Nevada property deeds
Deed rules are state law, and Nevada's differ from its neighbours in ways that decide whether your document records or comes back. Here is the whole picture: which deeds exist here, how they have to be signed, what the recorder wants on the page, and what it costs.
- Recording office
- County Recorder
- Witnesses
- Notary only
- Transfer tax
- $1.95 per $500 of value statewide
- First-page margin
- 1″ top
- Recording fee
- ~$42 first page
- E-recording
- Generally available
Deeds Nevada recognizes
| Deed | What it does | Available? |
|---|---|---|
| Quitclaim deed | Transfers whatever interest you have in a property, with no promises about the title. | Yes |
| General warranty deed | Transfers ownership with the strongest title guarantees the law allows. | Yes |
| Special warranty deed | Transfers ownership, but only guarantees the title for the period you owned it. | Yes |
| Deed upon death | Names who inherits your property, skips probate, and changes nothing while you're alive. | Yes |
| Lady bird deed | An enhanced life estate deed: you keep total control for life, and the property passes automatically at death. | No |
| Life estate deed | You keep the right to live in the property for life; named remaindermen own it after you. | Yes, less common |
| Gift deed | Transfers property to someone as an outright gift, for no payment. | Yes, less common |
Nevada does not recognize lady bird deeds. Recording one here wouldn't achieve what you want.
How a deed has to be signed in Nevada
Nevada requires the grantor's signature to be acknowledged before a notary public. No witnesses are required.
| Requirement | Rule |
|---|---|
| Notarization | Required for every signature |
| Witnesses | None |
| Preparer statement | Customary, not required |
| Grantee address on the deed | Required |
| Prior deed reference | Optional |
| Spousal joinder | Both spouses must join to convey community real property (NRS § 123.230). |
Nevada document formatting rules
County recorders in Nevada expect 8.5 × 11 inch paper with a 1-inch top margin on the first page and 1-inch margins elsewhere. Type must be at least 10 point. That top margin is the recorder's stamp area. Writing into it is the most common formatting rejection there is.
- Nevada requires a 1-inch margin on all sides, with a 3-inch by 3-inch blank space at the top right of the first page (NRS § 247.110).
Nevada transfer tax and recording fees
Nevada charges Real property transfer tax at $1.95 per $500 of value statewide; Clark County $2.55 per $500 and Washoe County $2.05 per $500. Customarily paid by the negotiated.
Common exemptions: transfers between spouses, transfers between parent and child, or to a grandchild, transfers to or from a revocable trust, and gifts with no consideration.
A form has to travel with the deed
Nevada requires Declaration of Value with most recorded deeds, including gifts and other exempt transfers. Recorders reject packages that are missing it.
Recording fees run about $42 for the first page plus roughly $1 per additional page. Typical figure. Counties set their own fees. Confirm with your recorder before mailing.
How to hold title in Nevada
- Sole ownership. One person owns everything.
- Tenancy in common. Separate, divisible shares with no survivorship. A deceased owner's share goes to their heirs.
- Joint tenancy with right of survivorship. Equal shares; the survivor takes the whole property automatically.
- Community property. Property acquired during marriage belongs to both spouses equally.
- Community property with right of survivorship, usually the best choice for married couples here: probate avoidance plus a full step-up in basis on the whole property at the first death.
What the law presumes for married couples
Property acquired during marriage is presumed community property (NRS § 123.220).
Where to record a deed in Nevada
Deeds are recorded with the County Recorder in the county where the property is located. Nevada has 17 counties. Most offices accept e-recording through a submitting service, which is usually same-day.
Clark · Washoe · Lyon · Carson City · Elko · Douglas. all Nevada recording offices
Why deeds get rejected in Nevada
- Nevada calls a transfer-on-death deed a 'deed upon death' (NRS § 111.655).
- A Declaration of Value must accompany every Nevada deed, including exempt gifts and family transfers.
- Nevada is a community property state with community property with right of survivorship available, usually the best married-couple titling here.
- Nevada requires a 3-inch by 3-inch blank block at the top right of page one for the recorder's stamp.
From $39. Every Nevada rule above is applied automatically, and you read the finished document before you pay.
Common questions
You sign a deed, have it notarized, and record it with the County Recorder in the county where the property sits. Which deed depends on what you're doing: a quitclaim for family transfers and adding or removing a name, a warranty deed for a sale, and a transfer-on-death deed for probate avoidance.
No. Nevada does not require an attorney to prepare or record a deed. Use one when ownership is disputed, when the owner has died and the estate has not been probated, when the estate is large enough to owe tax, or when Medicaid planning is involved.
About $42 for the first page plus roughly $1 per additional page. Nevada also charges real property transfer tax at $1.95 per $500 of value statewide; Clark County $2.55 per $500 and Washoe County $2.05 per $500.
Yes. The statute is NRS § 111.655 et seq. Nevada calls it a deed upon death. It must be recorded before the owner's death to be effective.
Keep reading
- Nevada quitclaim deedTransfers whatever interest you have in a property, with no promises about the title.
- Nevada general warranty deedTransfers ownership with the strongest title guarantees the law allows.
- Nevada special warranty deedTransfers ownership, but only guarantees the title for the period you owned it.
- Nevada deed upon deathNames who inherits your property, skips probate, and changes nothing while you're alive.
- Nevada recording officesWhere to file in each county, with fees and contact details.
- Compare all 51 jurisdictionsWitness rules, transfer taxes, and recording fees side by side.
Deedly is not a law firm
We provide self-help software and state-specific statutory forms; you make your own decisions about your property. Using Deedly does not create an attorney-client relationship, and nothing here is legal advice. If your situation is complex or contested, talk to a licensed attorney in your state.