Las Vegas, NV · Updated Oct 2026

What a Las Vegas 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.

Example · a Las Vegas house

$6,333a year · $528 a month

Starts at $427,900 of home value. Typical use.

Property tax$2,065
About 0.48% of home value (Census average for Las Vegas, not your bill's rate)
Electricity and gas$2,132
1078 kWh a month $1,705 · 32 therms $427
Water and sewer$947
7,000 gallons a month on Las Vegas Valley Water District: water $48, sewer $31 a month
Trash$240
Single-family residence: weekly automated solid waste and recycling, every other week bulky (2026-2027 schedule), $20 a month
Home insurance$948
Typical premium $948

A typical Las Vegas house costs about $6,300 a year: $2,070 property tax and charges, $950 water and sewer, $240 trash, $2,130 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:

Owner-occupants: keep the 3% tax cap3% cap instead of up to 8%
Nevada caps the yearly increase in the tax bill of an owner's primary residence at 3%; homes that are not owner occupied get a cap of up to 8%. Any ownership document recorded will remove the 3% abatement; if the Assessor's document number is updated, you will need to complete a new postcard to retain the 3% abatement for the next year.
How: If you receive the Assessor's postcard, sign it and return it as soon as possible to retain the 3% tax cap. Questions: (702) 455-3882.
Veterans: veteran's exemption$3,640 off assessed value
Eligible veterans get $3,640 off assessed value; veterans with a permanent service-connected disability of at least 60% get $18,200 (60-79%), $27,300 (80-99%) or $36,400 (100%).
How: Apply with the Clark County Assessor (DD214 and a Nevada driver's license or ID). To use it on your home's tax bill, apply it to real property by June 15 before the fiscal year starts.
Surviving spouses and blind residents: personal exemptions$1,820 surviving spouse; $5,460 blind
The Clark County Assessor lists $1,820 for a surviving spouse and $5,460 for a blind person ($7,280 for a surviving spouse who is blind).
How: Surviving spouse: a copy of the spouse's death certificate. Blind: a certificate from a licensed physician.

Money dates

Jan 15in 72 daysDeadline under Nevada law to appeal to the county board of equalization if you believe your property's full cash value is less than the taxable value computed for it.
Jun 15Deadline for exemption holders to apply any portion of their exemption to real property taxes for the fiscal year that starts July 1.
1st Monday in JanuaryThird installment of Clark County property tax is due on the 1st Monday in January. Payment must be received or postmarked within 10 calendar days; an installment still unpaid after the grace period gets a 4% penalty.
1st Monday in MarchFourth and last installment of Clark County property tax is due; payment must be received or postmarked within 10 calendar days of the due date.

Who serves this house

Water: Las Vegas Valley Water District; Las Vegas Valley Water District single-family rates for a 5/8-inch meter, including the Southern Nevada Water Authority charges on the same bill: daily service charge $0.4627 plus SNWA daily infrastructure charge $0.5657 (x 30 days = $30.85), and four tiers per 1,000 gallons ($1.61, $2.87, $4.27, $6.33) each plus the $0.67 SNWA commodity charge
Property tax: About 0.48% of home value; Census ACS 2020-2024 typical share of value; 2026-27 Clark County rates (Las Vegas tax district 200) shown for reference
Garbage: Republic Services; Republic Services is listed by the City of Las Vegas as a franchisee, with its own City of Las Vegas rate schedule
Sewer: City of Las Vegas; Sewer service fees for single-family residences are billed quarterly
Electricity: NV Energy; Nevada Power Company, doing business as NV Energy, holds a franchise agreement with the City of Las Vegas
Gas: Southwest Gas; Southwest Gas Corporation holds a franchise agreement with the City of Las Vegas
Schools: Clark County School District; The district's rates in Las Vegas tax district 200 are 0.7500 (maintenance and operation) and 0.5534 (debt) per $100 of assessed value (2026-27)

Pay or manage your bills

Your water

Source: Most of the water, about 90 percent, comes from Lake Mead, according to the Water District's 2026 water quality report (2025 data).
Lead: The Water District says its modern water system does not contain lead service lines or lead-based components.

Other NV cities

Boulder City home costs Reno home costs Mesquite home costs Sparks home costs Henderson home costs Carson City home costs North Las Vegas home costs Fernley home costs

How these numbers are made

Property tax: Nevada taxes 35% of a home's taxable value; the 2026-27 combined rate in Las Vegas tax district 200 is 3.2782 per $100 of assessed value (State 0.1700, Clark County School District 0.7500 + 0.5534, City of Las Vegas 0.6765 + 0.0950 fire safety, plus Clark County and library levies; Clark County Treasurer). Some neighborhoods carry special improvement district assessments, which are not included.
Nevada's abatement caps the yearly increase in an owner-occupied home's tax bill at 3%, so long-held homes pay much less than rate x value. We start from the Census ACS 2020-2024 median real estate taxes paid in Las Vegas ($2,065) divided by the median value of owner-occupied homes ($427,900): 0.483% of market value. Your real bill is on your Clark County tax bill.
Sewer: the City's single-family fee is $396.60 a year from Jan. 1, 2027, which is $30.06 more than now, so we use ($396.60 - $30.06) / 12 = $30.55 a month for the current fee; it is billed quarterly. Garbage: Republic Services' single-family rate of $20.02 a month in the City of Las Vegas 2026-2027 schedule.
Electricity: NV Energy Residential Single-Family (RS) from October 1, 2026: $18.00 a month plus $0.11514 per kWh (all rate components and the Universal Energy Charge included; no seasonal prices). NV Energy's bill also carries a local government fee, which is not included. Typical use is 1,078 kWh, the usage in NV Energy's own sample bill.
Gas: Southwest Gas SG-RS (Southern Nevada), effective October 1, 2026: $10.80 a month plus $0.77454 per therm, at 32 therms a month, Southwest Gas's Southern Nevada average residential use; franchise fees and taxes are not included. Insurance: Nevada's 2022 statewide average HO-3 premium (NAIC via Triple-I), not a Las Vegas figure.
Water: LVVWD single-family 5/8-inch meter: $0.4627 a day service charge plus the SNWA $0.5657 a day infrastructure charge (2026), x 30 days = $30.85 a month; per 1,000 gallons $1.61 / $2.87 / $4.27 / $6.33 for 0-5k / 5-10k / 10-20k / above 20k gallons a month, each plus the SNWA $0.67 commodity charge. The 0.25% SNWA reliability surcharge is left out.
Nothing here is legal, tax or insurance advice.

Sources

How Las Vegas compares

A typical Las Vegas house against the 9 Nevada cities we cover, using the same default numbers as the total above.

Per year	Las Vegas	Median	Where it falls
Property tax rate	0.48%	0.47%	higher than 5 of the other 8 Nevada cities we cover
Water	$581	$581	in the middle of 8 other Nevada cities we cover
Sewer and utility-bill fees	$367	$531	lower than 6 of the other 8 Nevada cities we cover
Trash	$240	$242	lower than 4 of the other 7 Nevada cities we cover
Electricity and gas	$2,132	$1,947	higher than 6 of the other 8 Nevada cities we cover
Home insurance	$948	$948	in the middle of 8 other Nevada cities we cover
Total	$6,333	$6,333	in the middle of 8 other 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. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $367 a year, lower 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 $367 a year, lower than 6 of the other 8 Nevada cities we cover. What drives that cost, and would you change anything?"

2. Electricity and gas

The fact: Electricity and gas for a typical house here cost about $2,132 a year, higher than 6 of the other 8 Nevada cities we cover. Rates are set mostly by the utility and the state.

Ask: "Electricity and gas here cost about $2,132 a year for a typical house, higher than 6 of the other 8 Nevada cities we cover. Which parts of that can the city influence, and what would you do about them?"

See who is running in your city →

Common questions about Las Vegas house costs

What is the property tax rate in Las Vegas?

Property tax in Las Vegas averages about 0.48% 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 Las Vegas?

About $79 a month for water and sewer at typical use (7,000 gallons a month) on Las Vegas Valley Water District.

How much does trash pickup cost in Las Vegas?

$20 a month for a house.

When is property tax due in Las Vegas?

1st Monday in January: Third installment of Clark County property tax is due on the 1st Monday in January. Payment must be received or postmarked within 10 calendar days; an installment still unpaid after the grace period gets a 4% penalty. 1st Monday in March: Fourth and last installment of Clark County property tax is due; payment must be received or postmarked within 10 calendar days of the due date. 3rd Monday in August: Clark County property taxes are due; bills over $100 can be paid in four installments (August, October, January and March).

How much does a house in Las Vegas cost to run each year?

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