Give a Nevada property to family — and get the tax question right.
A gift deed transfers Nevada real property with no money changing hands. Parent to child is one of the transfers Nevada recognises as exempt from transfer tax — but brother to sister is not, and that surprises people at the recorder’s counter. We prepare the deed and the Declaration of Value for $250, work out the exemption before you pay, and e-record it the same day, in English or Vietnamese.
What it costs
- Gift deed, Declaration of Value included — $250
- Deed into an LLC or corporation — $300
- Correction deed — $300
- Deed of trust secured by a promissory note — $400
- Same-day electronic recording of a document we prepare — $50
- Notarization — $15 first, $7 each additional in Clark County
- Retrieve the last recorded transfer — $30
- County recording fee, at cost — $37–$43
A bonded Nevada preparer, and a team you can reach.
Meet Quinnie Do
Quinnie founded TruPoint and leads a small team of document preparers working under the firm’s Nevada registration. On a gift deed the wording matters more than most people expect: the document has to state plainly that nothing is being given in return, and the Declaration of Value has to name the right exemption. We get both right before it goes to the recorder.
Quinnie is a native English and Vietnamese speaker, an IRS-registered tax return preparer and an IRS Certifying Acceptance Agent. For Clark County clients, notarization is available in our Las Vegas office by a commissioned Nevada notary public who partners with the firm.
What a gift deed does in Nevada.
A Nevada gift deed transfers real property from one person to another with no money and no other consideration changing hands. It is most often used between family members. The deed must state explicitly that no consideration is expected or required, because any reference to payment can make the gift contestable later. Like every Nevada transfer, it records with a completed Declaration of Value, and any transfer-tax exemption is claimed on that form. TruPoint prepares the gift deed and the Declaration of Value for $250, adds same-day electronic recording for $50, and county recording fees run $37 to $43 depending on the jurisdiction.
Nevada recognises a transfer between people related within the first degree — a parent to a child, or a child to a parent — as exempt from the Real Property Transfer Tax. Transfers between spouses and transfers into or out of a trust without consideration, with a certificate of trust present, are also on the exemption list. A gift that does not fit one of those categories is taxed at the county rate: $1.95 per $500 of value statewide, $2.55 in Clark County and $2.05 in Washoe and Churchill Counties.
There is no Nevada state gift tax. The federal gift tax is a separate matter administered by the IRS, and whether a particular gift triggers a federal filing obligation is a question for your tax adviser rather than for a document preparer.
Not sure whether your transfer qualifies for an exemption? Ask us — there is no charge for the question.
Not every family gift is tax-free.
This is the part people get wrong, and it is expensive to get wrong at the counter. Nevada’s exemption is written around the first degree of relationship, not around the word “family.”
Usually exempt
Parent to child and child to parent. Between spouses. Between former spouses carrying out a divorce decree. Into or out of a trust without consideration where a certificate of trust is present. Between joint tenants or tenants in common without consideration.
Usually not exempt
Brother to sister. Sister to brother. Aunt or uncle to niece or nephew. Cousins. A gift to a friend. These fall outside the first-degree relationship, so the county calculates transfer tax on the property’s value even though nobody paid anything.
Where it gets checked
The recorder reviews the exemption claimed on the Declaration of Value and decides whether the transaction qualifies. Clark County publishes its own exemption list and asks for supporting documentation. An exemption claimed incorrectly is not a technicality — it is the reason a deed comes back.
We tell you which category your transfer appears to fall into and what the county will charge, before you pay us anything. Whether to make the gift at all, and how it fits your wider tax position, are decisions for you and your tax adviser.
People handing property on while they are still here.
Giving the house to your children
A parent transferring the family home during life rather than leaving it to be sorted out afterwards. First-degree, so usually exempt from transfer tax.
Helping a child buy in
Adding a son or daughter to title, or transferring a property outright so they can build equity in it.
Gifting between spouses
Moving a separately owned property into both names. Nevada treats a gift as community property only when it is made to both spouses.
A gift to a sibling
Common, and commonly misunderstood. It is a valid gift deed, but the county will normally charge transfer tax on the value.
Donating to a charity
Gift deeds are also used to transfer real property to a non-profit or charitable organisation.
Out-of-state owner
You own Nevada property and live elsewhere. Intake, notarization and recording all handled remotely.
One fee. Government charges shown separately.
Submitted the same day, recorded document back fast.
Intake
Tell us the property, who is giving it, who is receiving it, and how they are related. We send a written disclosure, a contract naming the total price, and one payment link before drafting begins.
Prepare
We draft the gift deed with the no-consideration wording the document needs, complete the Declaration of Value, name the exemption if one applies, and provide signing instructions.
Record same day
We submit electronically to your county the same day it is signed. Counties typically complete recording within the same day to three business days, and we handle any rejection until it is on record.
You can record this yourself. Here is the honest comparison.
Nevada does not require an attorney or a document preparer. What is worth knowing is what a mistake costs. On a gift deed the exemption you claim is reviewed, and if it does not qualify the transfer tax is charged anyway — on a $400,000 Las Vegas property that is about $2,040 you did not plan for.
We stand behind our work. If something in a document we prepared is wrong on our end, we correct it and resubmit it for recording at our cost. Call and ask first if you would rather — there is no charge for the question.
A registration you can check yourself.
TruPoint LLC is a registered, bonded Nevada Document Preparation Service working from a Las Vegas office. Confirm the business with the Nevada Secretary of State before you send anyone the legal description of your home. Nevada Secretary of State entity search
Other ways to move a Nevada property.
Quitclaim Deed
Add or remove someone from title with no warranties — common after a marriage or a divorce decree.
Grant, Bargain and Sale Deed
Nevada’s standard conveyance for a sale or a straightforward transfer, with statutory covenants.
Deed Upon Death
Give the property at death instead of now, keeping full control and the right to revoke during life.
Correction Deed
Fixes an error in a recorded deed — a misspelled name, wrong vesting, or a flawed legal description.
Recording in Clark County
Las Vegas, Henderson and North Las Vegas — the $42 fee and the $2.55 transfer tax rate.
All Nevada deeds
The full catalogue, with what each Nevada instrument does and when owners use it.
Property in California?
Deeds for California property are handled by our separate California office. TruPoint California
What people ask before gifting property, answered plainly.
A Nevada gift deed transfers real property from one person to another with no money and no other consideration changing hands, most often between family members. The deed must state explicitly that no consideration is expected or required. It records with a completed Declaration of Value, and any transfer-tax exemption is claimed on that form. TruPoint prepares one for $250.
A transfer between people related within the first degree — parent to child, or child to parent — is one of the transfers Nevada recognises as exempt from the Real Property Transfer Tax. The exemption is claimed on the Declaration of Value and the recorder reviews whether the transaction qualifies. An exempt transfer still records and still pays the county recording fee.
Normally no. Nevada’s family exemption is written around the first degree of relationship, and a sibling is second degree. A brother-to-sister gift is a valid gift deed, but the county will normally calculate transfer tax on the property’s value even though no money changed hands. We tell you the number before you commit.
TruPoint, a registered Nevada Document Preparation Service in Las Vegas, prepares the gift deed with the Declaration of Value for $250 and e-records it in all 17 Nevada recording jurisdictions, in English and Vietnamese. Same-day electronic recording is $50 and Clark County clients who sign with our Las Vegas partner notary pay $15 for the first signature and $7 for each additional signature by the same signer. The county charges its own recording fee, $37 to $43 depending on the jurisdiction and $42 in Clark County. Transfer tax applies unless an exemption is claimed and accepted.
Nevada has no state gift tax. The federal gift tax is separate and administered by the IRS. Whether a particular gift creates a federal filing obligation depends on its value and your circumstances, and that is a question for your tax adviser rather than for a document preparer.
A gift deed is defined by the absence of consideration and says so on its face. A quitclaim deed transfers whatever interest the grantor holds, with or without payment and with no warranties. Both are used for family transfers, and which one suits a particular situation is your decision — we explain what each does and prepare the one you direct.
A gift deed transfers ownership; it does not transfer or cancel a loan. The mortgage stays attached to the property and the borrower remains liable on the note. Many loans also contain a due-on-sale clause. Speak with your lender, and with an attorney if the loan terms are unclear, before gifting encumbered property.
Under Nevada law a gift vests as community property only when it is made to both spouses. A gift made to one spouse alone is treated differently. Tell us who you intend to receive the property and we prepare the deed to match your direction.
A completed gift deed transfers ownership immediately and is not revocable simply because the giver changes their mind. If you want to name who receives a property at your death while keeping control during your life, a Deed Upon Death does that and can be revoked at any time.
We submit your deed to the county electronically the same day it is signed and notarized. Counties typically complete recording within the same day to three business days. The completion window belongs to the county and varies with jurisdiction and volume.
Yes. Intake, document review, notarization and electronic recording are all handled remotely, and out-of-state owners of Nevada property are a regular part of our work.
Yes. Quinnie Do is a native English and Vietnamese speaker and handles the entire matter in either language, from intake through signing.
Give the property the right way.
$250 with the Declaration of Value included, submitted to your county the same day it is signed. Tell us who is giving and who is receiving, and we will tell you whether an exemption applies and what the whole thing costs.