How do I sign a deed upon death in Nevada?

Nevada requires the owner's signature and notary acknowledgment (NRS 111.655 to 111.699). No witnesses are required.

Free Nevada Transfer on Death Deed

Free Nevada deed upon death form. Transfer property at death without probate. notary acknowledgment. Record before death. PDF.

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Owner Information

Enter your information as the property owner (transferor). If the property is jointly owned, you’ll add the second owner below.

How is the property owned?*

Choose “Jointly owned” if two people are on the title (e.g. spouses as joint tenants or tenants by the entirety). Both owners must sign.

I am the sole ownerJointly owned with one other person

First Name*

Middle Name

Last Name*

Street Address*

City*

State*

ZIP Code*

State Where Property Is Located*

County Where Property Is Located*

Email Address*

Phone Number*

Marital Status*

Nevada is a community property state. Marital status determines whether spouse consent may be required.

SingleMarriedDivorcedWidowed

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Frequently Asked Questions About Nevada Transfer on Death Deeds

A deed upon death in Nevada transfers real property directly to a named beneficiary upon the owner's death, without probate. The deed is revocable during your lifetime. Use the TOD deed checker to see if this is the right fit.

Nevada requires the owner's signature and notary acknowledgment. No witnesses are required. See all Nevada signing requirements.

Yes. A Nevada deed upon death must be recorded with the County Recorder before death to be effective. An unrecorded deed has no legal effect. Must be executed and recorded as provided by law in the office of the county recorder of the county where the property is located before the death of the owner or the death of the last surviving owner. NRS 111.681.

Yes. Nevada allows multiple beneficiaries on a deed upon death. Unless specified otherwise, they take title as tenants in common.

Yes. A deed upon death in Nevada is revocable during the owner's lifetime (NRS 111.697; NRS 111.677). Nevada recognizes: Recording an instrument of revocation (NRS 111.697); Recording a subsequent deed upon death (last recorded is effective, NRS 111.677(2)); Inter vivos conveyance of the property (voids the deed, NRS 111.677(1)).

No. A deed upon death only transfers the specific real property named in it. Bank accounts, investments, and other property pass through whatever else you have in place — a will (probate) or a trust. A revocable living trust covers everything in one document, including the property this deed transfers. Set up a trust if you want a single instrument for the whole estate.

Nevada Transfer on Death Deed

A transfer on death deed in Nevada (Yes) lets property owners name a beneficiary who receives the property at death — bypassing probate entirely for that asset. The owner retains full control during their lifetime, including the right to revoke the deed at any time.

Without a TOD deed, real property in Nevada passes through probate — a process that takes at least 4 months for simple estates. A TOD deed removes that property from the probate estate entirely. Estates under $150,000 may qualify for simplified procedures, but a TOD deed avoids the process altogether. See the full cost breakdown with the probate calculator.

TOD deeds are a focused tool — one deed per property, covering only real estate. A revocable trust handles all assets and provides incapacity planning as well. The trust vs. will tool compares the two approaches side by side.