How To Search for Reno Property Records

Reno's sunny weather, active outdoor lifestyle, and booming markets make it a prime location. However, before buying or investing in any real estate, it is important to check property records to confirm details and protect your investment. These records are a treasure trove of information and provide details about ownership history, tax assessments, legal filings, and other data that you can use to make well-informed decisions. Reno property records are public and can be viewed and copied by anyone, but you need to know where to look. Below, we've listed several resources you can use to locate different types of property records in the city.

Washoe County Recorder's Office

The Washoe County Recorder's Office keeps official records of documents related to property ownership and transactions, such as deeds, mortgages, liens, homesteads, and more. The office provides an online platform that you can use to search for and request copies of these documents. You can search using the platform by name, document type, book/page number, map ID, date, and other criteria. You can also visit the recorder's office at Suite 140, Building A, 1001 E. 9th Street, Reno, NV 89512, to access copies of documents that are not available online or call them at (775) 328-3660 for more information.

Washoe County Assessor's Office

The Washoe County Assessor's Office is responsible for discovering, listing, and valuing all real property in Reno for tax purposes, which makes it a great resource for property records, such as ownership details, assessed values, tax histories, and sales histories. You can use the Recorder's Real Property Assessment Data tool to search for this information online. You can also visit the recorder's office at Building D, 1001 E. 9th Street, Reno, NV 89512-2845 to find and obtain copies of records, if you prefer in-person services. For inquiries, you can call the office at (775) 328-2277 or email exemptions@washoecounty.gov.

Washoe County Treasurer's Office

The Washoe County Treasurer's Office collects property taxes in Reno and is a useful resource for finding tax-related property information, such as tax statements, payment histories, property classifications and descriptions, and more. You can search for this information online by name, address, or parcel number using the office's tax search tool or visit the office at Room D140, 1001 E. 9th Street, Reno, NV 89512-2845 to access records in person. You can also call the treasurer's office at (775) 328-2510 for inquiries.

Washoe County District Court

You can also contact the Washoe County District Court (officially referred to as the Nevada Second Judicial District Court) for property records related to legal actions. These include foreclosures, title disputes, liens, and civil judgments. You can search for these records online using the court's official website: just click on the "case inquiry" header and select your preferred search option. You can also visit the court's Resource Center, located on the 3rd Floor, One South Sierra Street, Reno, NV 89501, to request copies of records in person. Note that you will need to provide a case number (which you can find online) and a photo ID. Copy fees will also apply. You can call (775) 325-6731 for more information.

Reno property taxes are a major funding source for nearly every service the city provides, including 911 dispatch, police and fire services, city streets and maintenance, parks and recreation facilities and programs, and more. The Washoe County Assessor's Office is responsible for determining the taxable value of properties in Reno, while the Washoe County Treasurer's Office collects tax payments. A property's taxable value is the sum of two components: the cash value of the land and the depreciated replacement cost of any improvements (the current cost to rebuild any structures or enhancements, minus depreciation for age, wear, or disuse). Properties are assessed every year, and taxes are based on the property's assessed value, which is calculated as 35% of its taxable value. However, state-mandated tax caps are implemented that limit how much your property taxes can increase each year: 3% for owner-occupied residential properties and qualifying rental properties, and 8% for other types of property.

Tax bills are mailed out by August 1st every year, and payments are typically due by the third Monday of August. However, payments may be made in four installments for taxes that are more than $100. In these cases, the due dates are the third Monday in August, the first Monday in October, the first Monday in January, and the first Monday in March. Late payments are subject to a penalty of 10% on the installment amount, plus an additional $10 fee for a second late payment. If taxes remain delinquent, the county can eventually sell the property at a tax sale. You can pay your Reno property taxes through several methods, including online (via debit/credit card or e-check), by mail, and in person at the Washoe County Treasurer's Office.

Assessments

The Washoe County Assessor's Office conducts annual assessments of all properties in the City of Reno to determine their taxable value (a combination of the land's cash value and the depreciated replacement cost of any improvements). This taxable value is then multiplied by 35% to get the property's assessed value, which is what the tax bill will be based on.

The assessor's office typically mails valuation notices to property owners no later than January 1st. If you believe your property has been incorrectly valued, your first step should be to contact the assessor's office directly: you can call (775) 328-2233 or visit them at Building D, 1001 E. 9th Street, Reno, NV 89512-2845 to speak to an appraiser. If the matter is not resolved at this level, you can file a formal appeal to the Washoe County Board of Equalization. This appeal must be filed no later than January 15th (or the next business day if the date falls on a weekend). Appeal forms are available at the assessor's office; you can also get one online through the Board of Equalization's website.

Appraisals

Reno assessments work similarly to appraisals. They both determine the fair market value of property by comparing similar properties with others in the local area that have sold recently. In cases of odd structures or new construction, the county may call upon an appraiser to help determine the value. Estate planners, courts, and lenders also use appraisals to value real property.

Tax Rates

The median effective property tax rate in Reno is 1.13%, which is above both the national median of 1.02% and the state median of 0.80%. However, the average annual tax bill in Reno is $2,387, which is $13 lower than the national average of $2,400.

Here's how Reno's tax rate compares to other counties in Nevada:

• Clark County 0.74%
• Douglas County 0.99%
• Elko County 0.92%
• Nye County 0.90%
• Lyon County 0.69%
• Humboldt County 1.03%
• Eureka County 0.62%
• Lincoln County 1.13%
• Churchill County 0.92%
• Pershing County 1.11%

Exemptions

Reno's property tax rates are higher than the national average, and some homeowners may find it hard to pay their tax bills. Fortunately, there are tax relief programs and exemptions that certain homeowners can tap into to lower their annual tax bills and reduce the tax burden. These include:

• Blind Person's Exemption: Available to residents who are legally blind.
• Veteran's Exemption: Available to honorably discharged veterans who meet specific eligibility criteria.
• Disabled Veteran's Exemption: Available to veterans with a permanent, service-connected disability of at least 60%.
• Surviving Spouse Exemption: Available to widows and widowers.

You can get more information on available tax exemptions and their eligibility requirements by contacting the Washoe County Assessor's Office.

New construction and most projects that involve altering, repairing, or adding to an existing property require a permit in Reno. Minor repairs and cosmetic work, like painting or carpeting, typically don't require permits. Permits are issued by the Reno Development Services Department, and you can apply for one through its website; you can also check the application status, pay fees, and perform other permit-related actions using this system. If you prefer in-person services, you can visit the department on the 2nd Floor, 1 E. First Street, Reno, NV 89505.

Common types of permits available in Reno include:

• Building Permits: Required for new construction, additions, and significant alterations to a building's structure:

  • Residential Building Permits: Issued for work on one- and two-family dwellings.
  • Commercial Building Permits: Issued for work on commercial property (including condos and apartments).

• Specialized/Trade Permits: Required for a specific type of work that involves a building's systems. They include:

  • Electrical Permits: For electrical work, including installing or replacing wiring and service panels.
  • Plumbing Permits: For work on water lines, drain lines, and other plumbing-related work.
  • Mechanical Permits: For work on HVAC systems, furnaces, and other mechanical equipment.
  • Solar EV/Charger Permits: For installing solar panels and EV charging stations.
  • Fire Sprinkler/Suppression Permits: For installing or modifying systems designed to automatically control or extinguish fires.
• EZ Permits: Issued for small projects where the plans are straightforward and already comply with code.

When applying for any of these permits, you must submit the proper documentation (building plans, blueprints, contractor licenses, materials lists, etc.). You must also pay the appropriate fee.

Building inspections are part of the permit process, and they ensure that the work complies with local building and safety codes. You can schedule an inspection through the online portal or in person at the office during regular business hours.

Nicknamed "The Biggest Little City in the World," Reno offers the thrill of big-city entertainment wrapped in the charm of a close-knit community. The city's claim to fame extends beyond its thriving casino industry and bustling nightlife; Reno is also known for its proximity to the stunning natural beauty of Lake Tahoe and the Sierra Nevada Mountains, offering exceptional outdoor recreation.

Reno, Nevada, has a population of 264,165 residents, with 131,752 housing units. 120,293 of these units are occupied and 11,459 are vacant, representing an occupancy rate of a little over 91%. The city has a diverse mix of housing options, including single-family homes, apartments, condos, townhomes, luxury homes, and rural and ranch properties. Common housing styles include Craftsman, Mountain Lodge, Modern Farmhouse, Contemporary, and Mediterranean. The average home value in Reno, NV, is approximately $559,963, up by 1.5% from past years. Keep in mind that actual prices may vary by location across the city. Here are a few examples of average home prices in different neighborhoods in Reno:

• Cold Springs $450,884
• Golden Valley $583,726
• Lemmon Valley $443,226
• North Virginia $368,690
• Panther Valley $569,042
• Stead $437,968

The Reno, Nevada, real estate market is competitive, though less so than in previous years. The city's unique blend of urban energy and alpine access makes it a powerful magnet for tourists, new residents, and investors alike, resulting in sustained real estate demand. Homes in Reno typically go under contract in about 24 days, and roughly 20% of listed homes sell above asking price.