Nevada exempts this deed in a single sentence, and the only condition is that you own all of the company

Why the Deed Into Your LLC Is Exempt in Nevada

The operative sentence is short enough to check against your own facts in one reading. NRS 375.090(9) exempts "a transfer, assignment or other conveyance of real property to a corporation or other business organization if the person conveying the property owns 100 percent of the corporation or organization to which the conveyance is made." There is no consideration test, no requirement that the deed recite a nominal amount, no minimum holding period on either side, and no formula about proportionality. If you own all of the company the property is going into, the conveyance is inside the subsection. If you own most of it, it is not.

Get the citation right. A pointer to NRS 375.090(11) circulates widely for this transaction and it is the wrong subsection, (11) is the bankruptcy and equity-receivership reorganisation exemption. That matters because Nevada's exemptions are not self-executing: they are claimed on the Declaration of Value filed with the county recorder alongside the deed, and that document has to identify the exemption relied on. The Washoe County Recorder describes the base the tax would otherwise be measured on as "the actual selling price or the estimated fair market value of the property", with estimated fair market value taken from "the assessor's taxable value or the prior purchase price, if the prior purchase was within the 5 years immediately preceding the date of valuation, whichever is higher."

A note on the mortgage question, because the template above flags it as unsettled and it is worth saying why that flag is less alarming here than it looks. NRS 375.010 defines value as the full purchase price for a sale and estimated fair market value for a gift or nominal-consideration deed, and neither the statute nor the recorder guidance we could read says whether a lien the grantee takes subject to counts. We left it unresolved rather than inferring it. But it is beside the point whenever subsection (9) applies, because the exemption does not depend on how the consideration is measured. It depends on who owns the grantee. The measurement question only becomes live if the ownership test fails.

One structural thing the table cannot show: what Nevada calls its transfer tax is two separate state impositions stacked on each other, under NRS 375.020 and NRS 375.023, with NRS 375.026 letting a smaller county add a further increment. That is why the effective figure differs between Clark County and the rest of the state. It is also why an exemption has to be good against the whole stack rather than one layer, which subsection (9), sitting in the chapter's general exemption section, is. We corroborated the county side against the Washoe County Recorder rather than Clark, because the Clark County recorder pages we tried returned HTTP 404.

Whatever the state does, counties and municipalities in Nevada can levy transfer tax of their own on the same deed. Whether a local exemption follows the state one varies, and it is not safe to assume either way. Check with the recorder for the county the property sits in before you assume the total.

Authority: NRS 375.090(9). leg.state.nv.us

Does the Transfer Reset Your Property Tax in Nevada?

No. Nevada does not cap a property’s assessed value at what you paid for it, assessments track market value on the assessor’s own cycle regardless of who holds title. A deed from you to an LLC you own does not change the assessment, because there was never an acquisition-date value locked in to lose. This is the part of the California story that gets copied onto pages about states where it simply does not apply.

Say it plainly: the deed does not reassess the property. Nevada is not an acquisition-value state and does not lock in a value at purchase. The Washoe County Assessor describes the method, "The Taxable Value of your land is the Assessor's estimate of its full cash value", buildings are valued at "their estimated replacement cost less depreciation", and assessed value is a fixed share of the total appraised value, and describes the rhythm as annual: each year properties are "either be reappraised or their previous assessed value will be factored using factors established or approved by the Nevada Tax Commission." A conveyance is not on that list.

What Nevada does cap is the tax bill, through the partial abatement, and that is where recording a deed actually bites. Clark County states the rule directly: "NRS 361.4723 provides a partial abatement of taxes by applying a 3% cap on the tax bill of the owner's primary residence", while a higher cap applies to residences that are not owner occupied.

The trigger is the recording itself: "Any ownership document recorded will remove your Owner Occupied 3% abatement. If the document number on the Assessor's records is updated you will need to complete a new postcard to retain the 3% abatement for the next year." For a property that is already let this is usually academic. It was on the higher cap before the LLC existed. It matters if you are moving a house you live in, or one you only recently stopped living in.

There is a route to the lower cap that does not depend on who holds title. Under NRS 361.4724 the test is about rent rather than ownership: the Department of Taxation publishes fair market rent tables "to be used in determining whether rental properties are eligible for the 3% tax cap abatement", and the statute "requires a comparison of the rents collected from a rental property to the fair market rent for the county in which the dwelling is located, as most recently published by the Department of Housing and Urban Development (HUD)." An LLC-held rental can qualify on that test, because the test never asks who the owner is.

One honest limit. We could not read the text of NRS 361.4722, 361.4723, 361.4724 or 361.227, the Legislature's site serves chapter 361 as one very large page and every attempt returned the table of contents with the section bodies truncated, and the mirror we tried returned HTTP 403. Everything above comes from county assessor publications and a Department of Taxation memorandum to county assessors. Those are primary government sources, but they are the agencies stating the rule rather than the rule's own words.

Separately, and this catches people converting a former home into a rental: the benefits that turn on owning and occupying the property as your residence, a homestead exemption, an owner-occupancy credit, a residential assessment rate, are not things an LLC occupies a home to earn. Where the property still carries one, the deed puts it at risk, and the bill goes up whether or not the assessment itself moves. Which benefit is at stake, and on what terms, is a question for the assessor in the county the property sits in.

Authority: NRS 361.227; NRS 361.4723; NRS 361.4724, washoecounty.gov

Moving a Property You Already Own Into the LLC in Nevada

1. 1

   Confirm you own all of the grantee

   NRS 375.090(9) turns on the conveying person owning "100 percent of the corporation or organization to which the conveyance is made". If a spouse, a partner or a trust is going to hold part of the company, that changes the analysis and it should be settled before the deed is drawn rather than after.

2. 2

   Prepare the Declaration of Value with the right subsection

   Nevada's exemptions are claimed on the Declaration of Value filed with the deed, and the form has to state which exemption applies. Cite subsection 9. Subsection 11, which circulates widely for this transaction, is the bankruptcy and equity-receivership reorganisation exemption and doesn't describe what you're doing.

3. 3

   Record with the county recorder where the property sits

   Recording is a county function and the transfer tax is collected there, including the county increment a smaller county may add under NRS 375.026. Ask the recorder's office what it wants to see supporting the ownership claim before you present the instrument, because that is easier than curing it afterwards.

4. 4

   Deal with the abatement immediately after recording

   Clark County states that any recorded ownership document removes the owner-occupied abatement, and that a new postcard is needed to retain it once the document number on the assessor's records is updated. If the property is already a rental it was on the higher cap anyway, but if it was owner occupied at any point recently, this is the step that has a deadline attached to it.

5. 5

   If you're using a series, draft it before you deed into it

   NRS 86.296(3) conditions the separation on separate records and on the articles or operating agreement saying that a series' debts are enforceable against that series only. Because NRS 86.296(2) lets a series exist without any filing with the Secretary of State, those documents are the only evidence the series exists. Which means they have to be right before title is put into it.

One LLC Per Property, or One for the Portfolio?

Nevada authorises series LLCs, so one filing can hold several properties in separate series.

Nevada's series provision is unusually generous about what a series can do and unusually quiet about telling anyone it exists. NRS 86.296(2) provides that "[a] series may be created as a limited-liability company, without the filing of articles of organization with the Secretary of State, by the adoption of an operating agreement by the members of the series", and the same subsection gives a series the capacity to "[s]ue and be sued, complain and defend, in its own name", to "[m]ake contracts in its own name", to "[p]urchase, take, receive, lease or otherwise acquire, own, hold, improve, use and otherwise deal in and with real or personal property", and to "[s]ell, convey, mortgage, pledge, lease, exchange, transfer and otherwise dispose of all or any part of its property and assets." That last pair is what makes it usable for holding title to a rental at all.

The separation is conditional on two things, not one. Everyone talks about the records condition. The second is drafting, and it is failed more quietly: NRS 86.296(3)(b) requires that "[t]he articles of organization or operating agreement provides that the debts, liabilities, obligations and expenses incurred, contracted for or otherwise existing with respect to a particular series are enforceable against the assets of that series only, and not against the assets of the company generally or any other series." A template operating agreement that authorises series without containing that sentence has set up the structure without the statutory condition it is keyed to. Nevada has not added a Delaware-style registered series either (we searched the whole chapter for "registered series" and found none) so nothing is filed and there is no public record of where one series ends and another begins.

Whichever way you go, the deed side is cheap in Nevada. Moving a property into a series or between entities you already own runs through the same exemption machinery: NRS 375.090(1) covers "a mere change in identity, form or place of organization, such as a transfer between a business entity and its parent, its subsidiary or an affiliated business entity if the affiliated business entity has identical common ownership." So restructuring later does not carry the transfer tax penalty it does in states that only exempt the first move. The recurring cost of separate companies, and the question of whether a series or separate filings suit a particular portfolio, is a different calculation.

leg.state.nv.us

What Creditors Can Reach, What the Nevada Statute Says

The reason to hold a rental in an LLC is usually to keep a claim arising at the property from reaching everything else you own. The reverse question matters just as much and gets far less attention: if someone wins a judgment against you personally, can they reach the rental inside the LLC? That is what a state’s charging-order provision decides.

Nevada's LLC act makes the charging order the exclusive remedy, and says so for single-member LLCs specifically.

Nevada is one of the few states whose LLC act names the single-member company in the statutory text rather than leaving it to be argued about. NRS 86.401(2)(a) provides that the section "[p]rovides the exclusive remedy by which a judgment creditor of a member or an assignee of a member may satisfy a judgment out of the member's interest of the judgment debtor, whether the limited-liability company has one member or more than one member. No other remedy, including, without limitation, foreclosure on the member's interest or a court order for directions, accounts and inquiries that the debtor or member might have made, is available to the judgment creditor attempting to satisfy the judgment out of the judgment debtor's interest in the limited-liability company, and no other remedy may be ordered by a court." Foreclosure is named and denied. That is a statutory negative, not silence.

Subsection 1 sets the creditor's position: on application "the court may charge the member's interest with payment of the unsatisfied amount of the judgment with interest", and "[t]o the extent so charged, the judgment creditor has only the rights of an assignee of the member's interest."

The part of the section that gets least attention is subsection 2(c), and it is the one most likely to matter to a landlord. The section "[d]oes not supersede any written agreement between a member and a creditor if the written agreement does not conflict with the limited-liability company's articles of organization or operating agreement." Statutory protection does not undo terms you signed. Subsection 2(b) separately preserves "the benefit of any exemption applicable to his or her interest". The section was last amended in 2011. We read it and are reporting what it says; how any of it lands on a particular set of facts is a question for a Nevada attorney, not for a page.

We are reporting what the section says, not what a court would do with your facts. Outcomes turn on how the LLC was capitalised, how it has been operated and what the creditor is owed, and none of that is something a page can assess. If the answer above is load-bearing for you, it is a question for a Nevada attorney.

Authority: Nev. Rev. Stat. Section 86.401, leg.state.nv.us

Three Problems No State Transfer Rule Solves

These land the same way in Nevada as everywhere else. One because it is federal law, two because they are contracts you signed. Which is exactly why they get left off state pages. They are also the three most likely to actually cost a landlord money, so they are here rather than buried.

The due-on-sale point is the one that generates the most bad advice. The Garn-St Germain Depository Institutions Act, at 12 U.S.C. § 1701j-3(d), bars a lender from enforcing a due-on-sale clause on nine categories of transfer of residential property of fewer than five dwelling units. The one people cite is the eighth: a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property. Neither that paragraph nor any of the other eight names a transfer to a limited liability company. The protection quoted for an LLC transfer is written for trusts, and the occupancy qualifier is the limb that matters most to a landlord, because a rental is occupied by someone else.

One honest caveat on that list. The ninth category is open-ended. It reaches any other transfer described in regulations issued under the Act, at 12 C.F.R. § 591.5(b), so it is a list that can be extended by regulation rather than a closed set fixed by the statute. We have not read those regulations end to end, and say so rather than describing the statute as more settled than we checked.

In practice lenders often do not call a loan when payments keep arriving, and that is genuinely what usually happens, but “usually not enforced” is a different thing from “not permitted,” and only one of them is a plan. The way to find out is to ask your servicer for written consent before you record, not after.

Which deed you use is a decision, not a formality. A quitclaim deed transfers whatever interest you happen to have and warrants nothing, which is why it is the cheap default for a transfer between yourself and your own company, and why title professionals warn against it. It can leave a gap in the chain of title that surfaces years later when you sell or refinance, and because it warrants nothing it gives the LLC no recourse against you if a defect turns up. A warranty deed carries the covenants across. Which one is appropriate depends on how the property was acquired and what your title history looks like, and it is a question worth asking before the deed is drafted rather than after it is recorded.

Tell your title insurer before you record. An owner’s title policy insures the person named in it. Convey the property to an LLC and the insured owner and the record owner are no longer the same. Which is the fact pattern in which coverage gets argued about at the worst possible moment, when a claim is already live. Some insurers will endorse an existing policy across to the entity, sometimes for a modest fee; some will not, and a new policy means a new premium on the current value. Either way it is a phone call before the deed rather than a discovery afterwards, and it belongs in the same budget as the tax above.

On the fourth thing people ask about: beneficial ownership reporting. Under 31 C.F.R. § 1010.380, a “reporting company” is an entity formed outside the United States and registered to do business in a State, and paragraph (c)(2)(xxiv) separately exempts any entity created by filing with a Secretary of State. A rental LLC you form in Nevada is therefore exempt and files no beneficial ownership report. Pages telling you to file within 30 days of formation are describing the rule as it stood before March 2025. The exception runs the other way: an LLC formed in another country and registered to do business in Nevada does still report. More on what compliance actually requires →

Does Nevada Make You Register the Rental?

Not at the state level. Nevada runs no statewide rental registry, so registration is a municipal question, and what a municipality may require varies, in some states a city can impose an annual licence with an inspection, and in others state law caps or forbids local registries outright. The LLC does not change the answer either way: the duty attaches to the rental unit, not to the form of the owner. Check with the city or county the property sits in.

Two things to add. First, the negative is well established rather than merely unfound: we downloaded the full text of Nevada's Residential Landlord and Tenant Act, NRS ch. 118A, and searched it for any duty to register a dwelling unit or hold a rental license. The chapter sets out landlord obligations in considerable detail and contains none. Second, Nevada's own tax design confirms the local answer. NRS 244.33565(1) requires that "[e]ach board of county commissioners shall adopt an ordinance that defines the term 'transient lodging' for the purposes of all taxes imposed by the board on the rental of transient lodging". The state does not even define what a short-term rental is, let alone register one.

One thing we deliberately did not verify and are therefore not asserting: Nevada requires a State Business License under NRS ch. 76 for persons conducting business in the state. Whether and how that reaches a company formed to hold a single rental, and what exemptions apply, is outside what we checked. Ask the Secretary of State rather than assuming either way. It is an entity-level license rather than a registration of the property, so it is a different question from the one this section answers.

leg.state.nv.us

If You Rent Short-Term in Nevada

A short-term let is a different tax animal from a twelve-month tenancy, and the LLC has nothing to do with it. The lodging tax follows the stay, not the owner.

Nevada levies nothing on lodging at the state level and does not apply its sales tax to it, but the tax is not optional either, state law compels every county to impose one and sets the floor. NRS 244.3352(1) provides that the board of county commissioners "shall impose" the tax, at one rate in a county whose population is 700,000 or more and a lower one elsewhere, "regardless of the existence or nonexistence of any other license fee or tax imposed on the revenues from the rental of transient lodging." NRS 244.33561(1) adds a further mandatory layer "in any county whose population is 300,000 or more". Counties then stack their own room taxes on top of those floors, so the number an operator actually charges is a county figure and there is no state figure to compare it to.

Liability does not depend on collection. NRS 244.3352(3): "The person providing the transient lodging is liable to the county for the tax whether or not it is actually collected from the paying guest."

There is no statewide day threshold, and that is a verified answer rather than a gap. NRS 244.33565(1) leaves the definition of "transient lodging" to each county, and requires the ordinance to "specify the types of lodging to which the taxes apply." One guard rail: in "a county whose population is 700,000 or more", the definition "must include residential units and rooms in residential units" under NRS 244.33565(2)(a), so the largest county cannot define an ordinary house out of the tax. On platforms, the table's answer needs an explanation: we searched the full text of NRS ch. 244 for "facilitat", "marketplace", "internet platform" and "hosting platform" and got no hits, so Nevada state law imposes no platform collection duty for this tax. Nevada's marketplace facilitator regime sits in the sales and use tax law, which does not reach lodging. Any collection a platform does in Clark or Washoe County is a matter of county ordinance or a voluntary agreement, a county-level question, and one to ask the county rather than the platform.

Authority: NRS 244.3352; NRS 244.33561, leg.state.nv.us

Who to Ask in Nevada

The county recorder is the office that matters most here, because that is where the Declaration of Value with your exemption claim is filed and where the deed is recorded. The Washoe County Recorder publishes the clearest description of the valuation base we found, and it is the one we used; the Clark County recorder pages we tried returned HTTP 404, so for a Clark County property it is worth going to the office rather than working from a search result.

The county assessor handles the abatement, and the assessor's postcard is the thing that actually preserves the lower cap after an ownership document is recorded. That is a call to make in the same week as the deed. The Nevada Department of Taxation publishes the fair market rent tables used for the NRS 361.4724 rental abatement test. For the State Business License question under NRS ch. 76, which we did not verify, the Secretary of State is the office that decides.

Forming the LLC Itself

Nothing about the formation process changes because the LLC will hold rental property, the articles, the registered agent requirement and the annual filing are the same as for any other Nevada LLC. The walkthrough lives in the formation guide rather than being repeated here.

How to start an LLC in Nevada →

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