Carson City County Property Assessor 2026: Search & Records

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Carson City Nevada Property Records 2026–2027

Carson City Assessor Property Search, APN Lookup, Tax Records & Parcel Maps

Carson City is unusual because it is a consolidated city-county government. Ormsby County and Carson City were consolidated in 1969, so there is no separate “Carson City County” assessor. Property valuation is handled by the elected Carson City Assessor.

The live Property Inquiry system can search real estate by parcel ID, owner name or street address, while advanced tools can filter acreage, taxable value, assessed value, sale price, sale date, zoning, subdivision, building size, year built, bedrooms, bathrooms and other parcel characteristics.

Search owner, address or 8-digit parcel ID
Review 2026/27 taxable and assessed values
Check 3% or alternative tax-cap status
Connect tax bills, deeds and GIS
Search Carson City Property View 2026/27 Roll Search / Pay Property Tax Search Recorded Documents
Carson City Assessor Kimberly D. Adams
Assessor phone 775-887-2130
Assessment ratio 35% of taxable value
First tax installment August 17, 2026
Editorial review August 12, 2026
Current August 12, 2026 status

The 2026/27 Tax Bill Is Already Out—and the First Installment Is Due August 17

Carson City’s Treasurer has already prepared and mailed the 2026/27 real property tax bills. The first installment is due Monday, August 17, 2026. If you have not received your bill, search the live property account or contact the Treasurer at 775-887-2092.
2026/27 assessment roll is complete Kimberly D. Adams certified the secured roll and it is available for public inspection.
Tax bills are live The 2026/27 fiscal year runs July 1, 2026 through June 30, 2027.
First installment is near Payment deadline: August 17, followed by a statutory 10-day grace period before late penalties.
Assessment appeals are closed The 2026/27 County Board filing deadline was January 16, 2026.
State Board deadline also passed The 2026 State Board appeal deadline published by Carson City was March 11.
Secured exemption deadline passed June 15 was the filing deadline to apply personal exemptions to real property for this fiscal year.
Most urgent August task: if you own Carson City real estate, verify the 2026/27 tax account now rather than waiting for a paper bill. The first installment is due August 17.
Consolidated city-county workflow

Assessor vs Treasurer vs Clerk-Recorder

Carson City Assessor

  • Property owner records
  • Parcel / APN lookup
  • Taxable value
  • Assessed value
  • Land valuation
  • Improvement valuation
  • Property classification
  • Parcel maps
  • Tax-cap claim forms
  • Personal exemptions

Carson City Treasurer

  • Real property tax bill
  • Tax installments
  • Online payment
  • Delinquent balance
  • Tax penalties
  • Tax sale
  • Special assessments
  • Payment receipt

Carson City Recorder

  • Grant deeds
  • Deeds of trust
  • Leases
  • Federal tax liens
  • Land maps
  • Homesteads
  • Recorded copies
  • Recording notifications
Why there is no “Carson City County” office: Nevada consolidated Carson City and former Ormsby County into one municipal government in 1969. County laws and functions still apply where provided by the Carson City Charter.
The Assessor does not collect your tax payment. Use the Assessor for valuation and parcel records, and the Treasurer for the payable bill.

Choose the Carson City Property Record You Need

Find a parcel Search owner, address or Parcel ID in Property Inquiry.
Review 2026/27 value Compare land, buildings, taxable value and assessed value.
Check tax cap Determine whether the parcel is using the low 3% cap or higher alternative cap.
Pay taxes Review the 2026/27 installments and live account balance.
Find deed or lien Search Recorder records by name, document, book/page, date or legal information.
Research comparable sales Use advanced parcel and sales-search fields before disputing a later assessment.

Jump to Your Carson City Property Task

Verify These Six Fields Before Relying on a Carson City Record

Owner Assessor record
Site address Physical parcel
APN Parcel ID
Taxable value Nevada valuation
Assessed value 35% base
Tax-cap status Low / alternate
2026/27 Assessment Roll decoder

What Carson City Property Record Fields Mean

Assessor’s Parcel Number Unique parcel identifier used for ownership records, assessments and tax billing.
Land Assessed-value component associated with land.
Buildings / Improvements Assessed value attributable to structures and improvements.
Taxable Value Nevada valuation determined from land and improvement methodology, limited by full cash value.
Assessed Value Nevada law requires assessed value to equal 35% of taxable value.
Tax District Determines which applicable tax rates contribute to the property’s bill.
Sales Property Inquiry includes transaction and comparable-sale search tools.
Appraisal Year The 2026/27 secured roll currently displays 2026, but Carson City notes that parcels remain on a five-year physical reappraisal cycle.
Tax Cap Limits annual tax-bill increases on qualifying property but is separate from the Assessor’s value calculation.
Nevada valuation is not simply sale price × 35%

How Carson City Calculates Taxable and Assessed Value

Land Value Carson City estimates land using vacant-land sales or other recognized appraisal methods and currently values land annually.
Replacement Cost Building taxable value starts with estimated replacement cost new.
Depreciation Improvements receive applicable depreciation under Nevada assessment standards.
35% Assessment Land plus improvement taxable value is limited by full cash value, then multiplied by 35% to determine assessed value.
Annual change is normal: Carson City states that land is valued annually and all property is re-costed each year. Parcels remain on a five-year reappraisal cycle, while new construction, removals, zoning changes and use changes can trigger additional appraisal work.
A 20% increase in taxable value does not necessarily mean a 20% tax increase. Nevada’s partial-abatement tax caps separately limit the annual increase in qualifying property taxes.
Nevada partial tax abatement

Carson City 3% Low Tax Cap vs 6.9% Alternative Cap

3% Low Cap An owner-occupied primary Nevada residence can generally qualify for a tax-bill increase cap that cannot exceed 3%, assuming no excluded new value or use change.
Qualifying Rental A residential rental charging at or below Nevada’s applicable fair-market-rent limits may also qualify for the low cap when required information is filed.
6.9% Alternative Cap for 2026/27 Carson City’s current annual alternative-abatement chart lists 6.9% for fiscal year 2026/27. The statutory high cap cannot exceed 8%.
New value can sit outside the cap. New construction, additions, parcel-map changes and changes in actual or authorized use may be taxed at the full applicable rate for the first year.
Only one Nevada residence can be claimed as primary. If Carson City sends you a new Property Tax Cap Claim Form and you qualify for the low cap, submit it even if a prior owner or prior form had a different status.
File the Carson City Property Tax Cap Claim Form Confirm the parcel is your primary residence or qualifying rental → complete the current form → submit it to the Assessor → check your tax bill for the low/high cap status.
Fiscal year 2026/27 published levies

Carson City Property Tax Rate Components

2.1900% Total Carson City county-rate component for FY 2026/27.
0.7500% School operating rate.
0.4300% School district debt rate.
0.1700% State debt rate.
0.0300% Carson Water Sub-Conservancy District rate.
Rate interpretation: Nevada calculates property tax from assessed value, not directly from taxable value. The applicable rates are applied after the 35% assessment calculation, and tax-cap relief can then affect what is actually billed.
2026/27 tax installment calendar

Carson City Property Tax Due Dates

First installment Due Monday, August 17, 2026.
Second installment Due Monday, October 5, 2026.
Third installment Due Monday, January 4, 2027.
Fourth installment Due Monday, March 1, 2027.
Grace period: Carson City states that each installment has a 10-day grace period before late penalties are imposed.
Late-penalty progression: the published schedule is 4% for the first late installment, then 5%, 6% and 7% for successive late installments. Prior-year delinquent taxes accrue interest under the Treasurer’s delinquency rules.
Blank Nevada assessment worksheet

Carson City Property Tax Estimator

Enter the Assessor’s taxable value and the current total rate applicable to the parcel. The calculator first applies Nevada’s 35% assessment ratio. It does not automatically apply the 3% or alternative tax cap because that requires the property’s prior-year tax and cap status.

$0.00 Gross assessed value
$0.00 Net assessed value
$0.00 Pre-cap tax estimate
Do not use this result as the payable bill. Carson City’s tax-cap system can make the actual tax lower than a simple assessed-value × tax-rate calculation.
2026/27 appeal period closed

Carson City Assessment Appeal Process

Assessor Review Discuss taxable value and obtain appraisal information from the Assessor before filing formally.
County Board of Equalization File the prescribed petition during the December/January filing period.
State Board of Equalization Appeal an unfavorable County Board determination under Nevada’s state-level procedure.
Courts Nevada law provides further judicial review through District Court and potentially the Supreme Court.
2026/27 deadlines have passed. Carson City’s current secured roll identifies January 16, 2026 as the County Board deadline and March 11, 2026 as the State Board deadline.
Next-cycle preparation: assessment notices are normally mailed in November or December and the roll is published before January 1. Review your notice immediately rather than waiting for the July tax bill.
  • Current Property Inquiry record
  • Assessment notice
  • Land value
  • Improvement value
  • Replacement-cost information
  • Property condition
  • Comparable sales
  • Recent appraisal
  • Zoning / use information
  • Building-data corrections
Nevada personal exemptions

Carson City 2026/27 Veteran, Disabled Veteran, Surviving Spouse & Blind Exemptions

Veteran 2026/27 assessed-value exemption: $3,640. Carson City estimates approximately $129 in property-tax benefit at current rates.
Disabled Veteran 2026/27 assessed-value deductions range from $18,200 to $36,400 depending on qualifying permanent service-connected disability percentage.
Surviving Spouse 2026/27 assessed-value deduction: $1,820, subject to Nevada eligibility requirements.
Blind 2026/27 assessed-value deduction: $5,460, with medical and Nevada-residency documentation requirements.
Secured real-property deadline: June 15 was the deadline to apply an eligible personal exemption to real property for the 2026/27 fiscal year.
Personal property / vehicle timing differs. Carson City states that eligible exemptions used on unsecured personal property or the governmental service tax portion of a vehicle registration can be claimed by the applicable tax due date.
Review Carson City Personal Exemptions Choose the exemption category → review residency/service/disability documentation → contact the Assessor before filing.
APN and parcel map workflow

Carson City Parcel Maps & GIS

Parcel-map PDFs The Assessor allows online viewing and downloading of parcel maps.
Example APN format Carson City’s parcel-number explanation uses an example such as 008-846-23 to identify book, page, block and parcel.
11 × 17 map copy Contact the Assessor for a print-to-scale 11 × 17 parcel map.
New parcel-map update The Assessor states that a newly recorded parcel map generally takes about 10–12 business days to appear online.
GIS public data Carson City’s parcel-map hub also links geospatial parcel data and open GIS datasets.
Map is not legal description The APN and assessment map identify the property for tax purposes but do not replace the deed or survey.
Carson City explicitly warns that Assessor parcel maps are for assessment use only and do not represent a survey. Use recorded deeds, plats and qualified survey evidence for legal boundary questions.
Open Carson City Parcel Maps Search the parcel → note the APN → open the matching Assessor parcel map → use Recorder documents when legal detail is required.
Assessment ownership vs legal recorded title

How to Search Carson City Deeds, Liens & Recorded Documents

Start with Property Inquiry. Save the owner, physical address and APN.
Open Carson City’s recorded-document search. Use Online Records Search.
Choose a search type. Current options include name, document, book/page, recording-date range, instrument number and legal search.
Use owner-name variations carefully. Recorder documents are indexed by principal grantor/grantee names.
Download the free unofficial image if enough. Carson City allows free watermarked copies through the online search.
Order an official copy when required. Recorder copies currently cost $1 per page.
Clerk-Recorder William “Scott” Hoen
Recorder phone 775-887-2260
Recorded records online July 2, 1962 to present; contact the office for earlier records.
The Recorder will not perform a property-history or title search for you. Staff direct customers to conduct the public search themselves or use a title company, private abstractor or legal professional.
Free Recording Notification Service: register both name variations and APNs. Carson City can email you when a newly recorded document matches a monitored name or parcel number.

Carson City Property Search Problems and Fixes

Problem What to do Correct office / tool
Owner search gives too many results Add street information or use the APN from a tax bill. Property Inquiry
Street address does not match Drop street suffixes such as Road or Street and search the street name. Property Inquiry
Need the most reliable identifier Use the 8-digit Parcel ID/APN. Assessor
Taxable value rose sharply Review land, construction-cost changes and new improvements before comparing tax bills. Assessor
Tax increase is less than value increase That may reflect Nevada’s 3% or alternative partial-abatement cap. Assessor / Treasurer
Need exact tax due Use the live Treasurer account, not a manual estimate. Treasurer
No paper 2026/27 bill received Search online or call 775-887-2092 immediately because the first installment is due August 17. Treasurer
Need deed before 1962 Contact the Recorder because pre-July 2, 1962 documents are not available in the current online search. Recorder
Need exact boundary Do not rely on the Assessor map; research recorded maps/deeds and use a surveyor. Recorder / Surveyor
Mailing address is wrong Submit the address change in writing to the Carson City Assessor. Assessor
Need to contest 2026/27 value now The ordinary January and March administrative deadlines have passed; contact the Assessor about any factual-record issue. Assessor
Worried about deed fraud Enroll name variations and APN in Carson City’s free Recording Notification Service. Recorder
Two property-record locations

Carson City Assessor, Treasurer & Recorder Contacts

Carson City Assessor Kimberly D. Adams

201 N. Carson Street
Suite 6
Carson City, NV 89701

775-887-2130
Fax: 775-887-2139
assessor@carsoncity.gov

Monday–Friday
8:00 a.m.–5:00 p.m.
Carson City Treasurer Andrew Rasor

201 N. Carson Street
Suite 5
Carson City, NV 89701

775-887-2092
treasurer@carsoncity.gov

Monday–Friday
8:00 a.m.–5:00 p.m.
Carson City Recorder William “Scott” Hoen

885 E. Musser Street
Suite 1028
Carson City, NV 89701

775-887-2260

Monday–Friday
8:00 a.m.–5:00 p.m.
Official live-action routes

Carson City Property Records Action Center

Find the parcel first, save the APN and then move to the system responsible for the next step.

Property Inquiry Owner, address, APN, values, sales, buildings and tax information. 2026/27 Assessment Roll Review the current secured roll and annual assessment information. Property Tax Current installments, tax rates, billing and delinquency information. Recorded Documents Search deeds, deeds of trust, liens, maps and other recordings.
Most-searched Carson City property questions

Carson City Assessor Property Search FAQs

Is there a Carson City County Property Assessor?

No. Carson City and former Ormsby County were consolidated into one municipal government in 1969. Property assessment functions are handled by the Carson City Assessor rather than a separate Carson City County Assessor.

How do I search Carson City Nevada property records?

Use the Carson City Property Inquiry system. Parcel Search accepts Parcel ID, owner name and site-address criteria, while Advanced Parcel Search and Sales Search provide additional filters for values, acreage, zoning, subdivisions, sales and building characteristics.

Who is the Carson City Assessor in 2026?

Kimberly D. Adams is the current Carson City Assessor. The office is at 201 North Carson Street, Suite 6, Carson City, Nevada 89701, and the main Assessor phone number is 775-887-2130.

How is Carson City assessed value calculated?

Nevada law requires assessed value to equal 35% of taxable value. Carson City determines taxable value using land valuation and the replacement cost of improvements less applicable depreciation, with total taxable value limited by full cash value.

What are the Carson City 2026/27 property tax due dates?

The four 2026/27 real-property-tax installments are due August 17, 2026, October 5, 2026, January 4, 2027 and March 1, 2027. Carson City provides a 10-day grace period after each installment date before late penalties are assessed.

What is the Carson City property tax cap for 2026/27?

A qualifying owner-occupied primary residence or qualifying low-rent dwelling can receive Nevada’s low tax cap, which cannot exceed 3%. Carson City’s alternative-abatement rate for fiscal year 2026/27 is 6.9% for qualifying property that does not receive the low cap.

Can I still appeal my Carson City 2026/27 assessment?

The ordinary administrative appeal deadlines have passed. Carson City’s 2026/27 secured roll lists January 16, 2026 as the County Board of Equalization filing deadline and March 11, 2026 as the State Board of Equalization deadline.

Where do I pay Carson City property taxes?

The Carson City Treasurer bills and collects real property taxes. Use Carson City Property Inquiry for the live tax account or contact Treasurer Andrew Rasor’s office at 775-887-2092. The first 2026/27 installment is due August 17, 2026.

How do I find a Carson City deed or property lien?

Use the Carson City Recorder’s Online Records Search. Current search options include name, document, book and page, recording-date range, instrument number and legal search. Online recorded documents are available from July 2, 1962 forward.

Can I use a Carson City Assessor parcel map as a legal survey?

No. Carson City states that Assessor parcel maps are for assessment purposes and do not represent a survey. Use recorded deeds and maps together with a qualified surveyor when an exact legal boundary matters.

Official Sources and Editorial Verification

Carson City Assessor Official office, hours, assessment responsibilities and property resources. About the Assessor Kimberly D. Adams and current Assessor staff. Carson City Property Inquiry Parcel, owner, address, advanced parcel, sales and tax lookup. 2026/27 Assessment Roll Current roll, appeal dates, exemptions, tax-cap explanation and tax installments. Taxable Value Method Land valuation, replacement cost, depreciation and reappraisal process. Tax Calculation & Abatement 35% assessment ratio, 3% low cap and 2026/27 6.9% alternative cap. Personal Exemptions Veteran, disabled veteran, surviving spouse and blind exemption amounts. Assessor Parcel Maps Parcel numbering, map downloads and GIS resources. Carson City Treasurer Andrew Rasor, 2026/27 tax bills, payment deadlines and office details. 2026/27 Property Tax Rates County, school, state and water-district levy components. Carson City Recorder Clerk-Recorder contacts, copies, document types and Recording Notification Service. Recorded Documents Search Name, document, book/page, date, instrument and legal search.
Verified for this August 12, 2026 update: current Assessor Kimberly D. Adams; Assessor phone and City Hall location; Carson City’s consolidated city-county status; live owner/address/APN search fields; 2026/27 secured assessment roll; 35% assessment ratio; annual land valuation and building-cost methodology; 3% low tax cap; 6.9% 2026/27 alternative cap; Treasurer Andrew Rasor; 2026/27 tax rates; August 17 first installment; later October, January and March installments; current exemption amounts; Recorder William “Scott” Hoen; online document coverage; and Recorder copy/notification procedures.

CountyPropertyAppraiser.org is an independent informational website. It is not affiliated with Carson City, the Carson City Assessor, Carson City Treasurer, Carson City Clerk-Recorder, Nevada Department of Taxation or any Nevada government agency.

Property ownership, taxable value, assessment, tax-cap status, tax rates, exemptions, payment balances, recorded documents, parcel maps and filing deadlines can change. Verify time-sensitive information with the responsible official office before paying taxes, filing a claim, relying on a recorded document or making a legal or financial decision.

Editorial verification date: August 12, 2026.

Slug: carson-city-assessor-property-search

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TRIM Notice & Value Review Helper

Use this to organize your questions before calling the Property Appraiser or preparing an appeal.

Your preparation checklist

Value term Simple meaning
Market value The appraiser’s estimate of the property’s value as of the assessment date.
Assessed value The value after limits or caps may be applied.
Exemptions Approved reductions such as homestead or other exemptions.
Taxable value The value used by taxing authorities after exemptions.

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The Property Appraiser values property, but the Tax Collector usually handles the actual bill and payment.

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