Probate and Recording Deeds in Washoe County (Reno, Sparks), Nevada
Where to file a will or open probate, and where to record a deed, in Washoe County (Reno, Sparks) — with the state rules that apply.
Probate court
Second Judicial District Court, Probate Division (Washoe County)
Address: 75 Court Street, Room 125, Reno, NV 89501
Phone: (775) 328-3100
Recording deeds
E-recording: yes - eRecording partners listed: CSC, ePN, Simplifile (and Tyler Recording Access) - https://www.washoecounty.gov/recorder/electronic_recording.php
Recording fee: $43.00 per document (general document recording fee) Fee schedule
Nevada rules that apply
| Small estate affidavit | If the decedent left no Nevada real estate, a person entitled to the property may collect it by affidavit 40 days after death, without court letters. Limit: gross value of up to $25,000 for most claimants, or up to $150,000 if the claimant is the surviving spouse. Armed Forces pay owed to the decedent and registered motor vehicles are not counted toward the limit. The affidavit cannot be used for real estate. Source: NRS 146.080 |
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| Probate steps | Anyone holding the will must deliver it to the district court clerk (or the named personal representative) within 30 days after learning of the death. A petition for probate and letters is filed in district court, the clerk sets a hearing, and notice goes to heirs and devisees. After letters issue, the personal representative publishes and mails notice to creditors, files an inventory and appraisement within 120 days (the court may extend this), pays claims, and then files a final account and petition for distribution. Inventory deadline: https://www.leg.state.nv.us/NRS/NRS-144.html |
| 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. |
| 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. |
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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.