each year, but the cap depends on how your property is classified:
Primary Residence → Tax increases capped at 3% annually
Investment/Secondary Property → Capped at 8% annually
That 5% difference can mean thousands of dollars in extra taxes each year. But here’s the catch:
If you don’t file the form, your home is automatically taxed at the higher 8% rate — even if you live in it full-time.
A lot of homeowners aren’t sure which cap they’re currently under. Here’s how to find out:
Visit the Washoe County Treasurer’s website
Search for your property using your address or parcel number
Check your current tax cap rate — it’ll show 3% or 8%
🚨 If you see 8% and your home is your primary residence, you need to act fast.
The process is simple, but it’s crucial to do it before June 15, 2025. Here's what to do:
File your Tax Cap form online from the Washoe County Assessor's Office Tax Cap/Abatement Information
Fill it out — you’ll confirm your home is your primary residence
Submit it before the deadline
Once it’s filed and accepted, your property will be taxed at the lower 3% primary residence rate for the upcoming year.
We’ve seen far too many homeowners forget this step — and it’s costly. One Reno couple paid over $1,400 more in property taxes last year because their home was incorrectly classified as a rental. Another Sparks homeowner lost their 3% cap after moving in but never submitting the claim form.
And if you're buying or selling? Not filing could mean a surprise tax bill for the new owner — or a deal falling through due to unexpected costs.
New homeowners in Washoe County
Longtime residents who’ve never submitted a claim
Buyers and sellers looking to confirm their property’s tax status
Landlords converting a property to a personal residence
After June 15, 2025, your property will be locked into its current classification for the 2025–2026 tax year. Whether you’re looking to save money or avoid a frustrating mistake, filing this form is a no-brainer.
📺 Watch our full video guide here:
👉 Washoe County Property Tax Cap 2025/26 | Are You Paying Too Much?
I’ve helped dozens of homeowners sort this out — I’m happy to help you too.
📲 Call or text: 775-525-0309
📧 Email: ken@livinginsouthreno.com
🌐 Visit: livinginsouthreno.com
Let’s make sure you’re not paying more than you should!
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