Quitclaim Deeds and Transferring Property in Nevada
How to sign and record a quitclaim or other deed in Nevada, and whether you can use a transfer-on-death deed to avoid probate.
Short answer: A deed must be signed by the person transferring the property and acknowledged (notarized) or proved before it is recorded with the county recorder. NRS 111.105, 111.240, 111.312; NRS 375.020, 375.060, 375.090
| Signing and recording a deed | A deed must be signed by the person transferring the property and acknowledged (notarized) or proved before it is recorded with the county recorder. The recorded deed must show the grantee's mailing address and, with limited exceptions, the assessor's parcel number. A Declaration of Value on the state form must accompany each deed. Real property transfer tax is charged per $500 of value: $1.25 in counties of 700,000 or more people and 65 cents elsewhere, with exemptions (for example, some transfers between close relatives, and a deed upon death with a recorded Death of Grantor Affidavit). Deed rules: https://www.leg.state.nv.us/NRS/NRS-111.html. Counties may add local amounts; check with the county recorder. |
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| Transfer-on-death deed | Yes, a "deed upon death". An owner may sign a deed that passes real property to one or more beneficiaries at death. It is valid only if executed and recorded with the county recorder before the owner's death. No notice to, delivery to, or payment by the beneficiary is needed, and the owner keeps full rights during life (including to sell or mortgage). The statute provides a form, a revocation form and a Death of Grantor Affidavit. |
Official forms
- Deed Upon Death form, Revocation form and Death of Grantor Affidavit (NRS 111.695, 111.697, 111.699)
- Deed Upon Death form, Revocation form and Death of Grantor Affidavit (NRS 111.695, 111.697, 111.699)
Free Nevada quitclaim deed template — fill in and print
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- How to Make a Valid Will in Nevada
- How Probate Works in Nevada
- Living Wills and Advance Directives in Nevada
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- Executor Duties in Nevada
- Letters Testamentary in Nevada
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- All Nevada wills, probate and estate rules
FAQ
What does a quitclaim deed need to be valid in Nevada?
A deed must be signed by the person transferring the property and acknowledged (notarized) or proved before it is recorded with the county recorder. The recorded deed must show the grantee's mailing address and, with limited exceptions, the assessor's parcel number. A Declaration of Value on the state form must accompany each deed. Real property transfer tax is charged per $500 of value: $1.25 in counties of 700,000 or more people and 65 cents elsewhere, with exemptions (for example, some transfers between close relatives, and a deed upon death with a recorded Death of Grantor Affidavit).
Does Nevada allow transfer-on-death deeds?
Yes, a "deed upon death". An owner may sign a deed that passes real property to one or more beneficiaries at death. It is valid only if executed and recorded with the county recorder before the owner's death. No notice to, delivery to, or payment by the beneficiary is needed, and the owner keeps full rights during life (including to sell or mortgage). The statute provides a form, a revocation form and a Death of Grantor Affidavit.
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.