Transfer on Death Deed Nevada (also called a Nevada Deed Upon Death or Beneficiary Deed) is one of the simplest and most cost-effective ways to pass real estate to your loved ones without probate in Nevada. As a real estate attorney who has prepared and recorded hundreds of these deeds for Nevada clients over the last decade, I created this comprehensive guide and a completely free, attorney-drafted 2025-compliant Transfer on Death Deed Nevada form that you can download instantly.
By the end of this article, you'll understand exactly how a Nevada Transfer on Death Deed works, who can use it, the requirements under NRS 111.655–111.699, and how to fill out and record the form properly with your county recorder.
A Nevada Transfer on Death (TOD) Deed is a special type of deed authorized by Nevada Revised Statutes (NRS) 111.655 through 111.699 that allows a property owner to name one or more beneficiaries who will automatically receive title to real estate upon the owner's death — completely outside of probate.
Unlike a traditional deed or will, the beneficiaries have no ownership interest while you are alive. You retain full control: you can sell, mortgage, or revoke the TOD deed at any time without the beneficiary's permission.
According to the Nevada Legislature and IRS.gov, property transferred via a Nevada TOD deed receives a stepped-up basis for capital gains tax purposes — a major advantage over gifts made during lifetime.
Almost any Nevada real property owner can use this tool, including:
| Eligible | Not Eligible |
|---|---|
| Single-family residences | Property with outstanding mortgage that has a due-on-sale clause triggered by transfer at death (rare after Garn-St. Germain Act) |
| Condominiums & townhomes | Mobile homes without affixed real property title |
| Vacant land | Commercial property held in LLC or corporation (generally) |
| Properties in living trusts | — |
Click here to download your free Nevada Transfer on Death Deed template (PDF) – Updated for 2025 recording requirements, includes notary block compliant with NRS 240.1655.
Our free transfer on death deed Nevada form contains:
Nevada requires:
File in the county where the property is located:
You have three ways to revoke:
| Feature | TOD Deed | Living Trust | Joint Tenancy |
|---|---|---|---|
| Avoids Probate | Yes | Yes | Yes |
| Fully Revocable | Yes | Yes | No (requires cooperation) |
| Can Name Contingent Beneficiaries | Yes | Yes | No |
| Protects Against Owner Incapacity | No | Yes | No |
| Cost to Create | $0–$300 | $1,500–$4,000 | $0–$200 |
Does a TOD deed affect my homestead exemption?
No. You retain full ownership and all Nevada homestead protections.
Will Medicaid try to recover from property passed by TOD deed?
Yes — Nevada's Estate Recovery program can place a lien even on TOD property (NRS 422.2935).
Can I name multiple beneficiaries?
Yes, and you can specify percentages.
In my 10+ years helping Nevada families avoid probate, the Transfer on Death Deed Nevada remains the single most under-utilized tool in estate planning. When used correctly, it is simple, inexpensive, and 100% effective.
Download your free 2025-compliant form today and take the first step toward protecting your family from the time and expense of probate court.
Download Free Nevada Transfer on Death Deed Template Now
Disclaimer: This article and template are for informational purposes only and do not constitute legal advice. Laws change and individual circumstances vary. Always consult a licensed Nevada attorney or title professional before executing or recording any real estate document.
Sources: Nevada Revised Statutes §§ 111.655–111.699, NRS 240.1655, IRS Publication 559, Garn-St. Germain Depository Institutions Act of 1982.