Move your Nevada rental into an LLC — without paying transfer tax you do not owe.
To transfer property to LLC Nevada owners record a new deed. We deed Nevada property into LLC ownership for $300, with the Declaration of Value and any exemption claim.
A tenant lawsuit should reach the property, not your personal savings. Deeding a Nevada property into your own LLC or corporation is how investors separate the two — and where you own 100% of the entity, Nevada exempts the transfer from the Real Property Transfer Tax entirely. The catch is the paperwork the recorder wants to see. TruPoint prepares the deed, the Declaration of Value and the exemption claim for $300.
What it costs
- Deed into an LLC or corporation — $300
- Declaration of Value and exemption claim — included
- Same-day electronic recording of a document we prepare — $50
- Notarization through our Las Vegas partner — $25 per signature online, or $15 first, $7 each additional in Clark County
- Retrieve your recorded deed first — $30
- County recording fee, estimated — $50 (est.)
- Transfer tax where the exemption applies — $0
Exactly what happens, from your first form to the recorded deed.
No mystery and no surprise invoice. Here is the whole sequence, in order, so you know what is coming before you start.
1 · You complete the intake form
Tell us the property, the current owner exactly as the recorded deed names them, and the entity receiving it. It takes about ten minutes and you do not need the deed in front of you.
2 · We review what you sent
We check the names against the county record, confirm the legal description and the parcel number, and work out whether your transfer qualifies for a transfer-tax exemption or whether tax is payable.
3 · We email you if anything needs clarifying
If a name does not match the record, an entity document is missing, or something about the ownership is unclear, we ask before drafting rather than after. Most matters need one short exchange.
4 · We send the contract and the payment link
You receive a written disclosure, a contract naming the total price including the county recording fee, and a single payment link. Nothing is drafted before you have seen that number.
5 · You sign and pay, and work begins
Once the signed contract and payment are in, drafting starts, usually the same business day.
6 · We send the documents back with signing instructions
You receive the deed, the Declaration of Value and any exemption affidavit, with plain instructions on who signs, where, and what the notary needs to do. You can sign by remote online notarization with our Las Vegas partner’s registered Nevada online notary ($25 per signature), or, if you live in South Las Vegas, with our partner notary at our office by appointment.
7 · You sign by remote online notarization through our Las Vegas partner or with our partner notary in South Las Vegas
Sign by remote online notarization with our Las Vegas partner’s registered Nevada online notary ($25 per signature), or, if you live in South Las Vegas, in person with our partner notary at our office. There is nothing to post and no trip to the recorder.
8 · We submit it for recording the same day
We e-record with your county the day we receive the signed documents. Counties typically complete recording within the same day to about three business days, and we return the recorded copy to you.
Deeding a Nevada property into an entity, and the tax you probably do not owe.
Moving a Nevada property into an LLC or a corporation is done with a recorded deed conveying title from the current owner to the entity, together with a Declaration of Value. Where the person conveying the property owns 100% of the entity receiving it, Nevada exempts the transfer from the Real Property Transfer Tax. Where one business entity transfers to an affiliated entity with identical common ownership, a separate exemption applies and a Model 1 Affidavit is required as well. TruPoint prepares the deed, the Declaration of Value, the exemption claim and the affidavit for $300, in any of Nevada’s 17 recording jurisdictions.
The reason investors do it is liability. A property held in your personal name sits alongside everything else you own. If a tenant is injured, or a contractor sues, the claim reaches you. Held in an entity, the property is the asset at risk and your home and savings sit behind a separate wall. It is the standard step for landlords who intend to keep buying.
The reason it goes wrong is paperwork. The exemption is not automatic. The recorder decides it at the counter, from the Declaration of Value and the entity documents in front of them — and a deed that arrives without proof of who owns the entity gets the tax charged or gets rejected outright.
Which one applies depends on who is conveying.
People treat this as one rule. Nevada has two, they carry different requirements, and claiming the wrong one is a rejection.
The trap worth knowing. Nevada law says plainly that the tax does apply where the business entity receiving the property was formed for the purpose of avoiding it. The Model 1 Affidavit asks you to declare that it was not, that ownership is identical, that the property will continue to be used in the same manner, and that the transfer is pursuant to a plan of reorganization. It is signed under penalty of perjury, so it is worth being accurate rather than hopeful.
We prepare the affidavit and the exemption claim. What we cannot do is tell you whether your ownership structure qualifies — that turns on facts about your entity, and where it is genuinely unclear we will say so and suggest you speak with an attorney or your CPA before recording.
The documents that prove who owns the entity.
The Clark County Recorder is explicit: the documentation supporting either entity exemption is business entity documents showing who the owners are at the time of recording. Have these ready and it goes through. Send a deed without them and it does not.
Send us what you have at intake. If something is missing we will tell you before drafting rather than after the recorder returns it.
Owners who want the property at risk, not everything else.
You just bought a rental
Most investors buy in their own name for the financing, then deed into the LLC afterwards. This is that step.
You own several properties
Holding each in its own entity keeps a claim against one from reaching the others. Each transfer is its own deed.
You formed the LLC and stopped
Filing Articles of Organization does not move the house. Until a deed is recorded, the property is still in your personal name and the entity protects nothing.
You are restructuring entities
Moving property between a parent, a subsidiary or an affiliated entity with identical ownership. This is the exemption that needs the Model 1 Affidavit.
You are out of state
Nevada draws investors from California and beyond. Intake, notarization and recording all run remotely.
Short-term rental operators
Guests, cleaners and neighbours all create exposure. Separating the property from personal assets is the usual first move.
Three things worth knowing, including one we would rather you heard from us.
Your mortgage has a due-on-sale clause. Most deeds of trust let the lender call the loan if the property is transferred without consent, and deeding into an LLC is a transfer. In practice lenders rarely act where payments continue, but rarely is not never, and the risk is yours. Talk to your lender before you record, and speak with an attorney if the loan terms are unclear. We will prepare the deed you direct, but we will not tell you the clause does not matter.
The deed moves the property, not the loan. You remain personally liable on the note after the transfer. An LLC around the property does not remove your obligation to pay the mortgage.
Tell your insurer. A landlord policy written for an individual owner may not respond properly once the entity holds title. It is a five-minute call that avoids a declined claim.
None of the above is legal or tax advice. It is what comes up most often, said plainly, so that you can ask the right person the right question before anything is recorded.
$300 either way. Government charges shown separately.
The same fee whether you are deeding from your own name into your LLC or moving property between affiliated entities. The Model 1 Affidavit, where it is required, is included.
Deeding into an entity in Nevada, answered plainly.
The owner signs a deed conveying the property to the LLC, and it is recorded with the county together with a Declaration of Value that states whether a transfer tax exemption is claimed. A transfer that only changes the form of ownership, with the same owners in the same shares, can qualify for an exemption; a true change of ownership does not. TruPoint prepares the entity deed and the Declaration of Value for $300. Whether an LLC suits your situation is a question for your attorney or tax adviser.
You record a deed conveying title from the current owner to the LLC, together with a Declaration of Value. TruPoint prepares the deed, the Declaration and the exemption claim for $300 and e-records it in any of Nevada’s 17 jurisdictions. Forming the LLC alone does not move the property — until the deed is recorded, the house is still in your personal name.
Generally no. Where the person conveying the property owns 100% of the entity receiving it, Nevada exempts the transfer from the Real Property Transfer Tax. The exemption is claimed on the Declaration of Value and the recorder will want business entity documents showing who owns the entity at the time of recording.
$300 for the deed with the Declaration of Value included, whether the transfer is from an individual into an LLC or between affiliated entities. Same-day electronic recording is $50, notarization in person with our partner notary for South Las Vegas residents is $15 for the first signature and $7 for each additional, or $25 per signature to sign from home by video with our partner’s registered Nevada online notary, and the county recording fee is estimated at $50 and varies by county.
Business entity documents showing who owns the entity at the time of recording. For an LLC that means the Operating Agreement and the Articles of Organization. For a corporation it means the Articles of Incorporation and the Bylaws, with the stock ledger where shareholders need to be identified. The Clark County Recorder states this requirement expressly for both entity exemptions.
It is the Nevada Department of Taxation affidavit required where the exemption claimed is the affiliated-entity exemption — a transfer between a business entity and its parent, subsidiary or an affiliated entity with identical common ownership. It declares that the entity was not formed to avoid transfer tax, that ownership is identical, that the property will continue to be used in the same manner, and that there is a plan of reorganization. TruPoint prepares it as part of the $300.
The first exemption covers a conveyance to a corporation or business organization where the person conveying owns 100% of it — the usual case for an investor deeding a rental into their own LLC. The second covers a mere change in identity, form or place of organization between affiliated entities with identical common ownership, and additionally requires the Model 1 Affidavit. Claiming the wrong one is a common reason a filing is returned.
Yes. The exemption is not automatic — the recorder decides it from the Declaration of Value and the entity documents in front of them. Nevada law also states that the tax does apply where the entity receiving the property was formed for the purpose of avoiding it. Our job is to prepare the claim and the supporting paperwork properly so the decision is made on the documents.
It might. Most deeds of trust contain a due-on-sale clause allowing the lender to call the loan if the property is transferred without consent, and deeding into an LLC is a transfer. Lenders rarely act while payments continue, but the risk is real and it is yours. Speak with your lender before recording, and with an attorney if the loan terms are unclear.
No. A deed moves ownership of the property. The loan is a separate contract and you remain personally liable on the note after the transfer. Putting an entity around the property does not remove your obligation to pay.
Not unless a deed was recorded. Filing Articles of Organization with the Secretary of State creates the entity, nothing more. Plenty of Nevada investors discover years later that the entity they have been paying for holds no property at all. We can retrieve your recorded deed for $30 and tell you what the county actually shows.
Usually a grant, bargain and sale deed or a quitclaim, depending on what you direct and what the situation calls for. We explain what each does and prepare the one you choose. Which suits your transfer is your decision, and where it turns on a legal question we say so.
The deed conveys to whatever entity you name, and Nevada property can be held by an out-of-state entity. Whether that is a good idea for your tax position, your registration obligations or your asset protection is a question for your attorney or CPA rather than for a document preparer.
Yes. Each property needs its own deed, its own Declaration of Value and its own county recording fee, so each is priced separately at $300. Investors frequently move a portfolio across in one engagement and we handle them together.
Yes, by recording a deed the other way. The same exemption analysis applies in reverse, and the same entity documents will be wanted. It is another $300 deed.
Drafting usually begins the same business day the signed contract and payment arrive. Once you sign by remote online notarization through our Las Vegas partner, we e-record with your county the same day, and counties typically complete recording within the same day to about three business days.
Yes, and out-of-state investors are a large part of this work. Intake, review, notarization and electronic recording are all handled remotely, so you never need to travel to Nevada.
Yes. Quinnie Do is a native English and Vietnamese speaker and handles the entire matter in either language, from intake through signing.
What investors usually order alongside this.
The LLC only protects what is actually deeded into it.
Send us the property and the entity and we prepare the deed, the Declaration of Value, the exemption claim and the Model 1 Affidavit where it is needed. $300, e-recorded in any of Nevada’s 17 jurisdictions, in English or Vietnamese. You get the total price in writing before anything is drafted.