Property taxes do not have to be a guessing game. If you own a home in Centennial Hills, Nevada’s 3% property tax cap can keep your bill predictable, but only if you keep your abatement active. Many homeowners lose it by missing a simple postcard or after a title change. In this guide, you will learn what the cap is, how it works in Clark County, the common pitfalls, and the exact steps to protect it. Let’s dive in.
What Nevada’s 3% cap means
Nevada law provides a partial abatement that limits the increase of your annual property tax bill for an owner‑occupied primary residence to 3% over the prior year, subject to statutory exceptions. You can review the rules in Nevada’s partial abatement statute. This limit applies to the tax bill, not the assessed value.
It caps your bill, not your value
County assessors still revalue property each year. The abatement reduces the portion of taxes that would exceed the cap. In short, your assessed value can go up, but your annual bill increase is limited under NRS 361.4723.
Non‑primary residences have a higher cap
Non‑owner‑occupied residential property and most other categories follow a higher general cap that is calculated each year. Counties apply the abatement that provides the greater reduction when relevant, as explained in county guidance similar to this overview.
How Clark County handles the cap
In Clark County, the Assessor manages owner‑occupancy verification and cap status, and the Treasurer issues tax bills and collects payments. You can find Assessor resources and contacts on the Clark County Assessor page. Tax cap status appears on your annual tax bill and on the Treasurer’s site.
The must‑return postcard
When the Assessor’s records show a change in ownership documents, or for new construction and similar changes, the county mails an owner‑occupancy tax‑cap postcard. Sign and return it promptly to claim or retain the 3% cap. Clark County’s instructions are posted on the Tax Abatement information page.
New construction timing
Newly built homes, or properties with a change in use, do not receive a cap for the first fiscal year they appear on the roll. The appropriate cap applies starting the following fiscal year, per county guidance on tax abatement.
Rental owners in Centennial Hills
Some rental dwellings can qualify for the 3% cap only if all units rent at or below HUD’s limits for Clark County and the owner files the county affidavit mailed in spring. Check HUD’s Fair Market Rents and the county’s Tax Abatement page for the current thresholds and forms.
Common ways homeowners lose the 3% cap
- Recording a deed or other ownership document change, such as moving the home into a trust or adding a name, without returning the verification postcard.
- Failing to sign and return the Assessor’s owner‑occupancy postcard when requested.
- Claiming a different Nevada property as your primary residence. Only one property statewide can receive the 3% primary residence cap.
- Owning new construction during its first year on the roll, since the cap starts the following fiscal year.
For Clark County’s process and forms, see the Tax Abatement information page.
Steps to keep your abatement
- Return the postcard promptly. If you receive an owner‑occupancy verification, sign and return it right away. Details are on the county’s Tax Abatement page.
- Watch your mail after any title change. Deeds, transfers into or out of a trust, or adding or removing an owner name often trigger a new postcard. Respond quickly to preserve your cap.
- Keep proof of primary residence. If asked, be ready with items like a driver’s license, voter registration, and utility bills at the property. The Assessor page lists contacts if you have questions.
- For rentals, file the affidavit if eligible. Confirm all units meet HUD limits for Clark County and return the affidavit. Use HUD’s FMR tables to review the current thresholds.
- Verify your cap on the Treasurer’s site. Review your tax bill each year and confirm the correct cap appears. Start with the county’s tax collection calendar and billing portal.
- Know the appeal deadline. If you disagree with an abatement determination, you may file a written petition with the county assessor by June 30 of that fiscal year, under NRS 361.4734. County materials also note that corrections are typically allowed within the fiscal year; forms are posted on the Assessor’s document portal.
- Plan ahead when selling or moving. The buyer will need to claim owner‑occupancy to receive the 3% cap going forward. If you move to another Nevada home, only one primary residence can receive the 3% cap at a time.
If your cap looks wrong
Start by checking your current year tax bill on the Treasurer’s portal at the tax collection page. If the cap is incorrect, contact the Assessor and submit owner‑occupancy verification, as outlined on the county’s Tax Abatement page. If needed, you can petition under NRS 361.4734 by June 30 for that fiscal year.
Quick example: how the cap calculates
If last year’s tax bill was 3,000 dollars and this year’s rates and value would produce a 4,000 dollar bill, the 3% cap limits your new bill to 3,000 dollars × 1.03, which is 3,090 dollars. The difference is abated under NRS 361.4723.
Local timeline reminders
Clark County’s fiscal year runs July 1 through June 30. Tax bills are mailed once per year, typically by August 1, and are payable in four installments set by statute. For dates and payment options, use the Treasurer’s tax collection calendar.
Ready for next steps?
If you are planning a refinance, trust transfer, or sale in Centennial Hills, it pays to get the abatement details right. For a smooth plan to protect your tax cap while you prepare your move, reach out to Jessica Cordero for local guidance tailored to your goals.
FAQs
What is Nevada’s 3% property tax cap for homeowners?
- It is a partial abatement that limits the increase of your annual property tax bill for an owner‑occupied primary residence to 3% over the prior year, as described in NRS 361.4723.
Does the 3% cap limit my assessed value in Centennial Hills?
- No, assessors still revalue property each year; the abatement limits the increase in your bill, not your assessed value, under NRS 361.4723.
I changed my deed or moved my home into a trust. Will I lose the cap?
- Recording a new ownership document often removes the 3% cap until you re‑verify owner‑occupancy, so return the county postcard or follow the steps on the Tax Abatement page.
When does the cap apply to new construction in Clark County?
- New construction does not receive a cap the first fiscal year it appears on the roll; the appropriate cap applies beginning the following fiscal year per county tax abatement guidance.
How do I confirm my current cap status on my bill?
- Review your annual tax bill and payment portal on the Treasurer’s tax collection page, then contact the Assessor if corrections are needed.
What is the deadline if I disagree with an abatement decision?
- You may file a written petition with the county assessor by June 30 of that fiscal year, with further appeal to the Nevada Tax Commission under NRS 361.4734.
