Disabled Veteran Property Tax Exemption in Nevada (2026)
Carlos Scarpero on property tax discounts for veterans receiving VA disability compensation.
Last reviewed August 26, 2026. Every figure, form and deadline on this page is re-checked against the state’s own government sources once a quarter, and the date above is updated when we do it.
The disabled veteran property tax exemption in Nevada shields between $18,200 and $36,400 of assessed value from property tax, depending on your VA disability rating, for the 2026/2027 fiscal year. Nevada assesses homes at 35 percent of taxable value, so the exemption comes off that smaller assessed number. You file an affidavit with your county assessor, and the deadline that matters is June 15 for the fiscal year that starts July 1.
Unlike some states, Nevada does not use a fixed ownership snapshot date like January 1. It runs on a filing deadline instead, and I show you exactly how that changes the timing for a purchase further down.
This is not tax advice. Property tax relief is administered locally, and the dollar amounts are adjusted from year to year. Every figure here is dated and linked to its official source so you can check it. Confirm the current numbers, forms and deadlines with your county office before you rely on any of it.
On this page
How much is the Nevada exemption worth?
| Permanent service-connected disability rating | Assessed value exempt from tax, FY2026/2027 |
|---|---|
| 100 percent | $36,400 |
| 80 to 99 percent | $27,300 |
| 60 to 79 percent | $18,200 |
| Non-disabled veteran (separate exemption, NRS 361.090) | $3,640 |
Nevada assesses real property at 35 percent of its taxable value, so these figures apply to that smaller assessed number, not your home’s price or appraised market value. A home with a $300,000 taxable value carries an assessed value of about $105,000, and a 100 percent disabled veteran’s exemption removes $36,400 of that $105,000 before the tax rate is applied.
What that is worth in dollars depends on your local tax rate, so the honest answer is a local one. Clark County’s own statistical roll analysis lists a weighted tax rate of $3.047 per $100 of assessed value for the 2024-2025 roll. At that rate, the $36,400 exemption for a 100 percent rating is worth roughly $1,109 a year, or about $92 a month, in Clark County. Rural counties run different rates, so check your county assessor for the exact number.
Official Source
“A person with a permanent service-connected disability of: (a) Eighty to 99 percent, inclusive, is entitled to an exemption of $15,000 assessed value. (b) Sixty to 79 percent, inclusive, is entitled to an exemption of $10,000 assessed value… Beginning with the 2005-2006 Fiscal Year, the monetary amounts in subsection 2 must be adjusted for each fiscal year by adding to the amount the product of the amount multiplied by the percentage increase in the consumer price inflation index from July 2003 to the July preceding the fiscal year for which the adjustment is calculated.”
That is the statute itself. The maximum exemption for a total, 100 percent rating starts at $20,000 of assessed value, the 80-99 percent tier starts at $15,000, and the 60-79 percent tier starts at $10,000. All three are indexed every year to the Consumer Price Index for the West Region, which is why the dollar figures grow annually and why a form printed a few years ago will understate the current amount.
Source:
The Department of Taxation sends each county assessor the updated dollar amount by September 30 every year. The Washoe County Assessor’s own affidavit spells out the current figures in writing.
Official Source
“A person with a permanent service-connected disability of 60% or greater is entitled to an exemption as follows for the 2026/2027 fiscal year: 100% permanent service-connected disability 36,400 assessed value; 80% to 99% permanent service-connected disability 27,300 assessed value; 60% to 79% permanent service-connected disability 18,200 assessed value.”
That is the Washoe County Assessor’s own affidavit form, dated for the 2026/2027 fiscal year. Clark County’s assessor publishes the identical three figures, which confirms these are the statewide CPI-adjusted amounts, not a county-specific number.
Source:
Who qualifies in Nevada?
To claim the disabled veteran exemption in Nevada you must meet all of these:
- Be a bona fide resident of Nevada: you have established residence and actually lived in the state at least 6 months, or you hold a valid Nevada driver’s license or ID card that does not mark you as a seasonal resident.
- Have incurred a permanent service-connected disability rated at 60 percent or higher by the VA or the Armed Forces.
- Have been honorably discharged, or hold a certificate of satisfactory service.
There is no income test. The exemption applies to real property you own, or you can apply it to personal property, a manufactured home, or the Governmental Services Tax on a vehicle you register with the DMV. You can split it across categories, but you can only use it in one county at a time. If you move, you contact the new county assessor to transfer it rather than filing a fresh claim.
Nevada’s three tiers, and the 59 percent cliff
If you are rated below 60 percent, this exemption is not available to you at any level. There is no partial version for a 40 or 50 percent rating. You would instead look at the separate, smaller non-disabled veteran exemption under NRS 361.090, which is open to veterans who served a minimum of 90 consecutive days of active duty within specified conflict windows and does not require a disability rating at all. Nevada does not let you claim both. If you qualify for the disabled veteran exemption, you give up the smaller veteran exemption, not stack it on top.
Combined ratings
If your disability documentation shows more than one permanent service-connected condition, the combined percentage controls, capped at 100 percent.
Surviving spouses
An unremarried surviving spouse can claim the same exemption if all of these are true: the spouse was married to and living with the veteran for the 5 years before the veteran’s death, the veteran was eligible for the exemption at death (or would have been if living in Nevada), the spouse has not remarried, and the spouse is a bona fide Nevada resident.
Official Source
“A surviving spouse claiming an exemption pursuant to this section must file with the county assessor an affidavit declaring that: (a) The surviving spouse was married to and living with the veteran who incurred a permanent service-connected disability for the 5 years preceding his or her death; (b) The veteran was eligible for the exemption at the time of his or her death or would have been eligible if the veteran had been a resident of the State of Nevada; (c) The surviving spouse has not remarried; and (d) The surviving spouse is a bona fide resident of the State of Nevada.”
This is the exact surviving-spouse test from the statute. All four conditions have to be true, and the county assessor requires the affidavit in addition to the disability documentation described above.
Source:
Can the exemption be used before closing?
In Nevada, not on the bill you are buying into. Nevada does not use a fixed ownership-snapshot date the way some states do. Instead, the exemption follows a filing deadline: file your affidavit with the county assessor on or before June 15 and it applies to the fiscal year that starts July 1. Buy the home and file any time before that June 15 cutoff, even the same week you close, and the exemption shows up on the tax bill for the fiscal year that begins the following July 1. Buy and file between June 15 and June 30, and a July 5 late-filing window covers you for the fiscal year that starts just days later.
The practical effect for most purchases is the same as a snapshot-date state: the tax bill already in force when you close was set before you owned the home, and your filing cannot change that bill retroactively. Depending on where in the fiscal year you close, the exemption’s first appearance on your bill can be as soon as a few weeks out or as much as roughly a year out.
Four states put a pre-purchase determination in the statute. Nevada is not one of them
State rule. Four states let a qualifying veteran get something in writing from the taxing authority before they own the home:
- Virginia: file the normal exemption paperwork plus documentation of the purchase agreement and the commissioner of the revenue must process it and send an approval or denial letter, with the exemption amount, within 20 business days. Va. Code § 58.1-3219.6(B). The exemption itself takes effect only after you become the owner.
- Maryland: you may apply for a specific dwelling you intend to purchase, and the Department of Assessments and Taxation must send a preliminary approval or denial, with the amount, within 15 business days. Md. Code, Tax-Property § 7-208(d)(5). No second application is needed once you own it.
- Utah: a qualifying disabled veteran claimant may apply before owning the residence with a real estate purchase contract, filed in the county where the home sits, and the county must send a receipt with preliminary approval or denial and the calculated amount within 15 business days. Utah Code § 59-2a-502(5).
- Alabama: for closings on or after October 1, 2026, the tax assessing official issues a tentative certificate of permanent and total disability before purchase, within 20 days, and the statute says a settlement agent or loan closing officer may not consider the homestead ad valorem taxes when calculating debt-to-income once you hand over that certificate. Ala. Code § 40-9-21.3.
One correction worth having, because it gets repeated a lot: outside of Alabama these laws bind the county or the state tax office, not your lender. They force the taxing authority to answer you in writing before closing. They do not order a lender to waive or exclude the tax. Alabama is the only one of the four that reaches into the loan file itself. North Carolina has a bill that would add a prequalification process, House Bill 94, which passed the House 112 to 0 in May 2025 and has sat in Senate Rules since. It is not law, so do not plan around it.
In Nevada it is a lender decision, so shop it
Lender overlay and market practice. There is no Nevada statute telling the taxing authority to pre-approve you before you own the home, so whether this benefit helps you qualify comes down to lender policy. Here is what that looks like in practice, from lender guidance we collected directly in August 2026:
- Some lenders will use the reduced tax figure before closing, and some will not. One wholesale lender told us plainly it will consider a veteran real estate tax exemption and a reduced property tax number in the qualifying payment, as long as underwriting gets the local exemption rules and proof you meet them. If the documentation is short, underwriting uses the full tax amount instead. Another wholesaler checks it state by state and county by county on every single closing. If your lender says no, that is not the final answer on the benefit. It is that lender’s answer. Ask another one.
- Every lender will require proof of eligibility if the lower tax is doing work in your file. If the reduced tax is what lowers your debt ratio or raises your residual income, expect to document it: your VA rating decision or award letter showing the qualifying disability, the taxing authority’s own published exemption rules, and usually the completed exemption application. One lender’s VA guide requires proof of 100 percent disability from VA plus a copy of the completed county application for property tax exemption, and where the application has to be notarized it takes an unsigned copy up front and conditions it to be signed at closing.
Lender overlays apply everywhere. State permission is not lender permission. One large investor allows the anticipated reduced tax for qualifying only for primary residences in California, Florida, Maryland, Texas, Utah and Virginia, and only with proof the veteran applied to the taxing authority before the note date. Nevada is not on that list.
Practically, ask your loan officer two questions before you write an offer: will you use a reduced tax figure to qualify me, and will you waive the tax escrow. Different lenders give different answers on the same file, and that is normal, not a mistake.
What we can do instead: waive the escrow
If the exemption cannot be counted yet, the fallback is to not escrow the taxes at all, so your monthly housing expense is not carrying twelve months of a tax bill that is about to shrink. VA does not require escrows, so this is a lender and investor decision, and many will allow it on a strong file. There are lenders that will waive the tax escrow on a VA loan even when the property taxes have not been waived yet, so this is a real option and not a rare favor. Some will waive it with no restrictions at all, others want the eligibility proof and the correct paperwork in the file first. Waiving escrow does not require the taxing authority to approve anything, which is why it is usually the easier ask of the two. Understand the tradeoff: with no escrow account, you pay the taxing authority directly and you are on your own for those tax bills until the exemption is actually approved, and approval can take a while. Budget for it and pay the bill on time; a delinquent tax bill on a home you just bought is an expensive way to save a few dollars of monthly payment.
Official Source
“VA does not require the lender to establish escrow accounts for the collection and payment of property taxes, hazard insurance premiums, and similar items.”
This is the VA rule, from Chapter 9 of the VA Lender’s Handbook. It is the reason an escrow waiver is even on the table. Waiving escrow is a lender and investor decision, not a VA requirement, and it means you are responsible for paying the taxing authority yourself when the bill comes.
Source:
One more VA rule to know, because it runs the other way. On estimating taxes, Chapter 4 says “If taxes are expected to increase, use the increased amount.” There is no matching VA instruction that lets an underwriter write down your taxes, which is why the reduction is always a lender option and never a VA entitlement. The Chapter 4 text is here if you want to read it.
Plan for the gap between closing and approval
These applications take a while to process, and the taxing authority’s calendar does not wait for your loan. A tax bill can come due between your closing date and the day your exemption is approved, and you are the owner, so that bill is yours. That can include taxes attributable to the period the prior owner held the home. One lender’s VA guide makes it explicit and requires a signed letter of explanation from the veteran borrower stating they are solely responsible for the property taxes owed for the prior owner. Keep the money set aside and do not assume the first bill will be reduced, especially if you waived escrow and Nevada is billing you directly.
How to apply in Nevada, step by step
- Get the Affidavit of Disabled Veteran for Property Tax Exemption from your county assessor. Every county uses the same statute, NRS 361.091, but the form and delivery method vary by county. Washoe County publishes theirs as a downloadable affidavit (PDF download). Clark County lists its version and a full brochure at clarkcountynv.gov/government/assessor/exemption, including the exemption brochure (PDF download).
- Attach your supporting documents. An original or certified copy of your honorable discharge or DD214 showing the total percentage of your permanent service-connected disability, or a VA certificate or other military document showing the percentage, together with proof of honorable discharge or satisfactory service.
- Sign the affidavit before the county assessor or a notary public, and state that you are a bona fide Nevada resident and are not claiming the exemption in any other Nevada county.
- File it with the assessor of the county where you live, not where the property sits if those differ for a personal claim. Nevada’s Department of Taxation publishes a statewide directory of all county assessors (PDF download) with address, phone and email for each of Nevada’s 17 counties, and the DMV keeps an assessor locations page as a second source.
- Watch the deadline. On or before June 15 for the fiscal year starting July 1. If you acquire the property between June 15 and July 1, you have until July 5. Miss both and you can still take a late claim to your county Board of Equalization on or before January 15 of the fiscal year you are claiming.
- Renew every year. After your first approval, the assessor mails you a renewal form each year, along with the option to redirect part of your exemption to the Gift Account for the Veterans Home. Return it so the exemption continues.
Official Source
“Except as otherwise provided in this section and NRS 361.084: (a) All claims for personal tax exemptions on real property… must be filed on or before June 15. (b) An initial claim for a tax exemption on real property acquired after June 15 and before July 1 must be filed on or before July 5.”
That is the filing-deadline statute. It is the same deadline for every personal property tax exemption in Nevada, not something specific to veterans, which is why county assessor forms all point back to it.
Source:
Can you get a refund of prior year taxes?
Nevada does not refund several years of back taxes the way some states do. What it offers instead is a narrow, same-fiscal-year, late-filing option. If you miss the June 15 (or July 5) deadline, or the assessor denies your claim, you can take the affidavit and your documentation to your county Board of Equalization on or before January 15 of the fiscal year you are claiming the exemption for. The board reviews it and can grant or deny the claim for that year.
There is no mechanism in the statute to reach back into a prior fiscal year that has already closed. If you find out about this exemption after a fiscal year has ended, the earliest it can apply is the fiscal year in front of you, filed by the ordinary June 15 deadline or the January 15 late-claim deadline if that window has already passed for the current year.
Official Source
“If a claim for a tax exemption on real property and any required affidavit or other documentation in support of the claim is not filed within the time required by subsection 1, or if a claim for a tax exemption is denied by the county assessor, the person claiming the exemption may, on or before January 15 of the fiscal year for which the claim of exemption is made, file the claim and any required documentation in support of the claim with the county board of equalization.”
This is the only backstop the statute provides. It is a same-year appeal window, not a multi-year refund like Ohio’s, so do not expect a check for taxes paid in a year that has already closed.
Source:
Other Nevada programs for disabled veterans
The property tax exemption is the big one for homeowners, but Nevada has a few other programs worth knowing about.
- Non-disabled Veteran’s Exemption (state, NRS 361.090). A separate, smaller exemption, currently $3,640 of assessed value for FY2026/2027, open to veterans who served at least 90 consecutive days of active duty within specified conflict date ranges, without a disability rating requirement. You cannot claim this and the disabled veteran exemption at the same time.
- Apply it to your vehicle instead (state). If you would rather not use the exemption on real property, or you do not own any, Nevada lets you apply it to the Governmental Services Tax on a vehicle registration through the DMV, to personal property or manufactured home tax, or split it across categories.
- Gift Account for the Veterans Home (state). You can donate any unused portion of your exemption to the Gift Account for the Veterans Home in Southern Nevada or Northern Nevada.
- No state income tax (state). Nevada does not tax wages, retirement pay, or VA disability compensation at the state level, because it has no personal income tax at all. That is not veteran-specific, it applies to every Nevada resident.
Official Source
“The State of Nevada does not impose a state income tax on individuals or participate in the personal income tax that applies in most other states. Nevada residents do not pay state tax on income earned from salaries, wages, or similar compensation.”
That is the Department of Taxation’s own page confirming Nevada has no personal income tax, which covers military retirement pay and VA disability compensation along with every other kind of personal income.
Source:
Nevada disabled veteran property tax FAQs
How much is Nevada’s disabled veteran property tax exemption worth?
It depends on your VA disability rating. A 100 percent permanent service-connected rating gets $36,400 of assessed value exempted for the 2026/2027 fiscal year. 80 to 99 percent gets $27,300. 60 to 79 percent gets $18,200. Nevada assesses property at 35 percent of taxable value, so these are exemptions against that smaller assessed number, not against your home’s market price.
Why do these numbers look odd, like $36,400 instead of a round figure?
The statute starts at flat base amounts, $20,000, $15,000 and $10,000 of assessed value, set in 2003, and the Department of Taxation indexes them every year to the West Region Consumer Price Index. The county assessor gets the new dollar figure from the Department by September 30 each year, which is why the amount changes annually and a form from a few years ago will show a smaller number.
Do I need a 100 percent VA rating to get any exemption in Nevada?
No. Nevada has three tiers starting at 60 percent. Below 60 percent, this exemption is not available, though you may still qualify for the smaller non-disabled veteran exemption if you meet its separate service requirements.
What is Nevada’s filing deadline?
File the affidavit with your county assessor on or before June 15 to have it apply to the fiscal year that starts July 1. If you acquire the property between June 15 and July 1, you have until July 5. Miss both and you can still file a late claim with your county Board of Equalization on or before January 15 of the fiscal year you are claiming.
Can I use the exemption on a house I am buying right now?
Not right away. Nevada’s exemption is tied to when you file the affidavit, not to a fixed ownership date, but a claim filed today does not change the tax bill that is already out. It first reduces the bill for the fiscal year that begins after the next June 15 deadline. Your loan still gets qualified on the full, non-exempt tax amount.
Can I get the exemption on my car instead of my house?
Yes. Nevada lets you apply all or part of the exemption to the Governmental Services Tax you pay when you register a vehicle with the DMV, to personal property or manufactured home tax, or donate it to the Gift Account for the Veterans Home. You can split it across categories.
Can a surviving spouse keep the Nevada exemption?
Yes, if the spouse was married to and living with the veteran for the 5 years before the veteran’s death, the veteran was eligible or would have been eligible had he or she lived in Nevada, the spouse has not remarried, and the spouse is a Nevada resident.
Can I stack the disabled veteran exemption with the regular veteran exemption?
No. Nevada law allows only one of the two. If you qualify for the disabled veteran exemption as the veteran, you cannot also claim the smaller non-disabled veteran exemption.
Where to go next
- Disabled Veteran Property Tax Exemption Guide, every state’s exemption, form and deadline in one directory
- The complete guide to VA home loans
- Funding Fee Waivers and Refunds Guide, the fee is waived outright at a 10 percent rating or higher, and can be refunded if you already paid it
- Property tax discounts for veterans on VA disability, the national overview
- How to get a VA home loan with bad credit
- How much house you can get with a VA loan, using residual income
- Nevada Department of Taxation, Veteran’s Exemptions FAQ (PDF download)
- Nevada Revised Statutes 361.091, the disabled veteran exemption statute, and 361.155, which covers filing deadlines and late claims
- Directory of all Nevada county assessors (PDF download)
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