[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6486249,"mediaKeyId","5681873-b45a1c2b153ef7238f3fd1f102e099d7","parentId",5681873,"title","Washoe County assessor details $95 billion tax base; county releases unaudited FY25 general-fund picture","audioSeconds",207,"startMs",4516000,"endMs",4723000,"viewUrl","/Search/View?dp=1&key=5681873-b45a1c2b153ef7238f3fd1f102e099d7&start=4516&end=4723","thumbnailUrl","https://assets.pipeline.soar.com/5681873-b45a1c2b153ef7238f3fd1f102e099d7/thumbnail_4516000.jpg","articleUrl","/articles/6486249/Washoe-County/Nevada/Washoe-County-assessor-details-95-billion-tax-base-county-releases-unaudited-FY25-general-fund-picture","mediaUrl","https://secure.pipeline.soar.com/6486249-38665c528bc55ed717025bc1e443db02/orig.mp4?Expires=1775080514&Signature=mRzwUa-DmNPuIjY~AvycovclGR9OoydjETkzzLjjHY7OPExGTY9adxz9id9kH7hrpuc3rKM6JBRGKUzh6d~xIqTdYZXz6CjU893f3vk9vNU2yiHymVJkNO7waf1O1cGDTxHBcgMwe8TJEqXeV3nM3oC17AmqePBzXae~NkwGTCtnS9gmeXRmvXPPd9x6ZL-HpALO70EfYo17wAUc3Icr5viabwSHJl4NnaNmxRAtyYuATKhhi-3tF2lh0X8JHCVWWJUscPzy4Ss3nP38smTtTQbW4v3KsPONa-kHnuartb~sah3RBIZelUPmSFbMVAFuxxt~CD2v51QRlmGnS5aatg__&Key-Pair-Id=KUT5TJCACFTXG","author","Washoe County, NV","date","2025-08-26T22:44:50.357Z","article","Washoe County Assessor Chris Sarmon and county budget staff presented operational and fiscal updates to the Board of County Commissioners on Aug. 26, outlining the assessor office's role in producing property-tax revenue and the county's unaudited fiscal-year 2025 general-fund results.

\"Our duty is to discover, list, and value all property that's subject to taxation, unless it's otherwise exempt,\" Assessor Chris Sarmon said, summarizing the statutory mission of his office.

Key assessor facts

- Tax base and work volume: Sarmon said the assessor maintains about 192,000 parcels with a taxable asset base of about $95,000,000,000. His staff added roughly $3.5 billion in new taxable value in the reappraisal and discovery process this year: $1.7 billion from market reappraisal and about $1.8 billion from discovery work (permits, error corrections).

- Revenue effect: Sarmon said the new value represented about $54,000,000 in new tax revenue added to the roll for the year before abatements and exemptions.

- Staffing and budget: The assessor's office has about 63 full-time employees and a budget near $9.46 million; Sarmon said 91% of his budget is labor cost. He reported the office's return on investment as approximately 470%, based on new taxable value versus office cost.

- Technology and process changes: Sarmon described increased automation, an \"assessor tech\" team using digital surveys and AI tools, cross-training and a focus on internal liaison teams to improve communications and productivity.

County budget update (unaudited FY25 year-end)

Budget Manager Lori Cook and a finance staff member provided an unaudited close as of Aug. 21: the general fund's year-end revenue picture remained incomplete because the State of Nevada's consolidated-tax distributions (C-tax) had been delayed by state tax-system problems.

- Sources and uses: The county reported total estimated general-fund resources of about $5.00[0] million (unaudited) and that consolidated distributions were \"lower than estimated\" as of Aug. 21, with a missed November distribution noted as materially below expectations.

- Fund balance use: The county estimated use of fund balance at about $13.7 million as of Aug. 21 (the estimate-to-complete had assumed $12.9 million), pending final reconciliations and the state distributions.

- Taxable-sales timing mismatch: Cook noted Washoe County's taxable sales through May were up 3.9% year over year, while distributions through that date trailed prior-year levels; she attributed the mismatch to the state's timing and system-change issues.

What commissioners asked and next steps

Commissioners asked for a breakdown of abatements and exemptions (the assessor cited $244 million in abatements and $128 million in exemptions) and requested ROI and staffing business-plan information to guide budget decisions. Sarmon and staff agreed to provide more detail on exemption categories and to build a business-case showing where additional audit resources could increase revenue.

The county expects audited financial statements in December and said the August figures remain unaudited and subject to change when the state's tax-system reconciliation completes.

Ending

The presentations underscored the assessor office's central role in generating property-tax revenue and the county's short-term exposure to state distribution timing. Commissioners and staff asked for more granular data on exemptions and audit opportunities ahead of the FY26 budget process.

","mediaType","Video","parentTitle","Board of County Commissioners | August 26, 2025","oneSentenceSummary","Assessor Chris Sarmon outlined reappraisal, new-value discoveries and tech investments tied to a $95 billion taxable base; county budget staff provided an unaudited year-end general-fund summary showing continued use of fund balance and an uncertain consolidated-tax distribution from the state.","taxTitle","Washoe County, Nevada","taxId",2669,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6486254,"State and Reno officials outline fencing, public-safety work for Virginia Range horses; advocates urge broader solutions",928,7088000,8016000,"/Search/View?dp=1&key=5681873-b45a1c2b153ef7238f3fd1f102e099d7&start=7088&end=8016","https://assets.pipeline.soar.com/5681873-b45a1c2b153ef7238f3fd1f102e099d7/thumbnail_7088000.jpg","/articles/6486254/Washoe-County/Nevada/State-and-Reno-officials-outline-fencing-public-safety-work-for-Virginia-Range-horses-advocates-urge-broader-solutions","https://secure.pipeline.soar.com/6486254-29668d2daf10f7b3bbb03e57a9c8be5f/orig.mp4?Expires=1775080514&Signature=Gp6ztJnDKEj9cH~ToO-GXpYGpXpbIM8d0DMD67iXdnh22ifMTlb0zz12qHT3C-72kzk-fn79cMZnLHgb6VghWFaGikvfJYxJc-avhABpa01CdZuxWxhuhvqD5QyTNLNgvoE6bZNfMxaHsbnHgSo5ZFF24rIR~tAjzHy3l-HmcBASbIVkvGkmbVPEoeCTrae9xOV2jW5FkaoCWn3YGRDhwQ5k6z-iWt~cv-SlAoaTg8h1jt1tJeGWNailYJbbwTZHz00gH7EtfvaZ-~G02NzdAVbBhFSsAIQZdpXgD4TRIo2D9oYKJaTbq3aT8pHyQ51Px7KCVIgwt8VhVcmh7-pkYw__&Key-Pair-Id=KUT5TJCACFTXG","State and local officials briefed the Washoe County Board of County Commissioners on Aug. 26 about ongoing efforts to reduce public-safety risks and ecological damage from feral and stray horses on the Virginia Range, describing recent fencing projects, cooperative agreements and limited funding sources.

\"They are managed under NRS 569, which we have the sole authority, in the state of Nevada, the Department of Ag does, to manage feral and astray livestock,\" Nevada Department of Agriculture Director Guy Ciochichia said, explaining the state's statutory role in managing the animals.

Why it matters: Large, unmanaged horse herds on the Virginia Range are associated with traffic collisions, damage to habitat, and disputes over water access. County and state officials say fencing and other safety measures can reduce collisions on roads that border or cross the range. Speakers at the meeting also argued for additional federal, state and nonprofit action on population control, water provision and humane relocation.

What officials described

- Fencing and safety: The Department of Agriculture and cooperating partners have constructed and repaired fencing on several segments of the Virginia Range, starting at Jumbo and working north, and coordinated fence termini with the City of Reno to avoid creating \"funnels\" that would trap animals against roadways.

- Funding and authority: The department said there is no general fund dedicated to the horses; management is funded through brand-recording and inspection fees and stray-livestock fees. The department added it had previously received federal funds (USDA/APHIS) and an earmark to support public-safety fencing work and relocation efforts.

- Reported collisions: The department recounted recent vehicle-horse collisions on or near the range: 37 reported crashes in 2024 and prior-year counts ranging from the low 20s to the mid-40s in earlier years, prompting the state to prioritize public-safety fencing.

Local partners and project details

Garth Ochsall of JUB Engineers, representing the City of Reno, described a multi-phase fencing project near Steamboat Creek and South Meadows intended to protect urban edges, maintain equine access to water where possible, and tie in to city and state fencing with cattle guards at appropriate road crossings.

\"We took a look at how can we maintain access for the public while also keeping horses away from the urban area,\" Ochsall said, summarizing the city\u0000led design and coordination that opened about 3,000 linear feet of creek access for horses and replaced badly deteriorated fence sections.

Advocates and residents: broader solutions urged

Public commenters and several nonprofit groups urged broader measures including transparent tracking of horse numbers, relocation of animals from urban-adjacent areas, increased adoption efforts, and fertility-control programs carried out at scale. Some speakers urged federal involvement and called for a coordinated interagency strategy.

\"The horses are in a gray area between livestock and wild animals,\" said a public commenter with equine-management experience. \"They need to be classified and managed consistently for the welfare of the animals and the public safety of the region.\"

What officials said about next steps

State officials said fencing work will continue, that they are coordinating with the City of Reno and federal land managers where appropriate, and that public-safety removals and relocations occur under cooperative agreements with partners. The department requested continued reporting and close coordination with local agencies, and repeated that the statutory authority for feral and astray livestock resides with the Nevada Department of Agriculture.

Ending

Washoe County commissioners and members of the public called for a multi-pronged response combining fencing, adoption and humane population control. Officials stressed funding and jurisdictional limits: the Department of Agriculture said its ongoing program is funded primarily by livestock industry fees and targeted federal grants, and that long-term management will require continued interagency cooperation and possibly additional funding sources.

","The Nevada Department of Agriculture described fencing and fertility-control efforts to reduce vehicle collisions and land damage from feral horses on the Virginia Range; local residents and wildlife groups urged additional measures including relocation, adoption and ecosystem protections.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6486258,"Washoe County adopts Tahoe-area zoning changes tied to TRPA housing mandate after contentious public comment",6930,4767000,11697000,"/Search/View?dp=1&key=5681873-b45a1c2b153ef7238f3fd1f102e099d7&start=4767&end=11697","https://assets.pipeline.soar.com/5681873-b45a1c2b153ef7238f3fd1f102e099d7/thumbnail_4767000.jpg","/articles/6486258/Washoe-County/Nevada/Washoe-County-adopts-Tahoe-area-zoning-changes-tied-to-TRPA-housing-mandate-after-contentious-public-comment","https://secure.pipeline.soar.com/6486258-f2c06c484c86b691077337982ce706d7/orig.mp4?Expires=1775080514&Signature=UGiDTCmrV--cBuad29RIWFxaQ2WHQzwhkaHMPMWHUG5JOeUqAkmLjEBCwFx6Ju4-tA0qHOY6ik~6IFlOlJPbObenyjm1JGTPe8g8hPhSNS1qBEbcpZTQ6tQJUUo1XyxlaDF716Rabf47k2qBHKtTYruP6Hr29kH~~C8Z8xuidwQHrOPwzro2iskaa5OEOPr2BTi2FPHLJ7kZQcLeZLxPJp8h9T-wUQ~juxOuYbq0JrlPjXv7rEWasOP9tUdlxPY71nnzDH3MqKZvyrthhCAlHQ5tevaUYcZrCvY7bfu8cTTnh-9odvzXuiPOvoBXDk7QM1fZFZdwy5Ir-MBxmGHsrQ__&Key-Pair-Id=KUT5TJCACFTXG","The Washoe County Board of County Commissioners voted 3-1 on Aug. 26 to adopt Ordinance No. 1743, amending Chapter 110 of the Washoe County Code to update the Tahoe Area Plan and Tahoe-area design standards and to implement incentives tied to the Tahoe Regional Planning Agency\u0000(TRPA) Phase 2 housing amendments.

The package includes code changes intended to facilitate \"affordable, moderate, and attainable housing\" in town-center and multifamily zones, along with procedural language about parking analyses and accessory dwelling unit allowances. Planning staff and the county attorney told the commission the changes respond to a 2023 TRPA action and that TRPA retains authority to implement its amendments if the county declines.

\"This is the 2025 Tahoe Area Plan Update,\" Washoe County planner Kent Oakley told the commission in a staff presentation, describing the code and master-plan components the board would consider.

Why it matters: public-safety and land-use advocates pressed commissioners at a packed meeting and in submitted petitions to delay action until a formal wildfire-evacuation study is complete. Speakers warned taller, denser development and reduced parking could worsen summer traffic and evacuation times in Incline Village and Crystal Bay. County staff and some commissioners said rejecting the package could cede local regulatory control to TRPA.

Most important facts

- The adopted changes incorporate TRPA Phase 2 housing incentives the regional agency approved in 2023. Planning staff said the TRPA action effectively mandated local adoption or an alternative that demonstrates an equal or greater effect in lowering housing costs; TRPA could adopt the incentives at the regional level if Washoe County does not implement them.

- County planning added specific standards to the development code for how applicants request reduced parking, and made clear that Washoe County retains authority to approve or deny those requests.

- The board voted 3-1 to adopt the ordinance. Chair Alexis Hill moved to adopt; Commissioner Jeanette \"Jean\" (Andriola/Andrea) seconded the motion, and the final vote was 3 in favor, 1 opposed (Commissioner Marsha Clark). Vice Chair Jean Herman was absent.

Public concerns and response

Hundreds of members of the public attended in person and virtually. Speakers repeatedly cited wildfire and evacuation risks in the Tahoe Basin as their primary objection.

\"Our geography demands special planning,\" said Rhonda Tyser, who handed the commission petitions signed by more than 260 Incline Village and Crystal Bay residents. \"Allowing dozens more residences and hundreds more residents along one of our only two evacuation routes could very well result in many residents' deaths.\"

Other speakers said the incentives will not produce the sort of rental housing local workers need and that the definition of \"achievable\" or \"workforce\" housing in the TRPA package lacks income caps or firm resale/lease limits. Several speakers urged stricter short-term rental limits as an alternative way to free housing for workers.

Legal context and county staff position

\"From a legal standpoint ... these are TRPA-mandated amendments,\" Michael Arch of the Washoe County District Attorney's Office told the board during the hearing. \"TRPA's housing amendments preempt local regulatory authority. Whether we vote no or yes on this item today, the housing amendments will go into effect.\" Arch said a local no vote would risk TRPA assuming greater control over planning in Incline Village and Crystal Bay.

Planning staff said the package does not change TRPA's growth-management system (the development-rights cap) and that the amendments aim to direct that existing pool of development rights toward deed-restricted units where possible.

What the ordinance does and does not do

- Does: Implements TRPA Phase 2 incentives locally; revises parking procedures to allow for local review of parking-reduction requests; expands accessory dwelling unit allowances in specified circumstances; makes various code clarifications and cleanups the county identified since the 2021 Tahoe Area Plan update.

- Does not: Increase TRPA's basin-wide cap on development rights or change the total number of development rights available under TRPA's growth-management system, county staff said.

Commission action and outcome

Chair Alexis Hill moved to adopt Ordinance No. 1743 and the associated master-plan amendment; Commissioner Jean Andrea seconded. After public comment and discussion, the board approved the ordinance by a 3-1 vote; Commissioner Clark voted no.

The ordinance takes effect after required processing steps and the county's record of action is posted. County planning staff said they expect TRPA to be engaged in the next steps because TRPA set the Phase 2 requirements and retains enforcement authority.

What happens next

Opponents said they will press for additional environmental and evacuation analysis and asked the commission to prioritize completion of the county's evacuation study. Supporters including some local business and housing advocates said the incentives are a necessary step to increase housing opportunities in the town centers and to allow some workers to live near their jobs.

The commission did not adopt any separate emergency or moratorium measures during the hearing. Commissioners and county staff repeatedly urged the public to participate in the evacuation study and in future planning sessions.

Ending

The action resolves one element of a multi-year effort to align local code with TRPA objectives while preserving Washoe County's local decision-making where possible. But the board's vote does not end the debate: many speakers at the hearing said they will continue to press for tighter short-term rental rules, more rigorous evacuation modeling and binding affordability controls on new housing that relies on the new incentives.

","The Washoe County Commission approved an ordinance updating the Tahoe Area Plan and development code to accept TRPA\u0000Phase 2 housing incentives; the vote was 3-1 and drew heavy public comment focused on wildfire evacuation, parking and short-term rentals.","actionData","errors"]

Article not found

Washoe County assessor details $95 billion tax base; county releases unaudited FY25 general-fund picture

State and Reno officials outline fencing, public-safety work for Virginia Range horses; advocates urge broader solutions

Washoe County adopts Tahoe-area zoning changes tied to TRPA housing mandate after contentious public comment