If you’re shopping for a home in the Las Vegas area, it’s natural to focus on your purchase price and mortgage. But one ongoing cost that can have a big impact on your monthly payment is Las Vegas property taxes.

The good news? Nevada is already one of the most tax-friendly states in the U.S. — with no state income tax and relatively low property tax rates. And within the Las Vegas Valley, some suburbs and nearby communities are even more affordable than others.

Here’s a breakdown of suburbs near Las Vegas with lower property tax rates, plus a quick guide on how to calculate what you’ll actually owe.

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Suburbs with Lower Property Taxes

Pahrump

• County: Nye County
• Effective Tax Rate: Around 0.51%
• Why Buy Here: More land, more privacy, and more house for your money. Pahrump is especially popular with retirees or buyers looking for space outside the city while still being only about an hour away.

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Boulder City

• Effective Tax Rate: 0.60% – 0.91%
• Why Buy Here: A charming no-gaming town with small-town vibes, historic character, and quick access to Lake Mead. Buyers love it for its strong sense of community and slower pace.

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Henderson

• Effective Tax Rate: Around 0.77% (varies by neighborhood)
• Why Buy Here: Known for top-rated schools, parks, and master-planned communities, Henderson is one of Southern Nevada’s most desirable places to live. Some areas even dip below the average rate, adding to the appeal.

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Mesquite

• Effective Tax Rate: 0.70% – 0.97%
• Why Buy Here: About 80 miles northeast of Las Vegas, Mesquite offers golf courses, sunshine, and affordability. It’s a favorite for retirees and second-home buyers who want a slower pace of life.

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North Las Vegas

• Effective Tax Rate: As low as 0.66% in newer communities like Aliante
• Why Buy Here: Wide variety of neighborhoods, many with lower rates. Just keep in mind that some areas include additional improvement district fees, so always check the total costs.

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Las Vegas (City Proper)

• Effective Tax Rate: Around 0.74%
• Why Buy Here: Central location, entertainment, and lifestyle amenities. While the exact rate varies depending on your neighborhood or assessment district, Las Vegas remains affordable compared to many major U.S. cities.

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Laughlin

• Effective Tax Rate: 0.83% – 1.09%
• Why Buy Here: A quiet riverfront community along the Colorado River, about 90 miles south of Las Vegas. Perfect for second homes, retirees, or anyone looking for affordable waterfront living.

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How to Calculate Property Taxes in Clark County

To estimate your property taxes, you’ll need:

1. The assessed value of your property
   • In Nevada, this is a percentage of your taxable market value, available on the Clark County Assessor’s website.
2. The tax rate for your area
   • Expressed as a percentage per $100 of assessed value.

Example:
If your home’s assessed value is $200,000 and your tax rate is 2.6097%:

$200,000 × 0.026097 = $5,219.40 per year in property taxes

➡️ Plus, Nevada law caps annual tax increases at 3% for owner-occupied homes, making taxes more predictable even as property values rise.

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What to Know Before You Buy

Lower property taxes can mean thousands saved over the years, but it’s important to balance costs with lifestyle.

• For the lowest rates: Consider Pahrump, parts of North Las Vegas, or some Henderson neighborhoods.
• For more space and slower pace: Look at Boulder City, Mesquite, or Laughlin.
• For convenience and amenities: Las Vegas proper and Henderson remain excellent choices.

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Final Thoughts – Las Vegas Property Taxes

Buying a home is about more than just the purchase price. Ongoing costs like property taxes, insurance, and HOA fees all affect your bottom line. Understanding these numbers can help you make the smartest move for your lifestyle and budget.

👉 If you’d like help running the numbers for a specific property or comparing different suburbs, I’d be happy to walk you through it. Let’s make sure your next move is both exciting and financially sound.