Washoe County property tax for ArrowCreek sellers

At a glance

Estimate a Washoe County property tax bill

Washoe County, tax district 4000 (unincorporated, Truckee Meadows Fire Protection District), fiscal year 2026-27: $3.2402 per $100 of assessed value, and assessed value is 35% of taxable value. The cap: 3% a year for an owner-occupied primary residence (NRS 361.4723), 8% for other property in 2026-27 (NRS 361.4722). Exemptions (veterans, surviving spouses, blind) are applied after the cap and are not included. Nothing you enter is saved or sent.

What is the property tax rate in ArrowCreek?

ArrowCreek has a Reno mailing address, but its homes sit in unincorporated Washoe County and don't pay the City of Reno's levy. The 2026-27 rate in ArrowCreek's tax district, 4000, is $3.2402 per $100 of assessed value. Inside Reno it's $3.66.

The second point is less obvious. Nevada's cap limits each year's bill against the property's own prior-year bill, and homes are valued by a cost formula rather than the sale price. So the bill your buyer sees after closing is shaped by your bill history and by whether they file a primary-residence claim, not by their price.

Why ArrowCreek is taxed as unincorporated Washoe County

Assessor records for 54 single-family homes across 25 recorded ArrowCreek subdivisions and villages, plus the gated entry parcel, all show district 4000, the Truckee Meadows Fire Protection District. A fire district levy replaces the city levy.

How does district 4000 compare with Reno and the county range?

Every Washoe parcel pays the same $2.7002 base. The district on top is what differs, and 2026-27 combined rates run from $2.7002 in rural areas to $3.66 in Reno and Sparks.

On a $315,000 assessed value, ArrowCreek's 42-cent advantage over Reno is about $1,322 a year.

Check your own parcel's tax district

Some nearby parcels, such as the Courtyards at ArrowCreek and the Mountain Gate subdivision, show district 1000 (City of Reno, $3.66), and whether they fall inside the ArrowCreek HOA or gates hasn't been confirmed. Every ArrowCreek parcel sampled is in district 4000, but check yours on the Assessor's real property assessment search before you quote a figure to a buyer.

How is a Washoe County property tax bill calculated?

The Treasurer's version: the current rate times the assessed value, less any abatement that limits the increase over last year.

Taxable value comes from a cost formula

The Washoe Assessor describes Nevada as the only state without a market-value property tax system. Land is valued at full cash value; buildings at replacement cost less 1.5% depreciation per year of age, up to 50 years (NRS 361.227). That's why the estimator above asks for the Assessor's taxable value, not your list price. In the ArrowCreek sample, taxable values run from about $587,000 to $2.6 million. For what your home might sell for, use the ArrowCreek home value estimator.

Assessed value and the rate per $100

Assessed value is 35% of taxable value (NRS 361.225), and gross tax is assessed value times the rate, divided by 100. Value notices go out by December 18; appeals to the County Board of Equalization are due at the Assessor's Office by January 15.

Does Nevada cap the tax rate at $3.64?

NRS 361.453 limits the total levy to $3.64 per $100, with listed statutory exceptions, and the bill cap below is a separate law. The 2026-27 table shows $3.66 for Reno and Sparks, so don't treat $3.64 as a ceiling on every Washoe rate. ArrowCreek's rate sits well under it.

How do the 3% and 8% tax caps work?

Nevada's 2005 law (AB 489) abates any gross tax above a set percentage over the property's prior-year tax. It caps the bill, not the value.

The 3% cap for a primary residence (NRS 361.4723)

A single-family home the owner designates as their only Nevada primary residence, and doesn't rent to anyone outside the family, gets the low cap. Holding title in an estate-planning trust doesn't disqualify it. You claim it on the Assessor's form, online, or on the Declaration of Value at recording. In the ArrowCreek sample, 46 of 54 homes carried the low cap.

The 8% general cap for other property (NRS 361.4722)

Other property, such as a second home, gets the general or high cap: the greater of the county's ten-year average change in assessed value or twice CPI, never above 8%. For 2026-27, Washoe's figure is 8%, per the Department of Taxation's preliminary projections and the Assessor's overview.

When can a bill rise more than the cap?

The Assessor's list includes a removed exemption, a change in use, new construction or an improvement, a new voter-approved levy, annexation into a higher-rate district, and higher non-tax items such as sewer charges. A recent addition can show up as a jump.

Worked example: a $900,000 taxable value in ArrowCreek

An illustration, not a real parcel: $900,000 is close to the ArrowCreek sample median, and the $9,600 prior-year bill is hypothetical. The estimator above opens with these numbers, so you can follow along and then enter your own.

If it's your primary residence

Gross tax is above the 3% ceiling, so $318.63 is abated and the bill is $9,888, about $2,472 an installment.

If it's a second home or a rental

Gross tax is under the 8% ceiling, so nothing is abated and the bill is $10,206.63. Inside the City of Reno the same home's gross tax would be $11,529.

Tick the primary-residence box in the estimator only if you've filed for the low cap. The Treasurer's bill controls.

What happens to the tax cap when an ArrowCreek home sells?

Your 3% status doesn't pass to the buyer automatically.

The new owner's affidavit and the high cap

A change in ownership triggers an affidavit, mailed to the buyer in spring or summer (April and August, per the Assessor). When it's generated, the property is set to the high cap until a qualifying affidavit is filed. A buyer can also claim the low cap on the Declaration of Value at recording; whether that covers the current fiscal year or only the next hasn't been confirmed, so they should ask the Assessor.

What will a buyer's first bill look like?

Because the cap compares each year's bill with the property's prior-year bill, and value comes from a cost formula (NRS 361.4722, 361.4723, 361.227), a sale changes which cap applies, not the base. If your last bill was $9,888, the next ceiling would be $10,184.64 at 3% or $10,679.04 at 8%, assuming those caps hold and the gross tax exceeds both. For anything firmer, call the Assessor at 775-328-2277.

When a buyer asks about taxes, give them the current bill, the district and the cap status. If you moved out and rented the home before selling, the Assessor expects to be told, and your cap may already have changed.

How are property taxes prorated when you sell in Reno?

The tax year runs July 1 to June 30 but is billed in four installments from August to March. The Treasurer holds a buyer responsible for taxes unpaid at close of escrow, so escrow splits the year, and the Reno/Sparks Association of REALTORS offer form (04/20 revision) prorates as of the date the deed records.

Closing after you've paid ahead

On the $9,888 bill above, a day costs about $27.09. If the deed records October 20, 2026 and you've paid two installments ($4,944), your 112 days come to $3,034.13 and the buyer credits you $1,909.87.

Closing with installments unpaid

You're charged for your days and the buyer takes over the remaining installments. The day count depends on the escrow company and contract, so treat the example as illustrative. A supplemental bill for new construction isn't sent to your mortgage company, so check for one.

Proration is one line among Nevada seller closing costs; the seller net sheet adds them up for your price.

When are Washoe County property taxes due in 2026-27?

Bills over $100 can be paid in four installments (NRS 361.483).

What are the late penalties?

One installment over 10 days late adds 4%; two add 5% and three 6% of the installments due. Unpaid in full 10 days after the first Monday of March, the penalty is 7% of the year's tax. Make sure your account is current before you list.

How do you pay Washoe County property tax online?

Use the Treasurer's online payment portal: e-check is free, cards cost about 2.45%. You can also mail it to PO Box 30039, Reno, NV 89520-3039, or pay in person at 1001 E 9th Street. No phone payments.

Who is exempt from Washoe County property tax?

Washoe's 2026-27 affidavits list four personal exemptions, each requiring bona fide Nevada residency. Each removes assessed value and comes off the bill after the cap.

Deadlines and what a sale does

File by June 15 before the fiscal year (July 5 for property bought between June 15 and July 1). If your bill carries an exemption, the buyer's may not, and the Assessor lists a removed exemption as one reason a bill can rise past the cap. None of the four depends on age; for an owner-occupant of any age, the 3% cap is the main limit.

What should an ArrowCreek seller check before listing?

• Tax district: 4000 at $3.2402, or 1000 at $3.66.
• Taxable value, from the December notice.
• Last year's net tax and cap status, plus any exemption.
• Installments paid, which drive the proration.

HOA dues and the resale package are covered on the ArrowCreek HOA page, and the steps from pricing to recording in selling an ArrowCreek home. If it helps, I can look up your parcel's district and last bill with you.

Reader check: rates, caps and exemptions change each fiscal year, and this page uses 2026-27 figures. Confirm yours with the Washoe County Assessor (775-328-2277) or Treasurer (775-328-2510), and with a Nevada CPA or tax professional, before relying on any estimate here.

Common questions

Sources

• Nevada Legislature: NRS 361.225 (assessment at 35 percent)
• Nevada Legislature: NRS 361.227 (taxable value)
• Nevada Legislature: NRS 361.453 (rate limit)
• Nevada Legislature: NRS 361.4722 (general tax cap)
• Nevada Legislature: NRS 361.4723 (3 percent cap on a primary residence)
• Nevada Legislature: NRS 361.483 (installments and penalties)
• Washoe County Treasurer: Washoe County Tax Rates by District 2026-27
• Washoe County Treasurer: Tax Rate Explanations 2026-27
• Washoe County Treasurer: Billing Information, Taxes
• Washoe County Treasurer: FAQ, Property Taxes
• Washoe County Treasurer: home page and payments
• Washoe County Assessor: Real Property Assessment Data (parcel search, sample of 54 ArrowCreek parcels, 2026-10-21)
• Washoe County Assessor: Overview of assessment process for 2026/2027
• Washoe County Assessor: What Is The Taxable Value Of Your Property?
• Washoe County Assessor: Is My Tax Rate Capped?
• Washoe County Assessor: Tax Cap/Abatement Information
• Washoe County Assessor: Why did my bill go up by more than the cap?
• Washoe County Assessor: How does the tax cap affect my exemption?
• Nevada Department of Taxation: Local Government Finance Revenue Projections FY 2026-2027 (Preliminary)
• Reno/Sparks Association of REALTORS: Residential Offer and Acceptance Agreement (04/20), via Washoe County Legistar
• Washoe County Assessor: Affidavit of Veteran (NRS 361.090)
• Washoe County Assessor: Affidavit of Disabled Veteran (NRS 361.091)
• Washoe County Assessor: Affidavit of Surviving Spouse (NRS 361.080)
• Washoe County Assessor: Affidavit of Blind Person (NRS 361.085)
• Washoe County Assessor: When Should I Apply For An Exemption?
• Washoe County Assessor: Veteran's Exemption qualification (bona fide resident)