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Guides · Nevada

Rental property LLCs in Nevada

Yes, you can hold a Nevada rental in an LLC. Forming one takes three state charges filed together: $75 for the Articles of Organization, $150 for the initial list of managers or managing members and $200 for the state business license, $425 in all. After that the annual list ($150) and the license renewal ($200) cost $350 a year, due by the last day of the month the LLC was organized. The Nevada catch is that an individual whose only business is renting four or fewer dwelling units needs no state business license, but an LLC always does, so each LLC adds that yearly cost. Moving a rental into the LLC takes a deed, and recording it owes the real property transfer tax unless an exemption applies. Henderson ends a short-term rental registration when ownership changes, and Las Vegas licenses new short-term rentals only in owner-occupied homes. Forming the LLC doesn't move your deed or stop a lender's due-on-sale clause.

Last checked 2026-10-24. General information, not legal or tax advice.

Local rental rules come first

Las Vegas. A short-term residential rental (a stay of fewer than 31 consecutive days) needs a city business license. The city's application instructions say a new license requires a home that is "owner occupied throughout the rental period," has no more than three bedrooms, is at least 660 feet from any other short-term rental and 2,500 feet from a resort hotel, sits in a zone that allows the use and has written HOA permission where one applies. The steps are a free Conditional Use Verification from Planning, a Code Enforcement home inspection and then the license, which is $500 a year and needs $500,000 of liability coverage. The applicant "must be the owner of the property," and the document list includes "Ownership documents related to the Corporation, LLC, or Trust (if applicable)." Because the owner has to live there, ask the city whether a home titled in your LLC can qualify before you deed it over. Short-term rentals are prohibited in some master planned areas, including Summerlin, Sun City Summerlin, Town Center and Skye Canyon, and anywhere under the Form-Based Code (City of Las Vegas short-term rental instructions, form CD-9016; Short Term Rentals FAQ).

Henderson. A short-term vacation rental must be registered with the city every year; the city's FAQ says a property rented for 30 days or longer needn't register. The registration needs "A current State of Nevada business license in the name of the property owner," general liability coverage of at least $1,000,000, a self-inspection checklist and a certification class for the owner and the local contact. The city's STVR page lists an $848 annual fee, though its FAQ still says $820. The FAQ also refers to a 1,000-foot separation from an approved short-term rental and 2,500 feet from a resort hotel. An LLC can register: the city asks for a list of the LLC's owners, and the person registering must be one of them. But the registration "is only valid for the property owner at time of issuance," and the FAQ's answer to a question about changing the property's name into an LLC is "No, change in ownership for any reason shall terminate the registration." Ask the city what a deed to your own LLC means for an existing registration. Registered rentals pay transient lodging tax monthly, at a combined 13% of the month's rental revenue (City of Henderson Short-Term Vacation Rentals page and FAQs).

Unincorporated Clark County. Clark County has six licensing jurisdictions (Henderson, Las Vegas, North Las Vegas, Boulder City, Mesquite and unincorporated Clark County), and the rules depend on where the property sits. In the unincorporated areas, short-term rentals are licensed under Clark County Code chapter 7.100, and the county's page, last updated April 15, 2024, says the application period is closed: a complete application had to be in by Aug. 21, 2023. Operating without a valid license is unlawful, with fines of "not less than $1,000 and not more than $10,000 per day." The county's FAQ adds that every owner, member, manager and beneficiary behind a licensed property must be a natural person, that an LLC owned, operated or managed by another LLC or entity is generally ineligible, that each person or entity may hold one licensed short-term rental, and that licensed units must be 1,000 feet apart and 2,500 feet from a resort hotel (Clark County Short-Term Rental Units page and FAQ).

Reno and Washoe County. Reno's business-license FAQ says a city license is required to "Rent or lease" any commercial or industrial property in the city or "Three or more residential dwelling units on one parcel of land in the city." The same page lists "Vacation Rentals/Short-Term Rental" among business types exempt from a city business license and tells applicants to check with the State of Nevada, yet the adopted FY 2026/2027 fee schedule has Residential Rentals and Transient Lodging Rentals lines, so ask Business Licensing before your first lease. In unincorporated Washoe County, a county permit is required before advertising or renting a private residence for fewer than 28 days. It lasts 12 months, and the county says a permit generally doesn't transfer to a new owner; when an LLC owns the home, the person with controlling interest completes the owner affidavit with written proof of authority (Reno business license FAQ and fee schedule; Washoe County STR FAQ).

Statewide lease rules. Nevada's landlord-tenant act requires the landlord to disclose in writing, at or before the start of the tenancy, the name and address of the persons authorized to manage the premises, a person in Nevada authorized to accept service of process and notices, and "The principal or corporate owner," plus a phone number for a responsible person who lives in the county or within 60 miles. The information must be kept current (NRS 118A.260). With an LLC landlord, the lease should name the LLC as owner. A written lease for a single-family residence (a structure of not more than four units) that isn't signed by an agent holding a Nevada property-management permit must also carry a disclosure at the top of the first page, in type at least twice as large as any other, saying that NRS 205.0813 and 205.0817 create rebuttable presumptions that the tenant lacks lawful occupancy unless the lease is notarized or signed by a licensed manager and lists the landlord's current address and phone, and that the lease is valid and enforceable either way (NRS 118A.200(4), (10)).

What the LLC protects, and what it doesn't

Nevada's LLC Act says: "Unless otherwise provided in the articles of organization or an agreement signed by the member or manager to be charged, no member or manager of any limited-liability company formed under the laws of this State is individually liable for the debts or liabilities of the company." (NRS 86.371). No one other than the LLC is individually liable for its debts "unless the person acts as the alter ego of the limited-liability company" (§ 86.376(1)).

  • Guarantees still bind you. The protection yields to "an agreement signed by the member or manager to be charged," such as a personal guarantee you sign for a lender.
  • A court decides alter ego. A person is an alter ego only if the LLC is "influenced and governed by the person," there is "such unity of interest and ownership that the limited-liability company and the person are inseparable from each other," and respecting the separate entity "would sanction fraud or promote manifest injustice"; the court decides it "as a matter of law" (§ 86.376(2), (3)). Keep the LLC's money, books and contracts separate from yours.
  • Your own acts are yours. The statute speaks of the company's debts and liabilities; ask a Nevada attorney about your own negligence, such as a repair you make yourself.
  • It isn't insurance. The LLC still needs coverage that pays claims and defense costs.

One LLC, or one per property?

Separate LLCs keep one property's judgment away from the others, but each one costs $425 to form and $350 a year, so five LLCs owe $1,750 a year in state charges before registered-agent fees. Nevada also allows series LLCs. The articles or operating agreement may authorize one or more series, and a series can "own, hold, improve, use and otherwise deal in and with real or personal property" and "Make contracts in its own name" (NRS 86.296(2)). A series' debts are enforceable against that series' assets only if "Separate and distinct records are maintained for the series," its assets are "held ... and accounted for separately," and the articles or operating agreement says so (§ 86.296(3)). The articles must state that the company is authorized to have series (§ 86.161(1)(e)), and the company's registered agent is the agent for every series (§ 86.236). Whether your lender, title company and insurer will deal with a series is a question for them and a Nevada attorney. More: Should you have a separate LLC for each rental property?. Other states: All rental property LLC guides · Arizona · Colorado · Washington.

Form it where the property is, or register there

The simplest setup is a Nevada LLC for Nevada property. If you already have an LLC from another state, Nevada's act says "Before transacting business in this State, a foreign limited-liability company must register with the Secretary of State" (NRS 86.544(1)). The application needs a declaration that the LLC "is in good standing in the jurisdiction in which it was formed," registered-agent information and the name and address of each manager or, if none, each member (§ 86.544(2)). Registering doesn't change the law that governs the LLC's internal affairs and its members' liability: the home state's law does (§ 86.543). The state's non-exhaustive list of activities that don't count as transacting business includes "Owning, without more, real or personal property" (§ 86.5483(1)(i), (2)), but leasing isn't on that list, so ask a Nevada attorney before relying on it. A willful failure to register risks a fine of $1,000 to $10,000, and an unregistered foreign LLC "may not commence or maintain any action, suit or proceeding in any court of this State" until it registers, though its contracts stay valid and it can defend suits (§ 86.548(1)-(3)). Registration costs $75, plus the $150 initial list (§ 86.5461(3)) and, because a registered foreign LLC has a Nevada registered agent, which makes it a business under the license law (§ 76.100(7)(a)(3)), expect the $200 state business license.

What it costs the state

  • To form: $425, three charges filed together: $75 for the Articles of Organization (NRS 86.561(1)(a)), $150 for the initial list of managers or managing members (NRS 86.263(4)(a)) and $200 for the state business license (NRS 76.100(2)(c))
  • Every year: $350, made of the $150 annual list (NRS 86.263(4)(b)) and the $200 state business license renewal (NRS 76.130(1)(a)), both due by the last day of the month the LLC was organized
  • Name reservation (optional): $25 (NRS 86.561(1)(f))
  • Late filing: a $75 penalty is added to the list fee (NRS 86.272(3)) and a $100 penalty to a late license renewal (NRS 76.130(4)(a))
  • Reinstatement after the charter is revoked: $300, plus the list fees and penalties for each year missed (NRS 86.276(1)(b))
  • Foreign LLC registration: $75, plus the $150 initial list and, as above, expect the $200 license (NRS 86.561(1)(a), 86.5461(3), 76.100(7)(a)(3))
  • Individuals: a natural person "whose sole business is the rental of four or fewer dwelling units" isn't a "business" under the license law, so no state license applies, but the person applies each year for a certificate of exemption (NRS 76.020(2)(d), 76.105(1), (5))
  • Commerce Tax: no return is due when Nevada gross revenue is $4,000,000 or less (Department of Taxation)
  • EIN: free from the IRS

Compare services: LLC services compared.

Forming the LLC, in order

  1. Pick a name that contains "Limited-Liability Company," "Limited Liability Company," "Limited Company" or "Limited," or an abbreviation such as "LLC," "L.L.C.," "L.C.," "LC" or "Ltd." (NRS 86.171(1)). It must be distinguishable from names on file at the Secretary of State (§ 86.171(2)). A $25 reservation holds one.
  2. Name a registered agent with a street address in Nevada (§ 86.231). The articles give the registered-agent information required by NRS 77.310 (§ 86.161(1)(b)).
  3. File the Articles of Organization ($75). They set out the LLC's name, the agent, each organizer's name and address, the initial managers (or, if members manage, the initial members) and, if the LLC will have series, a statement to that effect (§ 86.161(1)). The LLC is legally organized when the articles are filed and the filing fees are paid (§ 86.201(1)).
  4. File the initial list of managers or managing members ($150) with the articles, unless the Secretary of State allows an alternative due date (§ 86.263(1), (12)); it gives each manager's name, title and address. Get the state business license ($200) at the same time (§ 76.100(1)(a)).
  5. Write an operating agreement. Nevada says an LLC "may, but is not required to" adopt one (§ 86.286(1)).
  6. Get an EIN and open the LLC's bank account.
  7. Put the LLC and a Nevada agent in each lease (above) and get the city permits that apply.

Forming the LLC doesn't move your deed

Putting your rental in the LLC takes a new deed, recorded in the office of the recorder of the county where the property sits (NRS 111.315). An unrecorded conveyance is "void as against any subsequent purchaser, in good faith and for a valuable consideration" whose own conveyance is first recorded (§ 111.325).

  • The real property transfer tax comes first. The county recorder "shall compute the amount of the tax due and shall collect that amount before acceptance of the deed for recordation," and must refuse to record a deed if the tax isn't paid (NRS 375.030(1), 375.100). The tax is computed on the value you declare (§ 375.020(2)). The rate is $1.95 for each $500 of value or fraction in most counties and $2.55 in Clark County, made up of $1.25 or 65 cents under § 375.020 and $1.30 under § 375.023, and counties under 700,000 people may add up to 5 cents more (§ 375.026). Clark County's recorder says the basis is "the full purchase price or the estimated fair market value," so a $300,000 value in Clark County owes $1,530 if no exemption applies. The buyer and seller are jointly and severally liable (§ 375.030(2)).
  • A deed to an LLC you wholly own can be exempt. The tax does not apply to "A transfer, assignment or other conveyance of real property to a corporation or other business organization if the person conveying the property owns 100 percent of the corporation or organization" (NRS 375.090(9)). Clark County's exemption list adds "Grantor must have direct and total ownership of the Grantee," says it audits claims at recording and asks for signed ownership documents for the business entity. The statute doesn't say what happens when two co-owners deed to an LLC they own together, so ask the recorder before you record. Subsection 1 separately exempts "a transfer between a business entity and its parent, its subsidiary or an affiliated business entity if the affiliated business entity has identical common ownership," unless the entity "was formed for the purpose of avoiding" the tax, and subsection 5 exempts a conveyance to someone related within the first degree of lineal consanguinity or affinity.
  • File a Declaration of Value. Every deed presented for recording must come with a declaration of value on a form the Nevada Tax Commission prescribes, and the recorder can't charge to record it (NRS 375.060(1), (3)). The state form (LGS-F049) asks for the parcel numbers, the value, the percentage being transferred and, if you claim an exemption, the NRS 375.090 subsection and a reason. It is signed under penalty of perjury, and a willfully false value is a misdemeanor (§ 375.110).
  • Disallowed exemptions cost extra. If the recorder later disallows an exemption and the added tax isn't paid within 30 days, a 10 percent penalty and 1 percent a month in interest apply (§ 375.030(3)), and the recorder may audit within 3 years of recording (§ 375.130(1)). Keep your ownership documents.
  • The recorder also charges a recording fee. Clark County lists $42 per document; other counties set their own.

Have a Nevada attorney prepare the deed and the declaration. After it records, update leases, rent payment instructions, deposits and insurance, and ask each city about its permit in the LLC's name.

Check the mortgage before you transfer

Federal law lets a lender enforce a due-on-sale clause, and a transfer to an LLC isn't one of the exceptions for 1–4 unit homes (12 U.S.C. § 1701j-3(d)). Fannie Mae allows a transfer to an LLC the borrower controls for loans it acquired on or after June 1, 2016 (Fannie Mae Servicing Guide D1-4.1-02). Ask your servicer in writing.

Insurance and taxes

Tell your insurer before title moves. For federal income tax, a single-member LLC is disregarded unless it elects corporate treatment (IRS).

  • No state individual income tax. The Department of Taxation says Nevada "does not have an individual income tax" but levies other taxes, such as sales and property tax.
  • Commerce Tax. It applies to businesses with Nevada gross revenue above $4,000,000 a year, and the Department says there is no filing requirement at or below that amount. Its FAQ answers a rental property owner that "rent is NOT passive income," so a large landlord should watch the threshold.
  • Property tax caps. Nevada limits yearly increases in a property tax bill. The general abatement keeps the increase to no more than 8 percent (NRS 361.4722). An owner-occupied single-family primary residence gets a 3 percent cap (§ 361.4723), and a residential rental dwelling gets a 3 percent cap if the rent collected from each tenant doesn't exceed the county's HUD fair market rent (§ 361.4724). A home is the owner's primary residence only if it "Is not rented, leased or otherwise made available for exclusive occupancy" by anyone but the owner's family (§ 361.4723(7)), and the Declaration of Value has a place to claim either abatement (§ 375.060(2)). Ask the county assessor which cap applies to a home you convert to a rental or deed to an LLC.

Keeping each LLC in good standing

  • File the annual list ($150) and renew the license ($200) by the last day of the month in which the LLC's organization anniversary falls (NRS 86.263(2), 76.130(1)(a)). The Secretary of State sends a reminder 90 days before, but failing to get one "does not excuse" the penalty (§ 86.263(7)). A list filed more than 90 days early counts as an amended list for the previous year (§ 86.263(9)), so file inside the window.
  • A missed list puts the LLC in default with a $75 penalty (§ 86.272(1), (3)), and a late license renewal adds $100 (§ 76.130(4)(a)). "On the first day of the first anniversary of the month following the month in which the filing was required," the charter is revoked and the right to transact business is forfeited, and the LLC's property and assets are then held in trust by its managers or members (§ 86.274(2), (5)).
  • Reinstatement takes the missing lists, the fees and penalties for each missed year and $300, and a charter that has stayed revoked for 5 consecutive years can't be reinstated (§ 86.276(1), (4)).
  • Keep the registered agent current (§ 86.231) and the manager list accurate on each annual list.
  • Renew short-term rental licenses and registrations on their own clocks: Las Vegas and Henderson are annual, and Washoe County permits last 12 months.

Before you file or transfer a property

  • Attorney: the deed, the transfer tax exemption claim and the Declaration of Value, whether a series fits
  • Servicer: is the transfer allowed?
  • Insurance agent: named insured, short-term rental coverage
  • County recorder: transfer tax, exemption documents, recording fee
  • County assessor: which property tax cap applies after the deed
  • CPA: federal treatment, Commerce Tax threshold
  • City: business license or short-term rental registration in the LLC's name (Henderson ends a registration when ownership changes)
  • Calendar: annual list and license due by the last day of the formation-anniversary month; short-term rental renewals

Form it with Corpus

Corpus prepares and files your Articles of Organization and includes the first year of registered-agent service. The Nevada page shows the current price. Corpus isn't a law firm: the deed, the transfer tax declaration, the loan, taxes and city permits are separate steps.

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Sources

Last checked 2026-10-24. Corpus is not a law firm and does not provide legal or tax advice.