Clark County Market Note · November 3, 2026
Clark County Propositions 12 and 13: What the Public-Safety Measures Could Add to Luxury Home Tax Math
Clark County voters decide two countywide public-safety measures today: a jail and justice-facility bond (Proposition 12) and a law-and-justice levy lid lift (Proposition 13). The county’s own estimates are expressed for a $550,000 home. For owners and buyers above $1 million, the more useful question is how those estimates scale with assessed value—and how to talk about a tax bill that may change in 2027.
What is on the ballot
Proposition 12 · Bond
$366.2M
General obligation bonds for a jail remodel and expansion, added courtrooms and a new Sheriff’s Office headquarters.
Proposition 13 · Levy lid lift
$1.15
Maximum county regular levy per $1,000 of assessed value for 2027—about $0.44 above the 2026 levy—for law-and-justice staffing.
County estimate · $550K home
≈ $328/yr
About $86 per year for the bond (average) plus about $242 per year for the levy lid lift.
The measure descriptions and figures come from Clark County’s July 2026 council announcement and its public-safety measures FAQ (September 29, 2026). Clark County Today also reported the same $86 and $242 estimates for a $550,000 median home.
Status at publication: ballots are due November 3. This article does not predict or report an outcome. Initial counts typically arrive on election night, and results can move as ballots continue to be tallied before certification later in November.
A tax measure rarely changes what a luxury home is worth on its own. It does change the carrying-cost conversation—and buyers notice when that conversation is vague.
How the two measures work differently
Proposition 12: the bond
- Authorizes up to $366,204,000 in general obligation bonds.
- The county FAQ describes bonds maturing within 31 years, with a preliminary payment profile that declines over time and averages about $86 a year on a $550,000 home.
- The FAQ assumes a first issue in 2027 and a second in 2030, and says no bonds would be issued until operational funding is secured.
- Under Washington law, property-tax bond measures generally require a 60% supermajority and minimum turnout for validation.
Proposition 13: the levy lid lift
- Sets a maximum county regular levy of $1.15 per $1,000 of assessed value for 2027, about $0.44 above 2026.
- The county estimates about $242 a year on a $550,000 home.
- No end date is stated; the 2027 levy becomes the base for computing future levy limits.
- Collection would begin in 2027. The county says homeowners in the senior exemption program are not affected.
The luxury-price illustration
The county publishes one example home value. Because both estimates are tied to assessed value, they can be scaled for illustration. The table below divides the county’s $550,000 estimates into an implied rate—about $0.156 per $1,000 for the bond (an average over its life) and $0.44 per $1,000 for the levy increase—and applies that rate to higher assessed values.
| Assessed value | Prop. 12 (avg.) | Prop. 13 | Combined / yr | Per month |
|---|---|---|---|---|
| $550,000 (county example) | $86 | $242 | $328 | ≈ $27 |
| $1,000,000 | $156 | $440 | $596 | ≈ $50 |
| $1,500,000 | $235 | $660 | $895 | ≈ $75 |
| $2,500,000 | $391 | $1,100 | $1,491 | ≈ $124 |
Hypothetical illustration, not a tax bill. Values above the county’s $550,000 example are linear extrapolations prepared for this article. Actual amounts depend on whether each measure passes, final bond issuance and interest rates, the levy actually certified, a property’s assessed value (not its market price or list price), exemptions and every other taxing district on the bill.
Put in context: on a $1.5 million home, the illustrative combined figure is roughly $75 a month. That is meaningful for a household comparing carrying costs, but small relative to the payment effect of interest rates. Freddie Mac’s national 30-year fixed average was 7.24% for the week of October 29, down from 7.32% a week earlier—a change that moves a large loan payment by more than these measures would move the tax bill. (Freddie Mac’s survey reflects conforming loans for strong borrowers with 20% down; it is not a jumbo quote.)
Why assessed value is the number that matters
Property tax is calculated from the county assessor’s value, not the price a buyer pays. In a market where some prices have softened, a home’s assessed value and its current market value may not line up. Our guide to assessed value vs. asking price in Clark County explains how to read that gap, and why a new home’s first tax figure may reflect land only or a partial year.
For a quick estimate, use the property’s current assessed value from the Clark County Assessor and the levy rates published by the Clark County Treasurer. Your levy code area—city, school, fire and other districts—matters as much as the county levy.
What buyers should do
- Underwrite the 2027 bill, not the listing’s tax line. The tax figure on a listing usually reflects the current year. If either measure passes, 2027 bills would carry the change.
- Use assessed value, then sanity-check against price. If you are paying well above or below assessed value, expect future assessments to move toward market evidence over time.
- Confirm the levy code area. Two homes at the same price in different cities or school districts can carry different total rates.
- Treat new construction carefully. A new home may show a lot-only or partially assessed tax figure. Budget on the completed value.
- Keep the measure in proportion. On most luxury purchases, rate, price, condition and resale position will matter far more than a few hundred dollars of annual tax.
For Portland-area buyers comparing both sides of the river, our Portland-to-Clark County tax guide puts property tax next to income and sales tax differences.
What sellers should do
Present tax information precisely. Show the current bill, its source and its year. If a buyer asks about 2027, point them to the county’s published estimates rather than offering your own forecast.
Do not let a tax headline become a pricing excuse. In a market where price reductions have become more common, buyers are already scrutinizing carrying costs. Our analysis of Clark County’s two-speed market explains why presentation and pricing accuracy matter more than any single cost line.
Know the full monthly picture. Taxes, insurance, HOA dues and the buyer’s likely rate together frame affordability. A clear ownership-cost summary can make a well-priced home easier to choose.
A practical client conversation
“Whatever the vote, this changes the 2027 tax line by a predictable amount tied to assessed value. On a $1.5 million home, the county’s own estimate scales to roughly $75 a month if both pass. Let’s put that next to the rate, insurance and HOA so we are judging the whole cost of ownership, not one headline.”
Source and scope note
Reviewed November 3, 2026, before election results were available. Measure details are from Clark County’s official announcement and its September 29, 2026 FAQ; Clark County Today reported matching estimates. National mortgage context is from Freddie Mac’s Primary Mortgage Market Survey for October 29, 2026. Figures above $550,000 are hypothetical, linear illustrations, not county estimates or tax bills. No new official Clark County MLS market-action statistics are presented in this article. This is general real-estate information, not tax, legal or financial advice; confirm property-specific figures with the Clark County Assessor and Treasurer.
Want a clear ownership-cost picture before you buy or list?
Oksana Berezhnoy can help you compare true carrying costs across Clark County homes and communities—assessed value, levy area, financing and resale position—before you commit to a price.
