Separate Property and Joint Tenancy in a Nevada Divorce
In a Nevada divorce, joint-tenancy property is divided like community property, a spouse who contributed separate property may be reimbursed the traceable amount without interest or appreciation, and the court may set apart separate property for support.
Joint tenancy property
Except as the statute otherwise provides, the court disposes of property held in joint tenancy as it does community property (NRS 125.150(2)). If a party contributed separate property to the acquisition or improvement of property held in joint tenancy, the court may provide for reimbursement.
Limits on reimbursement
The reimbursement cannot exceed the amount of the separate-property contribution that can be traced to the acquisition or improvement, without interest or any adjustment for an increase in value, and cannot exceed the value of the joint-tenancy property at the time of disposition. The court considers the intention of the parties in placing the property in joint tenancy, the length of the marriage and any other relevant factor.
What counts as a contribution
A down payment, a payment for the acquisition or improvement of property, and a payment reducing the principal of a loan used to buy or improve it. Interest payments and payments for maintenance, insurance or taxes do not count.
Separate property for support
The court may set apart part of the separate property of either spouse for the other spouse’s support or the separate property of either spouse for the children’s support, as is deemed just and equitable (subsection 5).
Evidence that helps
Closing statements, bank records tracing separate funds into the purchase or improvement, and dated documents showing what each spouse intended.
Keeping the right paperwork
Keep separate funds in accounts in your name alone, and keep closing statements and bank records that trace them.
In the calculator
The Nevada property division calculator keeps separate property out of the division.
Frequently asked questions
Is jointly titled property community property in Nevada?
The court divides joint-tenancy property as it divides community property.
Can I recover separate money put into the house in Nevada?
The court may reimburse the traceable amount, without interest or appreciation.
Do mortgage payments count as a contribution in Nevada?
Payments reducing the principal do; interest, maintenance, insurance and taxes do not.
Can Nevada separate property be used for support?
Yes. The court may set part of it apart for the other spouse's or the children's support if just and equitable.
Does appreciation count in Nevada reimbursement?
No. Reimbursement is limited to the traced amount, without interest or adjustment for increase in value.
Official sources
A local family law attorney can review your situation — many offer a free consultation.
This is general information, not legal advice. It is based on the cited Nevada statutes, rules and court opinions, and every case turns on its own facts. Confirm how the law applies to your situation with a licensed Nevada attorney.