Frequently Asked Questions
What is the responsibility of the Assessor´s Office?
Our responsibility is to estimate property values. We do not
set the tax rate nor do we collect taxes. It is our duty, by law, to discover
all taxable property in Humboldt County, appraise its value, then calculate
35% of that appraised value to arrive at the assessed value.
Who determines the tax rate?
The tax rate for the individual tax districts is established
each spring by the Nevada Tax Commission from budgets submitted by local
government entities such as the City of Winnemucca, Humboldt County, the
Fire Protection Districts, School District and others. Services provided
by these governmental bodies are a result of those budgets and any questions
about government services should be directed to those agencies and not
to the Assessor, Treasurer or Board of Equalization.
Who collects taxes?
The Humboldt County Treasurer collects taxes based on the tax
bills sent out each July. Questions regarding taxes paid or amounts due
should be directed to that office at (775) 623-6444.
What is the difference between the “appraised” value of your
property and the “assessed” value of your property?
The appraised value of your land is the Assessor’s estimate
of its market value, taking into account its location, zoning, actual use,
etc. The appraised value of your buildings is their estimated replacement
cost new less depreciation. When your property is new, the first tax bill you receive is based on your total assessed
value, which is 35% of your total appraised value. Thereafter, depending on the type of property, your taxes are not to increase by more than 3% for primary residences or qualified rental properties and by a calculated percentage according to NRS 361.4722 for all other property. Changes in use or new construction added to your property is calculated outside the cap.
Why would my taxes change?
There are a number of reasons why your taxes would change now with the passage of the tax cap law. They
change when either your tax rate changes or your assessed value changes. Your
assessed value can change because of a boundary change, new construction,
change in use, or reappraisal. Your value can even remain stagnant from one year to the next and your taxes can still increase! Heres how: If your property increases by 15% one year but your property is capped at 3%, the taxes can increase 3% per year until all 15% of the taxes for the next five years are captured.
What is factoring?
There are two types
of land factors and improvement factors. Both are used to keep values
current. Land factors are determined by sale prices of land in areas
and neighborhoods and are applicable to land not currently in the reappraisal
cycle. Statistical analysis of sales in an area or neighborhood is
used to arrive at a factor for that particular area. Factors can be
negative, positive or neutral thereby increasing values, decreasing
values or leaving them alone. The Assessor´s Office and the Department
of Taxation, Division of Assessment Standards, determine the factors
for land and they are taken to the Nevada Tax Commission for approval.
The Nevada Tax Commission is responsible for determining improvement
factors for given areas around the state and those factors are based
on changes in building costs from year to year.
How often would my value change?
It could change annually. Each
year, all properties will either be reappraised or their previous assessed
value could be factored using factors established or approved by the
Nevada Tax Commission.
How does my assessed value relate to market value?
In Nevada, we appraise land according to its market value, then calculate 35% of that value
to arrive at the assessed value. Improvements are based on a replacement
cost new less depreciation. In other words, we determine how much it
would cost to replace the improvement(s), depreciate it at 1.5% per
year to arrive at the taxable value. Then we calculate 35% of that
value to arrive at the assessed value. Market value has very little
bearing on the taxable value of a property, especially as the age of
the improvements increase. The 1.5% depreciation is according to Nevada
Revised Statutes and the maximum depreciation allowed on real property
is 75%.
What if I don't agree with my assessed value?
Assessment notices are mailed in December and June to taxpayers whose value has changed. If
you have a question, you may call the Assessor´s Office or come in
and talk to an If we are unable to resolve your problem
you may appeal to the County Board of Equalization. If you are
still not satisfied, you may appeal to the State Board of Equalization,
and thereafter, through the court system. Any of these bodies
may adjust your assessed value. Appeals to the County Board of Equalization must be filed at the Assessor's
Office no later than January 15th or the first business day following January 15th should it fall on a weekend or holiday.
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