Gift Deed - Nevada

GIFT DEED

State of Nevada

Assessor's Parcel Number (place at top left of first page):
_____________________________________________

Recording Requested By:
_____________________________________________

When Recorded Mail To:
_____________________________________________
_____________________________________________
_____________________________________________

Name and Address for Property-Tax Statements:
_____________________________________________
_____________________________________________
_____________________________________________

Property Address:
_____________________________________________

3" x 3" SPACE ABOVE THIS LINE FOR RECORDER'S USE (NRS 247.110)

DOCUMENT INFORMATION

GIFT DEED

KNOW ALL MEN BY THESE PRESENTS:

This Gift Deed is made and entered into this _____ day of _________________, 20_____.

ARTICLE I: PARTIES

Section 1.1 Donor (Grantor)

Name(s): _____________________________________________

Mailing Address:
_____________________________________________
_____________________________________________

Marital Status:
☐ A single person
☐ A married man/woman, as his/her sole and separate property
☐ Husband and wife, as joint tenants
☐ Husband and wife, as community property
☐ Husband and wife, as community property with right of survivorship
☐ An unmarried person
☐ A _________________ [entity type], a _________________ [state] _________________ [entity form]

(referred to as the "Donor" or "Grantor")

If the property is community real property, both spouses must join in executing and acknowledging this deed. A spouse also may not make a gift of community property without the other spouse's express or implied consent. See NRS 123.230(2)-(3).

Section 1.2 Donee (Grantee)

Name(s): _____________________________________________

Mailing Address (Required for tax statement mailing):
_____________________________________________
_____________________________________________

Vesting:
☐ A single person
☐ A married man/woman, as his/her sole and separate property
☐ Husband and wife, as joint tenants
☐ Husband and wife, as community property
☐ Husband and wife, as community property with right of survivorship
☐ An unmarried person
☐ As joint tenants with right of survivorship
☐ As tenants in common
☐ A _________________ [entity type], a _________________ [state] _________________ [entity form]

(referred to as the "Donee" or "Grantee")

Section 1.3 Relationship of the Parties

The Donee is the Donor's: ☐ Spouse ☐ Child ☐ Parent ☐ Grandchild ☐ Sibling ☐ Other: _________________

ARTICLE II: CONSIDERATION AND GIFT

Section 2.1 Consideration Recital

This conveyance is a GIFT. It is made in consideration of the natural love and affection that the Donor holds for the Donee, and for no monetary consideration.

Select one after legal and tax review:

☐ No consideration whatsoever has been paid or is owed.

☐ Nominal consideration of $10.00 (Ten Dollars) and other good and valuable consideration, the receipt of which is acknowledged, together with natural love and affection.

Section 2.2 Gift Statement

The Donor hereby makes a present, voluntary, and irrevocable GIFT of the real property described in this deed to the Donee. The Donor confirms that:

(a) The Donor intends to presently divest himself/herself/itself of all right, title, and interest in the property and to vest the same in the Donee;

(b) This gift is made freely, without coercion or duress, and without expectation of payment or return;

(c) The Donee accepts this gift, as evidenced by the Donee's acceptance below.

ARTICLE III: CONVEYANCE

Section 3.1 Granting Clause

Use only the granting clause that matches the warranty selection in Article IV:

☐ SPECIAL WARRANTY: For the consideration recited above, the Donor hereby GIVES, GRANTS, BARGAINS, SELLS, AND CONVEYS to the Donee, and to the Donee's heirs and assigns forever, the following described real property situated in the County of _________________, State of Nevada. The words "grant, bargain and sell" invoke the covenants stated in NRS 111.170 unless restrained by this deed's express terms, and the express special warranty below adds a defense covenant limited to claims by, through, or under the Donor.

☐ QUITCLAIM: For the consideration recited above, the Donor hereby REMISES, RELEASES, QUITCLAIMS, AND CONVEYS to the Donee all right, title, and interest, if any, that the Donor has in the following described real property situated in the County of _________________, State of Nevada, without covenant or warranty, express or implied.

Section 3.2 Legal Description

See Exhibit "A" attached hereto and incorporated herein by reference.

Property Address: _____________________________________________

Assessor's Parcel Number: _____________________________________________

Section 3.3 Appurtenances

TOGETHER WITH all and singular the tenements, hereditaments, and appurtenances thereunto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues, and profits thereof.

ARTICLE IV: WARRANTY

Section 4.1 Nature of Warranty

The Donor conveys the property with the following warranty (check one):

☐ SPECIAL (LIMITED) WARRANTY AGAINST GRANTOR'S OWN ACTS — The Donor covenants that, before executing this deed, the Donor did not convey the same property or any interest in it to another person; that the property is free from encumbrances made or suffered by the Donor or a person claiming under the Donor; and that the Donor WILL WARRANT AND DEFEND the title against lawful claims by, through, or under the Donor, but against none other.

☐ QUITCLAIM (NO WARRANTY) — The Donor conveys only such right, title, and interest as the Donor may have, WITHOUT WARRANTY of any kind, express or implied.

Section 4.2 Statutory References

This conveyance is made pursuant to:

• NRS 111.105 (Conveyances by deed)
• NRS 111.170 (Covenants implied by "grant, bargain and sell")
• NRS 111.240 and 111.310 (Acknowledgment or proof and recordability)
• NRS 111.312 (Deed-specific recording information)
• NRS Chapter 111 (Estates in property; conveyancing and recording)
• NRS Chapter 375 (Taxes on transfers of real property)

ARTICLE V: EXCEPTIONS, RESERVATIONS, AND SUBJECT-TO

Section 5.1 Subject To

This conveyance is made subject to:

(a) Real property taxes and assessments for the fiscal year 20_-20___, not yet due and payable;

(b) All applicable zoning ordinances, building codes, and governmental regulations;

(c) All covenants, conditions, restrictions, reservations, rights-of-way, and easements of record;

(d) All matters that would be disclosed by an accurate survey and physical inspection of the property;

(e) Rights of parties in possession.

Section 5.2 Existing Mortgage or Lien

☐ The property is conveyed FREE AND CLEAR of any mortgage, deed of trust, or monetary lien created by the Donor.

☐ The property is subject to an existing mortgage/deed of trust recorded as Document No. _____________ with an approximate unpaid balance of $_______________. The Donee takes the property SUBJECT TO said encumbrance.

NOTE: An existing debt, an assumption of debt, or other consideration can affect the federal gift amount and Nevada transfer-tax treatment. The result depends on the debt and transaction terms; obtain tax and title review before selecting an exemption or reporting a value.

ARTICLE VI: FEDERAL GIFT TAX AND BASIS NOTICE

Section 6.1 Federal Gift Tax (26 U.S.C. §§ 2501-2503, 2523, and 6075)

The federal gift tax generally applies to transfers by gift, and the tax is generally paid by the Donor. A U.S. donor may need to file IRS Form 709 even when no tax is payable. Filing triggers include, among others, gifts to a nonspouse above the annual exclusion, gifts of future interests, gift splitting, and certain terminable interests transferred to a spouse. A nonresident who is not a U.S. citizen may instead need Form 709-NA for covered U.S.-situated property.

• Annual exclusion (gift year 2026): $19,000 per donee for qualifying present-interest gifts.
• Basic exclusion amount (2026): $15,000,000; it is used in determining the applicable credit against gift and estate tax.
• Gifts to a non-U.S.-citizen spouse have a separate annual exclusion ($194,000 for 2026).
• A gift-tax return is generally due by April 15 following the close of the gift year, subject to statutory extensions and the special rule when the donor dies.

Section 6.2 Carryover Basis (IRC 1015)

For income-tax purposes, the Donee generally takes the Donor's adjusted basis under 26 U.S.C. § 1015(a), subject to the statute's fair-market-value rule for determining loss and possible gift-tax basis adjustment. The Donor should provide available basis and improvement records to the Donee.

Each party should consult a qualified tax advisor.

ARTICLE VII: DELIVERY AND ACCEPTANCE

Section 7.1 Delivery

The Donor intends this deed to be presently effective and delivers it during the Donor's lifetime in a manner that relinquishes the Donor's right to recall or control the instrument. A deed retained for delivery only after death can fail for lack of lifetime delivery. See Allenbach v. Ridenour, 51 Nev. 437, 279 P. 32 (1929).

Section 7.2 Donee's Acceptance

The undersigned Donee acknowledges receipt of the deed and the property interest described in it. This signature is optional evidence of receipt and does not replace legally effective delivery.

_____________________________________________
Donee Signature

_____________________________________________
Donee Printed Name

Date: _____________________________________________

ARTICLE VIII: EXECUTION

Section 8.1 Donor's Signature

IN WITNESS WHEREOF, the Donor(s) have executed this Gift Deed on the date first written above.

DONOR(S):

_____________________________________________
Signature

_____________________________________________
Printed Name

Date: _____________________________________________

_____________________________________________
Signature

_____________________________________________
Printed Name

Date: _____________________________________________

ARTICLE IX: ACKNOWLEDGMENT

Section 9.1 Nevada Acknowledgment (Individual)

STATE OF NEVADA
COUNTY OF _________________

This instrument was acknowledged before me on __________________ [date] by _____________________________________________ [name(s) of person(s)].

_____________________________________________
Notary Public Signature

_____________________________________________
Title and Rank (optional): _____________________________________________

Notarial officer: sign and date in ink and affix the official stamp or seal required by NRS 240.1655.

[NOTARIAL SEAL]

Section 9.2 Nevada Acknowledgment (Entity)

STATE OF NEVADA
COUNTY OF _________________

This instrument was acknowledged before me on __________________ [date] by _____________________________________________ [name(s) of person(s)] as _____________________________________________ [type of authority] of _____________________________________________ [name of party on whose behalf the instrument was executed].

_____________________________________________
Notary Public Signature

_____________________________________________
Title and Rank (optional): _____________________________________________

Notarial officer: sign and date in ink and affix the official stamp or seal required by NRS 240.1655.

[NOTARIAL SEAL]

ARTICLE X: DECLARATION OF VALUE AND TRANSFER-TAX DECLARATION

Section 10.1 Declaration of Value (NRS 375.060)

A Declaration of Value form prescribed by the Nevada Tax Commission accompanies this deed as required by NRS 375.060. Because this is a gift (no sale), the "value" for Real Property Transfer Tax purposes is the estimated fair market value of the property (NRS 375.010).

Estimated fair market value of property conveyed: $_____________________

Section 10.2 Real Property Transfer Tax Exemption (Gift)

☐ This transfer is EXEMPT from the Real Property Transfer Tax (NRS 375.020) pursuant to NRS 375.090(5) because the Donor is related to the Donee within the first degree of lineal consanguinity or affinity (e.g., parent to child, spouse to spouse). State the relationship on the Declaration of Value: _________________

☐ This transfer is EXEMPT pursuant to NRS 375.090, Subsection _____ (e.g., transfer without consideration between joint tenants/tenants in common, or to/from a trust without consideration with certificate of trust). Reason: _____________________________________________

☐ No exemption applies. Transfer tax is computed on fair market value using the current combined county rate. The Nevada Department of Taxation currently publishes $1.95 per $500 in most counties, $2.05 in Washoe and Churchill Counties, and $2.55 in Clark County. Verify the receiving county's rate immediately before recording.

Value: $_____________________ ÷ $500 = _____ (rounded up) x $____________ [current county rate] = $_____________________

Note: NRS 375.100 requires the county recorder to refuse a deed on which tax is imposed if the tax has not been paid. State the exact exemption subsection and reason on the Declaration of Value; the current state form is LGS-F049 (approved October 6, 2025, version 2026.1).

EXHIBITS

EXHIBIT A - LEGAL DESCRIPTION

Legal Description of Property:

_____________________________________________
_____________________________________________
_____________________________________________
_____________________________________________
_____________________________________________
_____________________________________________
_____________________________________________
_____________________________________________

Located in _________________ County, State of Nevada

Assessor's Parcel Number: _____________________________________________

Legal Description Prepared By (name and mailing address):
_____________________________________________
_____________________________________________

☐ Instead of preparer information, this same legal description previously was recorded as Document No. _________________________, Book/Page _________________________.

NEVADA RECORDING REQUIREMENTS AND INFORMATION

Recording Requirements

Document Format Requirements (NRS 247.110)

Real Property Transfer Tax (NRS 375.020)

Transfer Tax Exemptions Relevant to Gifts (NRS 375.090)

1. Transfer to a person related within the first degree of lineal consanguinity or affinity (parent/child, spouse/spouse) — Subsection 5.
2. Transfer without consideration from one joint tenant/tenant in common to remaining joint tenants/tenants in common — Subsection 4.
3. Transfer to or from a trust without consideration (certificate of trust required) — Subsection 7.
4. Transfer between former spouses per decree of divorce — Subsection 6.

Important Legal Notes

1. Declaration of Value: Required for each deed presented for recordation; complete the current Nevada Tax Commission form and state the exact exemption subsection and reason if an exemption is claimed.

2. Delivery: Intent alone does not replace lifetime delivery. The Donor must relinquish the right to recall or control the deed; a deed retained to take effect only at death can be ineffective. See Allenbach v. Ridenour, 51 Nev. 437, 279 P. 32 (1929).

3. Community Property: Property acquired after marriage generally is community property unless an exception applies. Both spouses must execute and acknowledge a deed conveying community real property, and one spouse may not gift community property without the other's express or implied consent. See NRS 123.220 and 123.230.

4. Federal Tax: The basis, filing, exclusion, marital-deduction, and debt rules are transaction-specific. Reverify the current gift-year figures and IRS form instructions before execution.

5. Legal and Tax Review: Consultation with a Nevada real-property attorney and a qualified tax advisor is recommended before execution or recording.

Sources and References

• Nevada Revised Statutes, Chapter 111
• Nevada Revised Statutes, Chapter 123
• Nevada Revised Statutes, Chapter 240
• Nevada Revised Statutes, Chapter 247
• Nevada Revised Statutes, Chapter 375
• Nevada Department of Taxation — Real Property Transfer Tax
• Nevada Declaration of Value, Form LGS-F049
• IRS Rev. Proc. 2025-32 (2026 inflation adjustments)
• IRS estate and gift tax updates
• 26 U.S.C. § 1015
• 26 U.S.C. §§ 2501-2503
• 26 U.S.C. § 2523
• 26 U.S.C. § 6075

PREPARED BY:

_____________________________________________
Name

_____________________________________________
Address

_____________________________________________
Phone/Email

This template is provided for informational purposes only and does not constitute legal advice. Consult with a licensed Nevada attorney before using this form.