Estate Planning for Lyon County, Nevada Property Owners

For most Lyon County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.

Record a TOD deedWhere to recordLocal attorneys

For a Lyon County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Third Judicial District Court. The two tools that keep a Lyon County home out of probate are a transfer-on-death deed recorded with the County Recorder, and a revocable living trust that holds title to the property.

Without a recorded beneficiary designation or a trust, Lyon County property passes through the Third Judicial District Court — even simple Nevada probates run 4+ months. Nevada also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.

Record a Transfer-on-Death Deed in Lyon County

A deed upon death names a beneficiary who receives Lyon County property automatically at the owner's death, without probate. It is recorded with the County Recorder during the owner's lifetime and can be revoked at any time.

Before recording, a Nevada deed upon death is signed with notary acknowledgmentNRS 111.655 to 111.699Verified Oct 19, 2026View source. The deed takes effect only if it is recorded before the owner's deathNRS 111.655 to 111.699Verified Oct 19, 2026View source.

Create a Nevada TOD deed →Lyon County signing requirements →

Where to Record Property Documents

Deeds and other real property documents for Lyon County are recorded with the County Recorder at 27 South Main Street, Yerington, NV 89447. Phone: 1-775-463-6581. Hours: Monday-Friday 8:00 AM-5:00 PM.

The County Recorder charges $43 flat, regardless of page count. Recording a 2-page deed upon death in Lyon County comes to $43. The office also requires a Declaration of Value with the deed, at no charge. A deed upon death is exempt from transfer tax.

Lyon County accepts electronic recording through Tyler Portico.

Recording Office Record

County Recorder

Lyon County

Hours

Monday-Friday 8:00 AM-5:00 PM

Office

27 South Main Street, Yerington, NV 89447

Open in Google Maps

Fax

1-775-463-5305

Verified October 16, 2026 · Source

Estate Planning Attorneys Serving Lyon County

FirmCarson City, NV

Allison MacKenzie, Ltd.

Since 1968 · Serves 5 counties

Carson City general-practice firm founded in 1968, serving Carson City, Douglas, Lyon, Storey, and Washoe counties before the First Judicial District Court. Twelve attorneys handle wills, revocable and irrevocable trusts, probate administration, and guardianships, with three focused specifically on probate. More than 50 years of continuous Nevada practice.

PracticesEstate PlanningProbateGuardianshipBusiness LawReal Estate Law

Office
402 N. Division StreetCarson City, NV 89703

FirmCarson City, NV

Carson Tahoe Estate Planning Center, LLC

Serves 4 counties

Estate planning firm serving the Lake Tahoe Basin and Northern Nevada with offices in Carson City, Lake Tahoe, and Gardnerville. Founder Justin Sinner is licensed in both Nevada and California, focusing on revocable living trusts, wills, probate, trust administration, and guardianships.

PracticesEstate PlanningTrust AdministrationProbateGuardianshipand 3 more

Office
123 W. Nye Lane, Suite 449Carson City, NV 89706
Free consultation

Solo PracticeCarson City, NV

Handelin Law, LTD

Since 2011 · Serves 5 counties

Carson City firm providing estate planning and business law services since 2011. Steven Handelin brings a direct, thoughtful approach to estate planning for clients across Carson City, Reno, Lake Tahoe, and surrounding communities. Licensed in both Nevada and California.

PracticesEstate PlanningProbateAsset ProtectionBusiness Formationand 2 more

Office
1100 South Carson StreetCarson City, NV 89701

Solo PracticeReno, NV

J. Douglas Clark Attorney at Law, Ltd.

Since 1979 · Serves 6 counties

Reno sole practice devoted exclusively to the trusts and estates field for over 36 years. J. Douglas Clark is the founding president of the Probate Bar Association of Washoe County and past president of the Estate Planning Council of Northern Nevada.

PracticesEstate PlanningProbateTrust LitigationAlternative Dispute Resolutionand 2 more

Office
510 West Plumb Lane, Suite BReno, NV 89509
Free consultation

FirmYerington, NV

Johnston Law Offices, P.C.

Serves 4 counties

Yerington general-practice firm founded by Brad M. Johnston, a former Ninth Circuit clerk and former Holland & Hart partner. Returned to private practice in Lyon County in 2014 after serving as general counsel of a large Nevada agricultural company. Associate LeAnn Schumann handles estate planning, family law, and indigent defense across Lyon, Churchill, Douglas, and Mineral counties.

PracticesEstate PlanningProbateBusiness LawCivil Litigationand 4 more

Office
22 State Route 208Yerington, NV 89447

Solo PracticeMinden, NV

Law Office of Karen L. Winters

Since 1996 · Serves 3 counties

Located in the historic old-town section of Minden, the firm represents clients in Douglas County and surrounding areas. Karen Winters brings more than 35 years of legal experience in both public and private sectors, with a focus on estate planning and elder law.

PracticesEstate PlanningElder LawMedicaid PlanningBusiness Law

Office
1594 Mono AvenueMinden, NV 89423
See all 33 firms serving Lyon County →

Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.

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Legal Sources

Data sourced from Nevada statutes and official state code. How we research.

Forms for Planning Your Estate in Nevada

Free forms for planning your estate in Nevada: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Nevada.

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Last Will and Testament

In Nevada, a will is signed before 2NRS 133.040Verified Oct 19, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyNRS 133.040Verified Oct 19, 2026View source.

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Codicil to a Will

In Nevada, a codicil is signed before 2NRS 133.040Verified Oct 19, 2026View source witnesses, like a will, and the witnesses' self-proving declaration signed with it lets the court admit it without their testimonyNRS 133.050Verified Oct 25, 2026View source.

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Healthcare Power of Attorney

Nevada allows a choice for a healthcare power of attorney: 2NRS 162A.855, 162A.865, 162A.870Verified Oct 15, 2026View source witnesses or a notary.

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HIPAA Release

In Nevada, a HIPAA release names who may receive your records; the state regulates mental health recordsNev. Rev. Stat. § 433A.360(1)(b) (last amended 2021)Verified Jun 19, 2026View source above the federal rule, and the document carries each rule.

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Financial Power of Attorney

Nevada treats a power of attorney as durable by defaultNRS § 162A.200-660Verified Sep 18, 2026View source, and it is signed with no witness or notary requirementNRS § 162A.200-660Verified Oct 21, 2026View source.

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Transfer on Death Deed

In Nevada, a deed upon death is signed before a notaryNRS 111.655 to 111.699Verified Oct 19, 2026View source, then recorded with the county before the owner's deathNRS 111.655 to 111.699Verified Oct 19, 2026View source. Nevada does not recognize a Lady Bird deed.

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Free

Vehicle Transfer on Death

Nevada allows a transfer-on-death beneficiary designation on a vehicle titleNev. Rev. Stat. 482.247Verified Oct 21, 2026View source, filed through the Nevada Department of Motor Vehicles (DMV) using Form VP 239.

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Living Will

In Nevada, the living will is the DeclarationNRS 449A.400-449A.481 (Uniform Act on Rights of the Terminally Ill); registry NRS 449A.700-449A.739; power of attorney for health care NRS 162A.700-162A.870Verified Sep 27, 2026View source, a document of its own, apart from the healthcare power of attorney.

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Tools for Planning Your Estate in Nevada

Free tools for planning your estate in Nevada: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Nevada and read its answer.

How Do I Sign Estate Documents?

In Nevada, a will is signed before 2NRS 133.040Verified Oct 19, 2026View source witnesses, and notarization is not requiredNRS 133.040Verified Oct 19, 2026View source.

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Will My Estate Documents Transfer?

Nevada recognizes a will signed under the law of the place where it was signedNRS 133.080Verified Oct 19, 2026View source; a will signed in Nevada itself needs 2NRS 133.040Verified Oct 19, 2026View source witnesses, and notarization is not requiredNRS 133.040Verified Oct 19, 2026View source.

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Trust or Will: Which Costs Less?

In Nevada, a will-based plan pays probate attorney fees on a statutory schedule presumed reasonableNRS 150.060 (reasonable compensation; on the value of the estate, 4% on first $100K, 3% next $100K, 2% next $800K, 1% next $9M, 0.5% next $15M; hourly billing also permitted)Verified Sep 8, 2026View source; a funded revocable trust keeps those assets out of probate and off that fee.

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How Much Does a Revocable Living Trust Cost?

An attorney-prepared revocable living trust in Nevada runs $4,680Estimate: 10 hours at $468, Clio's Nevada Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $7,020Estimate: 15 hours at $468, Clio's Nevada Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source for an individual, against $0 to $549 up front plus a subscription with an online service.

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How Much Does a Will Cost?

An attorney-prepared will in Nevada runs $1,386Estimate: 3 hours at $462, Clio's Nevada Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $2,772Estimate: 6 hours at $462, Clio's Nevada Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source, against $0 to $299 up front with an online service, and probate on a $500,000 estate adds about $24,726NRS 150.060 (reasonable compensation; on the value of the estate, 4% on first $100K, 3% next $100K, 2% next $800K, 1% next $9M, 0.5% next $15M; hourly billing also permitted)Verified Sep 8, 2026View source.

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How Does SimplyTrust Compare to LegalZoom, Trust & Will, and Other Services?

Compare what it costs to make a trust official across SimplyTrust, LegalZoom, Trust & Will, Rocket Lawyer, and Quicken WillMaker.

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How Do I Name a Guardian for My Minor Children?

In Nevada, a parent names a guardian for a minor child in a will or a separate signed writingNRS 159A.062, 159A.061(8)(a), 159A.0753Verified Sep 15, 2026View source, and the nomination covers the child until the age of majority, 18NRS 129.010Verified Sep 15, 2026View source.

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Do I Need a Revocable Trust?

Probate in Nevada takes 4 months to 6 months for a simple estate and charges attorney fees on a statutory schedule presumed reasonableNRS 150.060 (reasonable compensation; on the value of the estate, 4% on first $100K, 3% next $100K, 2% next $800K, 1% next $9M, 0.5% next $15M; hourly billing also permitted)Verified Sep 8, 2026View source; assets held in a revocable trust skip both.

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