Nevada Property Records — All 17 Jurisdictions
Deed of Trust Foreclosure, HOA Superlien, Real Property Transfer Tax, Community Property & Tax Abatement in the Silver State
Nevada's property record system centers on one of the most controversial title instruments in American real estate: the HOA superlien. Under NRS 116.3116, a homeowners' association lien for unpaid assessments has a priority component superior to a first deed of trust — meaning the HOA can foreclose and extinguish the first mortgage entirely. No other state's HOA lien carries this power. Beyond the superlien, Nevada uses deeds of trust — not mortgages — with non-judicial foreclosure through trustee's sale under NRS 107.080. A 35-day cure period after the Notice of Default, then a Notice of Trustee's Sale with 20 days' notice. No right of redemption after sale — ownership via Trustee's Deed Upon Sale (TDUS). Real property transfer tax of $1.95 per $500 (0.39%) — Clark County adds $0.60/$500 bringing Las Vegas to $2.55/$500 (0.51%). Community property state — both spouses must join conveyances — with community property with right of survivorship (CPWROS) under NRS 111.064. No state income tax. Property taxes based on replacement cost new less depreciation (RCNLD) — unique among major states. Tax abatement capping annual increases at 3% owner-occupied / 8% other — but resets on sale. Grant bargain and sale deeds under NRS 111.170. $605,000 homestead exemption — among the most generous nationally. Mechanic's liens with preliminary 20-day notice and 90-day filing. Deed upon death under NRS 111.109 avoiding probate. All across 16 counties plus Carson City — each with its own County Recorder and County Assessor. Same-day turnaround available.
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Nevada records are maintained by the County Recorder (recorded documents — grant bargain and sale deeds, deeds of trust, reconveyances, HOA liens, mechanic's liens) and the County Assessor (taxable value via RCNLD, land value, abatement status) in each of 16 counties plus Carson City. The County Treasurer handles tax collection. For professional searches covering HOA superliens, trustee's sales, and tax abatement, order through U.S. Title Records — from $29 with same-day delivery.
Deed of Trust, NRS 107 Trustee's Sale & Nevada's HOA Superlien
Nevada uses deeds of trust — not mortgages — creating a three-party structure: trustor (borrower), beneficiary (lender), and trustee. Non-judicial foreclosure through trustee's sale is governed by NRS 107.080. The trustee records a Notice of Default and Election to Sell with the County Recorder. The trustor has a 35-day cure period from recording. After the cure period, the trustee records a Notice of Trustee's Sale with at least 20 days' notice before the sale. The trustee conducts a public auction. There is no right of redemption after the trustee's sale — ownership transfers via Trustee's Deed Upon Sale (TDUS). Judicial foreclosure through district court is available but rarely used. A deed of reconveyance is recorded when the loan is paid. A chain of title report traces the complete deed of trust chain including Notices of Default, TDUS, and reconveyances.
Deeds of trust (NRS 107.080). Notice of Default at County Recorder → 35-day cure → Notice of Trustee's Sale with 20 days' notice → auction → TDUS. No redemption after sale. Reconveyance when paid. Judicial through district court available (rare). A lien report ($95) identifies Notices of Default and deeds of trust across 17 jurisdictions.
The HOA superlien under NRS 116.3116 is the most controversial lien in American real estate. A homeowners' association lien for unpaid common assessments has a priority component that is superior to a first deed of trust — the superlien covers up to 9 months of unpaid assessments accruing before the HOA institutes a foreclosure action. This priority exists regardless of when the deed of trust was recorded. The HOA may foreclose through a non-judicial process under NRS 116.31162–31168. The Nevada Supreme Court confirmed in multiple landmark decisions that a properly conducted HOA superlien foreclosure extinguishes a first deed of trust. This means a buyer at an HOA foreclosure sale can acquire property free of the first mortgage. HOA superlien foreclosure sales are a significant segment of Nevada's real estate market — particularly in Clark County (Las Vegas) where HOA communities are ubiquitous. Title insurance for properties that passed through an HOA superlien sale requires specialized underwriting.
HOA superlien (NRS 116.3116): 9 months unpaid assessments = priority over first deed of trust. HOA non-judicial foreclosure (NRS 116.31162–31168) → extinguishes first mortgage. Nevada Supreme Court confirmed. Buyer acquires free of mortgage. Ubiquitous in Clark County HOA communities. An expanded title search ($295) identifies HOA liens, superlien status, and prior HOA foreclosure history.
Transfer Tax, RCNLD Assessment & Nevada's 3%/8% Property Tax Abatement
Nevada's real property transfer tax (RPTT) is $1.95 per $500 of value (0.39%). Clark County (Las Vegas) adds $0.60/$500, bringing the total to $2.55/$500 ($5.10/$1,000 or 0.51%). Washoe County (Reno) also has an additional county portion. On a $500,000 sale in Clark County, the total transfer tax is approximately $2,550. The transfer tax is collected by the County Recorder at recording. A declaration of value is filed with every transfer. Nevada has no state income tax — the transfer tax, gaming tax, and sales tax are primary state revenue sources.
Transfer tax: $1.95/$500 (0.39%). Clark County: +$0.60 = $2.55/$500 (0.51%). Washoe: additional county portion. $500K Clark = ~$2,550. Declaration of value filed. No state income tax. Collected at County Recorder. A copy of deed ($45) shows transfer tax paid and vesting.
Nevada is unique among major states in using the replacement cost approach rather than comparable sales to determine taxable value. The County Assessor calculates replacement cost new (what it would cost to rebuild today), subtracts depreciation (age, condition, functional obsolescence) to arrive at replacement cost new less depreciation (RCNLD) for improvements. Land value is determined separately. Total taxable value = RCNLD + land. The assessed value is 35% of taxable value. Nevada's property tax abatement under NRS 361.4722–361.4724 caps annual tax increases: 3% for owner-occupied primary residences and 8% for all other property (rental, commercial, vacant). The abatement is calculated on the prior year's tax bill — not the assessed value. When property sells, the abatement resets to the new owner — potentially resulting in a significant tax increase if the seller accumulated years of 3% savings. The County Treasurer collects taxes in four quarterly installments. Our title search cost guide explains Nevada transaction costs.
RCNLD (replacement cost less depreciation) + land = taxable value. Assessed = 35% of taxable. Unique: not comparable sales. Abatement (NRS 361.4722): 3% owner-occupied / 8% other annual tax cap. Resets on sale — buyer may face significant increase. Quarterly installments. A Property Detail ($29) shows taxable value, RCNLD, and abatement status.
Nevada is a community property state under NRS Chapter 123. Both spouses must join any conveyance of community real property — a deed by one is voidable. Community property with right of survivorship (CPWROS) under NRS 111.064 passes to the surviving spouse without probate with a full stepped-up tax basis on both halves. Grant bargain and sale deeds under NRS 111.170 are the standard conveyance — carrying statutory warranties. Deed upon death under NRS 111.109 allows property to pass without probate. The homestead exemption under NRS 115.010 protects up to $605,000 from judgment creditors — among the most generous nationally — but does not protect against deeds of trust, mechanic's liens, taxes, or HOA liens. Our deed types guide explains Nevada's instruments.
Community property (NRS 123): both spouses join. CPWROS (NRS 111.064): no probate, full stepped-up basis both halves. Grant bargain and sale deed (NRS 111.170): standard. Deed upon death (NRS 111.109): revocable, no probate. Homestead (NRS 115.010): $605,000 — but not vs. HOA liens. A chain of title ($275) verifies community property, CPWROS, and deed upon death.
NV's 17 Jurisdictions — Clark County (Las Vegas), Washoe (Reno) & Regional Directory
U.S. Title Records searches property records in every Nevada jurisdiction — order your search here or browse our 50-state property records directory.
Clark County / Las Vegas Metro
Clark County (Las Vegas, Henderson, North Las Vegas — approximately 75% of all Nevada recordings, the largest HOA market in the western U.S., transfer tax at $2.55/$500, extremely active trustee's sale market, massive condo/HOA governance, significant superlien foreclosure activity). Clark County contains over 2 million residents and generates the overwhelming majority of Nevada's real estate transaction volume. Nearly every residential property in the Las Vegas Valley is subject to HOA governance — making the NRS 116 superlien a factor in virtually every title search.
Clark County (Las Vegas): ~75% of all NV recordings. $2.55/$500 transfer tax. Largest HOA market in western U.S. Active trustee's sale + superlien foreclosure. Nearly every property = HOA governed. NRS 116.3116 factor in virtually every search. Property Detail Records ($29) same-day for Las Vegas metro.
Washoe County / Reno-Sparks
Washoe County (Reno, Sparks — second-largest market, tech sector growth from California migration, active HOA communities, significant appreciation, additional county transfer tax), Carson City (state capital — independent city functioning as a county), Storey County (Tahoe Reno Industrial Center — Tesla Gigafactory, massive commercial development). The Reno-Sparks metro has experienced explosive growth driven by no-income-tax migration from California and Nevada's business-friendly environment.
Rural Nevada
Douglas County (Lake Tahoe south shore — premium waterfront, resort market, HOA), Lyon County (Fernley, Dayton — suburban Reno growth), Nye County (Pahrump — Las Vegas exurb), Elko County (mining — gold belt), Churchill County (Fallon — agricultural, NAS Fallon). Rural Nevada features agricultural and open space tax deferment programs, mining claims, BLM grazing permits, and water rights. Douglas County (Lake Tahoe) features some of the highest per-parcel values in the state with resort HOA governance and environmental overlay restrictions.
Washoe (Reno): second-largest, CA migration growth, HOA communities, additional transfer tax. Carson City: capital. Storey: Tesla Gigafactory. Douglas (Lake Tahoe): premium waterfront, resort HOA. Rural: agricultural deferment, mining claims, water rights, BLM. An expanded title search ($295) covers ag deferment, water rights, and mining claims.
NV Mechanic's Liens, Tax Sales & the District Court
Nevada mechanic's liens under NRS 108.221–108.246: subcontractors and material suppliers must serve a preliminary 20-day notice (Notice of Right to Lien) on the property owner. A lien claimant must record a Notice of Lien with the County Recorder within 90 days of completion (or 40 days of a valid Notice of Completion). The lien must be enforced by filing suit in district court within 6 months. Mechanic's liens relate back to commencement of the work of improvement — providing potential priority over later-recorded deeds of trust.
The County Treasurer conducts annual tax sales for properties delinquent for 3 years. The minimum bid covers delinquent taxes, penalties, interest, and costs. The former owner has a 2-year redemption period after the sale — paying the purchase price plus interest. After 2 years, a treasurer's deed is issued. Nevada does not use traditional tax lien certificates. Judgment liens from district court attach to all real property in the county. Effective 6 years, renewable. UCC liens and lis pendens (NRS 14.010) are recorded with the County Recorder. A property lien report searches the County Recorder and district court.
Mechanic's liens (NRS 108.221): preliminary 20-day notice required (subs/suppliers). Record at County Recorder within 90 days (40 after NOC). Enforce in district court within 6 months. Commencement priority. Tax sales: 3 years delinquent → auction. 2-year redemption. Treasurer's deed. No tax certificates. Lien report ($95) covers Recorder + district court.
NV Title Search Services — HOA Superlien, Deed of Trust & Abatement Expertise
| Service | Price | Turnaround | What's Included |
|---|---|---|---|
| Property Detail Record | $29 | Same Day | Owner, County Assessor data, taxable value (RCNLD), land value, abatement status, HOA identification |
| Copy of Deed | $45 | Same Day | Recorded grant bargain and sale deed from County Recorder with transfer tax, vesting, community property status |
| Neighborhood Valuation | $50 | 1–2 Days | Comparable sales, Assessor taxable values, RCNLD comparison, abatement impact, HOA assessment levels |
| Property Lien Report | $95 | 1–2 Days | County Recorder — deeds of trust, HOA liens/superlien notices, Notices of Default, mechanic's liens, lis pendens. District court judgments |
| Title Search by Name | $95 | 1–2 Days | All properties, deeds of trust, and liens under a name across NV jurisdictions via Recorder and Assessor |
| Owner + Lien Report | $145 | 2–3 Days | Ownership with reconveyance verification, HOA identification, community property status, and lien search |
| Chain of Title Report | $275 | 3–5 Days | Complete ownership with reconveyance chain, community property analysis, HOA superlien history, transfer tax history |
| Expanded Title Search | $295 | 3–5 Days | Full chain plus HOA superlien analysis, abatement reset estimation, tax sale exposure, ag deferment, water rights |
| Abstractor Service | Custom | Varies | Complex NV title, HOA superlien forensic, multi-unit, Lake Tahoe resort, mining claims, water rights |
NV title complexity: HOA superlien (NRS 116.3116 — extinguishes first mortgage). Deed of trust (NRS 107.080). Transfer tax ($1.95/$500, Clark $2.55). RCNLD assessment (unique — not comparable sales). 3%/8% abatement resets on sale. Community property + CPWROS. $605K homestead. Mechanic's liens (20-day notice, commencement priority). No income tax. Lien reports ($95) cover Recorder + district court.
NV = escrow state. Lenders require title insurance. Searches: County Recorder, Assessor, Treasurer, district court. Rates filed with Division of Insurance. HOA superlien requires specialized underwriting — properties from superlien sales need enhanced review. Owner's policy recommended: superlien risk, CPWROS, abatement reset, mechanic's lien priority, RCNLD complexity.
Finding NV Property Owners via County Assessor & County Recorder
The fastest free method is the County Assessor's website — all jurisdictions provide online access showing current owner, taxable value, RCNLD, land value, and property characteristics. The County Recorder provides recorded deed images and grantor-grantee indexes. Clark County has the most comprehensive online portal. For professional ownership verification, a Property Detail Record ($29, same-day) from U.S. Title Records confirms the current owner with full Assessor data, abatement status, and HOA identification. A Chain of Title Report ($275) traces every conveyance with reconveyance verification, community property analysis, and transfer tax history. Our title search resources, real estate news, lien guide, title search guide, property auction guide, foreclosure auction guide, and title insurance guide provide additional context. Contact our support team.
Free: County Assessor (owner, taxable value, RCNLD, land, abatement). All online. County Recorder for deed images. Clark County: comprehensive portal. Professional: Property Detail ($29, same-day) with HOA identification. Complete: Chain of Title ($275) with reconveyance chain, community property, HOA superlien history, transfer tax across 17 jurisdictions.