To verify a Nevada property manager before a 1031 purchase, check both the underlying real estate license and the property-management permit in Nevada Real Estate Division records. Nevada law treats the property-management permit as an additional credential and requires a written property-management agreement before a broker acts as property manager. Verify the person, brokerage, permit, agreement, and proposed operating scope separately from the property’s income assumptions and from the federal exchange timeline.
Check both credentials and the current affiliation
Search NRED by name or license number. Confirm the current real estate credential, property-management permit, brokerage or office relationship, and the person who will actually supervise the account. A company website or proposal is not a substitute for the state record.
Read the agreement as an operating document
NRS 645.6056 says a broker with a property-management permit must obtain a signed property-management agreement before acting. Review the term, renewal and cancellation rules, deposit handling, fees, authority, vendor process, communication, reporting, maintenance limits, and transition plan with counsel where appropriate.
Keep manager diligence outside the exchange clock
The Form 8824 instructions use two separate federal deadlines: replacement property is ordinarily identified in writing by day 45, then received by day 180 or the applicable return deadline if sooner. Give the qualified intermediary control of that calendar. Let the CPA and attorney address eligibility, taxpayer, vesting, basis, liabilities, and reporting. Manager selection does not stop the clock.
Example: the proposal names a company, not the permit holder
An exchanger receives a strong management proposal, but it identifies only a brand name. The team asks for the licensed individual, property-management permit, responsible broker, proposed agreement, and service scope while the QI maintains the exchange dates. The investor compares verified operations without treating a credential as a performance guarantee.
FAQ
Is a Nevada real estate license enough to manage property?
Not by itself. NRS 645 provides for a separate property-management permit for eligible real estate licensees and additional office supervision requirements.
Does an active permit prove a manager will meet an investor’s goals?
No. It verifies a credential at the time checked. Service scope, staffing, reporting, vendors, fees, results, and property fit require separate diligence.
Does property-manager review extend the 45-day identification period?
Do not assume it does. Keep the QI and tax advisers in control of the actual exchange dates and any relief analysis.
Primary sources and limits
- Nevada Real Estate Division, License Lookup
- Nevada Real Estate Division, Active Licensee Lists
- Nevada Real Estate Division, Consumer FAQ
- Nevada Real Estate Division, Public Records Request
- Nevada Consumer Affairs, Tips to Prevent Real Estate Fraud
- Nevada Legislature, NRS Chapter 645
- IRS, Instructions for Form 8824
- IRS, Publication 544
General education only. A license lookup, active-list entry, website, business card, referral relationship, proposal, property-management permit, agreement, or exchange structure does not by itself establish identity, current authority, service quality, experience, suitability, value, income, results, or tax treatment. Confirm the exact person, license number, status, license type, brokerage, permit, supervising role, agreement, compensation, privacy, scope, property, client consent, and transaction dates with the responsible public offices, brokerages, and qualified professionals. No individualized legal, tax, lending, securities, insurance, privacy, compliance, or investment advice is provided. A CPA, attorney, and qualified intermediary must evaluate the exchange structure, deadlines, identification, receipt, basis, boot, and reporting.
Related: property-management diligence, private-well rental diligence, how a 1031 exchange works.