Clear Money Guide
What this state guide covers
A quick view of the questions, practical details and source notes below.
Updated August 3, 2026. Quick answer: Nevada has this instrument and the statute gives it a specific name: a deed upon death. Searching for a “Nevada transfer on death deed” will find less than searching the term Nevada actually uses.
Deeding a home to a family member while you are alive? What Nevada requires, from its own documents: Nevada quitclaim deed requirements.
The securities and vehicle version of the same decision is covered here: transfer-on-death registration in Nevada.
Nevada deed upon death form: what the statute requires
Each line is a short extract quoted from the Nevada statute itself; the section has the exceptions.
- Signing and formalities. NRS 111.681: “…valid only if executed and recorded as provided by law…”
- Revocation. NRS 111.697: “…deed upon death may be revoked at any time by the owner…”
- Statutory form. NRS 111.695: “…deed upon death must be in substantially the following form…”
- Capacity. NRS 111.679: “…is the same as the capacity required to make a will…”
What the estate would cost without one is a separate question: Nevada probate costs.
The statute names it
The owner of an interest in property may create a deed which conveys his or her interest in property to a beneficiary or multiple beneficiaries and which becomes effective upon the death of the owner. A deed created pursuant to this section must be known as a deed upon death.
— NRS 111.655-111.699 (deed upon death)
The beneficiary gets nothing while you are alive — even if they know
During the owner’s lifetime, a deed upon death does not: 1. Affect an interest or right of the owner, including, without limitation, the right to transfer or encumber the property; 2. Affect any method of transferring property otherwise permitted under the laws of this State; 3. Affect an interest or right of a designated beneficiary, even if the designated beneficiary has actual or constructive notice of the deed; 4. Affect an interest or right of a secured or unsecured creditor or future creditor of the owner, even if the creditor has actual or constructive notice of the deed; 5. Affect the owner’s or the designated beneficiary’s eligibility for any form of public assistance; 6. Create a legal or equitable interest in favor of the designated beneficiary; or 7. Subject the property to claims or process of a creditor of the designated beneficiary.
— NRS 111.655-111.699 (deed upon death) (subsections joined for readability; no words added)
That last clause is the one worth reading twice. Telling the beneficiary changes nothing. They acquire no interest, cannot object to a sale, and cannot prevent you changing your mind. Some people avoid mentioning a deed upon death for fear of creating an expectation with legal weight; in Nevada, the statute says it does not.
The rest of the chapter
NRS 111.655 to 111.699 also cover capacity to make or revoke (111.679), execution and recordation (111.681), the rule that the deed is effective without notice or consideration (111.683), disclaimer by a beneficiary (111.687), and the enforcement of liabilities against the property afterwards (111.689). Note especially 111.677: a deed upon death is void if the interest is transferred before death, and where there is more than one, the last recorded deed is the effective one.
Nevada calls it a deed upon death
NRS 111.671 gives the instrument that name, which is why a search for a Nevada transfer on death deed returns less than it should. LawDepot builds this deed, and recording it with the county recorder before death is what makes it effective. The beneficiary still gets nothing, and need not be told anything, while you are alive.
LawDepot prices a single document at $7.50 to $119, and its category subscriptions start at $107.88 a year, with the all-documents plan at $155.88 a year (LawDepot pricing page, read 2026-09-02).
Create a transfer on death deed
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What a transfer on death deed does not do
- It moves one parcel, not an estate. It avoids probate on that property. Bank accounts, vehicles and everything else are untouched, so it is not a substitute for a will.
- It does not take effect until death, so the owner keeps full control and can sell, mortgage or revoke without the beneficiary’s agreement.
- It does not clear debts. A mortgage, lien or judgment against the property passes with it.
- It does not resolve a conflict with how the property is titled. Joint ownership and survivorship rights generally come first.
Honest gaps
We have quoted NRS 111.671 and 111.685 and listed the chapter’s remaining sections by their statutory headings. The full text of the execution, joint-tenancy and creditor provisions is not reproduced here. This is the statute, not legal advice. Deed drafting, title and recording practice vary by county, and a property with a mortgage, co-owners or a disputed title is one to take to a lawyer in the state.
Source note. Read from https://nevada.public.law/statutes/nrs_111.671 on 2026-08-04.
Related: transfer on death deeds by state · how it compares with a living trust · what it actually avoids.
General information drawn from state statutes and official state or court forms, not legal advice. These instruments are governed by the law of the state where the property sits or the document is signed, and formalities differ from state to state — execution, witnessing and recording requirements are the parts that void a document when they are missed. Your own state’s current statute governs.