What a Fernley home costs each year
Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.
Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.
Starts at $366,700 of home value. Typical use.
- Property tax$1,964
About 0.54% of home value (Census average for Fernley, not your bill's rate)
- Electricity and gas$1,767
686.6 kWh a month $1,163 · 39.4 therms $604
- Water and sewer$1,591
7,000 gallons a month on City of Fernley Utilities: water $87, sewer $46 a month
- Trash$462
96-gallon cart, plus 7 extras included (derived: 2025 rate plus the announced 5.36% for January 2026), $38 a month
- Home insurance$948
Typical premium $948
A typical Fernley house costs about $6,700 a year: $1,960 property tax and charges, $1,590 water and sewer, $460 trash, $1,770 electricity and gas, $950 home insurance. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 28, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.
Ways to pay less
Nothing here applies to every house automatically. These are worth checking:
Money dates
- Mar 1, 2027in 117 daysFourth installment of property tax due (first Monday of March).
Who serves this house
- Water
- City of Fernley Utilities
- Residential water rates (city rate sheet revised January 27, 2025): a $59.20 base charge for a 3/4-inch meter plus $4.14 per 1,000 gallons
- Property tax
- About 0.54% of home value
- Census ACS 2020-2024 typical share of value; 2026-27 Fernley rate (3.6579 per $100 of assessed value) shown for reference
- Garbage
- Waste Management (WM)
- City of Fernley garbage collection rates
- Sewer
- City of Fernley Utilities
- Residential wastewater rate for all meter sizes
- Electricity
- NV Energy (Sierra Pacific Power Company)
- Basic Service Charge, per month $18.50, plus a charge per kWh
- Gas
- Southwest Gas (Northern Nevada)
- NG-RS single-family residential gas service
Your water
- Source
- The City of Fernley's drinking water is supplied entirely from groundwater sources.
- Lead
- The City of Fernley's 2025 Consumer Confidence Report says the water meets the EPA's standard for lead.
- Arsenic
- The City of Fernley's 2025 Consumer Confidence Report says the drinking water meets EPA's standard for arsenic and contains low levels of arsenic.
- Bacteria
- No total coliform bacteria were detected in 2025.
Other NV cities
Boulder City home costsReno home costsMesquite home costsSparks home costsHenderson home costsCarson City home costsLas Vegas home costsNorth Las Vegas home costs
How these numbers are made
- Property tax: Fernley district 600 combined 2026-27 rate is 3.6579 per $100 of assessed value (Nevada Redbook). We start from Census median taxes paid ($1,964) divided by median value ($366,700) because the 3% cap keeps many bills below rate x value.
- Water and sewer: City of Fernley Connection Fees and Water Rates sheet (rev 01/27/2025, newest published): $59.20 base (3/4-inch) plus $4.14 per 1,000 gallons; sewer $45.50 flat. The city billing page still shows the older $57.47 and $44.18.
- Garbage: derived, not an official 2026 figure. WM 2025 rate $36.50 times 1.0536 for the 5.36% increase WM announced for January 2026 = $38.46; the 2026 WM rate sheet is not fetchable (403). The 2025 sheet's franchise fee line is $1.33 on $35.17 (about 3.8%).
- Electricity: NV Energy D-1 rates from October 1, 2026 with Universal Energy Charge; typical use is EIA 2024 Sierra Pacific residential average. Gas: Southwest Gas NG-RS rate effective 10/23/2026 ($1.00254 per therm); use is EIA Nevada residential average.
- Insurance: Nevada 2022 statewide average HO-3 premium (NAIC via Triple-I). The Fernley franchise fee on utility bills (reported as about 5%) is not counted: no official source stated it.
- Nothing here is legal, tax or insurance advice.
- Fernley billing information
- Fernley 2026 connection fees and water rates
- WM Fernley rates 2025
- WM Fernley insert 2026
- Nevada 2026-27 Redbook
- Fernley 2025 water quality report
- Fernley resident resources
- Southwest Gas Northern Nevada rates
- Lyon County tax due dates
- Census median value
- Census median taxes
- NRS 361
- NV Energy (Sierra Pacific) residential electric rates, October 2026
- NV Energy (Sierra Pacific) natural gas rates, October 2026
- Sierra Pacific Power 2024 gas rate case, volume 6
- EIA 2024 residential sales by utility (table 6)
- EIA Nevada natural gas consumption
- EIA Nevada natural gas consumers
- Triple-I homeowners insurance facts (NAIC)
How Fernley compares
A typical Fernley house against the 9 Nevada cities we cover, using the same default numbers as the total above.
| Per year | Fernley | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 0.54% | 0.47% | higher than 7 of the other 8 Nevada cities we cover |
| Water | $1,045 | $581 | higher than 8 of the other 8 Nevada cities we cover |
| Sewer and utility-bill fees | $546 | $531 | higher than 6 of the other 8 Nevada cities we cover |
| Trash | $462 | $242 | higher than 7 of the other 7 Nevada cities we cover |
| Electricity and gas | $1,767 | $1,947 | lower than 5 of the other 8 Nevada cities we cover |
| Home insurance | $948 | $948 | in the middle of 8 other Nevada cities we cover |
| Total | $6,731 | $6,333 | higher than 8 of the other 8 Nevada cities we cover |
Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.
Questions to ask your candidates
Each one starts from a number above. Any candidate can answer them.
1. Property tax rate
The fact: Fernley's property tax rate is 0.54%, higher than 7 of the other 8 Nevada cities we cover. The rate adds up every agency on the bill, not only the city.
Ask: "Property tax in Fernley is 0.54%, higher than 7 of the other 8 Nevada cities we cover. What should that money pay for first, and would you change anything about how it is set?"
2. Water
The fact: Water here costs about $1,045 a year at typical use, higher than 8 of the other 8 Nevada cities we cover.
Ask: "Water here costs about $1,045 a year at typical use, higher than 8 of the other 8 Nevada cities we cover. What drives that cost, and would you change anything?"
3. Sewer and utility-bill fees
The fact: Sewer and flat utility-bill charges here come to about $546 a year, higher than 6 of the other 8 Nevada cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.
Ask: "Sewer and flat utility-bill charges here cost about $546 a year, higher than 6 of the other 8 Nevada cities we cover. What drives that cost, and would you change anything?"
4. Trash
The fact: Trash pickup here costs about $462 a year for the standard cart, higher than 7 of the other 7 Nevada cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.
Ask: "Trash pickup here costs about $462 a year for the standard cart, higher than 7 of the other 7 Nevada cities we cover. What drives that cost, and would you change anything about the service or the price?"
Common questions about Fernley house costs
What is the property tax rate in Fernley?
Property tax in Fernley averages about 0.54% of home value a year (Census figures for the city; your own rate depends on your property's classification and exemptions).
How much is the water bill in Fernley?
About $133 a month for water and sewer at typical use (7,000 gallons a month) on City of Fernley Utilities.
How much does trash pickup cost in Fernley?
$38 a month for a house.
When is property tax due in Fernley?
Mar 1, 2027: Fourth installment of property tax due (first Monday of March).
How much does a house in Fernley cost to run each year?
A typical Fernley house costs about $6,700 a year: $1,960 property tax and charges, $1,590 water and sewer, $460 trash, $1,770 electricity and gas, $950 home insurance. Estimated from public rates, not anyone's actual bill.