How Las Vegas’ biggest real estate deals result in no transfer taxes

It changed into a blockbuster payday.

The $4.2 billion money sale of the Bellagio changed into, by all appearances, the costliest do away with ever of a Las Vegas casino, and it goes to even have generated a $21 million-plus windfall in steady property sales taxes.

But when the present megaresort traded from one powerhouse firm to 1 other in descend 2019, the tax invoice didn’t amount to a dime.

It is removed from by myself.

A tall sequence of excessive-priced deals in Southern Nevada — price hundreds of millions or bigger than a thousand million dollars apiece — have been structured in ways in which allowed the traders and sellers to withhold a long way flung from paying steady property transfer taxes that support colleges and low-profits housing in Nevada, a Evaluate-Journal investigation has came upon.

The complicated deals, which frequently cite an exemption allowed beneath inform laws when property owners transfer steady property to a subsidiary, spare tall companies from paying a tax automatically slapped on sales of homes, rental buildings, warehouses and other sites in the Las Vegas Valley, and the result is untold millions of greenbacks a yr in lost tax collections for governments.

Total, no longer lower than $27.5 billion price of transactions in the Las Vegas space — comprising roughly two dozen sales that concerned hotel-casinos, division shops and other properties largely on or conclude to the Strip — have closed since 2007 with none publicly reported steady property transfer taxes, the Evaluate-Journal came upon.

MGM Resorts International sold the MGM Grand in 2020 as part of a $4.6 billion sale-leaseback t ...
MGM Resorts World offered the MGM Tall in 2020 as fragment of a $4.6 billion sale-leaseback transaction that also concerned Mandalay Bay. (Michael Quine/Las Vegas Evaluate-Journal) @Vegas88s

In such deals, traders in most cases maintain a slight felony responsibility firm or other entity that holds ownership of the steady property, as a change of procuring the property without delay.

“It’s totally one way of getting around transfer taxes,” stated Mike Mixer, chairman of commercial steady property brokerage Colliers World’s Las Vegas arrangement of labor.

Mixer stated that certain dangers come with this approach, because the traders do away with on an entity’s sources and liabilities and can even quiet be signing up for something they don’t learn about. He also figured a form of factors plod into structuring deals this fashion, as in opposition to handiest attempting to withhold a long way flung from transfer taxes.

But, he pointed out, that can also be a “tall savings.”

Casino large MGM Resorts World, which offered the Bellagio’s steady property and several other other properties tracked for this document, stated in an announcement that this deal constructing “is conventional among steady property transactions fascinating companies of all sizes, across a large diversity of industries.”

It added: “Every transaction we conduct follows the letter of the laws and is predicated totally on all regulatory requirements.”

Recent York financial conglomerate Blackstone, which purchased the Bellagio and other properties tracked for this memoir, stated: “We maintain no longer have a statement to provide right here.”

One recent critical deal without transfer taxes, property records account for, changed into casino operator Las Vegas Sands Corp.’s sale of The Venetian, Palazzo and The Venetian Expo for $6.25 billion.

As fragment of the sale, which closed in February, casino landlord Vici Properties obtained the steady property from Sands for $4 billion in money.

Sands declined to statement for this memoir.

Vici also done its $17.2 billion acquisition of MGM Resorts’ steady property spinoff on April 29, giving the patron several more tall hotel properties on the Strip, including Mandalay Bay, the MGM Tall, The Mirage, Park MGM, Recent York-Recent York, Luxor and Excalibur. MGM is leasing those hotels from the original landlord, right because it’s leasing the Bellagio from Blackstone.

The mammoth greenback price of Vici’s most modern deal changed into no longer integrated in the sum tallied for this document, because the patron did no longer advise a breakdown of what every resort changed into price, and the acquisition integrated several casino properties outdoors Nevada.

Still, as of early Might almost definitely almost definitely furthermore, Clark County property records did no longer account for any deeds recording Vici’s original Strip acquisitions from the MGM spinoff, and this capacity that, no transfer taxes had been publicly reported.

Vici did no longer reply to requests for statement.

Now not utilizing ‘every loophole’

In Clark County, transfer taxes maintain up a allotment of a property’s do away with mark, amounting to a tax price of 0.51 p.c. Promoting a $300,000 home, as an example, generates a transfer-tax invoice of $1,530.

Nevada laws doesn’t mandate who pays the tax, as this can even be negotiated between the patron and vendor, and the amount owed is listed on the deed that records the sale with the county.

Nevertheless, a pair of sales in Las Vegas that would even have every resulted in upward of millions of greenbacks in transfer-tax funds had been structured in ways in which resulted in $0 owed, property records account for.

“Personally, that’s by no approach been my sort,” stated developer Lorenzo Doumani, who added that he doesn’t “do away with support of every loophole that there’s.”

Doumani offered a 5-acre inform on the north Strip years ago and later purchased the conclude by Clarion hotel, which he imploded. Both sales concerned transfer-tax funds, property records account for.

Buying or selling a tall Las Vegas resort is complicated and expensive to conduct. Contracts and other duties switch fingers, and edifying prices can cruise, so saving money on transfer taxes is doubtlessly “right one fragment of the pie,” Doumani eminent.

UNLV laws professor Francine Lipman, a tax expert, doesn’t imagine that these deals are structured solely to withhold a long way flung from the transfer tax, nonetheless she stated it is a factor.

“My sense is that they maintain so a form of these, that’s form of ways in which they maintain their deals,” she stated.

Impart Sen. Dina Neal, chair of the Legislature’s period in-between revenue committee, wasn’t privy to the profitable sales that result in no transfer taxes.

She eminent this revenue is distributed to “many locations,” including the Clark County College District.

Neal, a Democrat, stated she is fascinating to focus on whether or no longer there’s a “loophole we’re no longer privy to” and to stumble on on the “steady-life implications of shedding that stage of cash.”

Impart Assemblywoman Heidi Kasama, a Republican and longtime Las Vegas steady property broker, also wasn’t privy to the deals without transfer taxes.

Kasama stated she would be open to seeing what other states are doing in accordance with such deals. But coming out of the pandemic, she stated, “we don’t desire to decelerate our commerce in our metropolis, both.”

‘We don’t sit down down and negotiate’

Impart laws offers several exemptions to the transfer tax, including when a property is shifted from a industry entity to its subsidiary or between worn spouses as fragment of a divorce.

Below inform laws, county recorder’s workplaces compute and score transfer taxes ahead of they story a deed and “shall refuse” to story it if the tax is owed nonetheless hasn’t been paid.

Recorder’s workplaces can even also conduct audits and space subpoenas for paperwork to discover out how grand is owed.

Below inform laws, anyone who “willfully falsely publicizes the price” of transferred steady property is “responsible of a misdemeanor” and must pay the “amount of any further tax required on fable of the falsification.”

None of the companies or people named on this document have been accused of wrongdoing by any authorities entity, to this point because the Evaluate-Journal can settle, and sales paperwork reviewed for this memoir claimed exemptions to the transfer tax which could maybe almost definitely be allowed beneath inform laws.

To compare sales for this document, the Evaluate-Journal examined deeds filed with the Clark County recorder’s arrangement of labor, company filings with the Securities and Trade Commission, and industry-entity records from the Nevada secretary of inform’s arrangement of labor.

Clark County Recorder Debbie Conway, in an interview with the Evaluate-Journal, likened her arrangement of labor to “invoice collectors” who score funds and post them to the county treasurer’s arrangement of labor, which then sends the money to the inform.

Carlos Goodin, an auditor in the recorder’s arrangement of labor, stated the staff receives supporting documentation for claimed exemptions.

Fixed with Conway, the arrangement of labor does no longer come into contact with resort representatives.

“We don’t sit down down and negotiate with them or have conversations with them about what it is they’re submitting,” Conway stated.

Requested whether or no longer her arrangement of labor examines companies’ filings with the Securities and Trade Commission, in which they in most cases gift intimately how sales are structured, Conway stated that’s “outdoors the parameters of what our arrangement of labor is approved to maintain.”

“We’re handiest there to story the document,” she stated.

The Nevada Department of Taxation in actuality coordinates sequence of the tax, stated spokeswoman Eden Collings, who wasn’t aware that profitable sales in Las Vegas had been structured in ways in which resulted in nothing owed.

“I individually have no longer ever heard about it,” Collings stated.

Invesco Real Estate and Simon Property Group acquired The Shops at Crystals at CityCenter on th ...
Invesco True Property and Simon Property Group obtained The Retail outlets at Crystals at CityCenter on the Las Vegas Strip in 2016 for $1.1 billion. (Okay.M. Cannon/Las Vegas Evaluate-Journal) @KMCannonPhoto

Paper path

Extra deals tracked for this document consist of MGM’s nearly $3.9 billion sale of Aria and Vdara to Blackstone, which leased the hotels encourage to the casino chain, and Blackstone’s acquisition of The Cosmopolitan of Las Vegas for bigger than $1.7 billion.

Others consist of MGM’s $825 million sale of Circus Circus and adjacent land to casino boss Phil Ruffin; Blackstone’s $347 million do away with of the Hughes Heart arrangement of labor park; and Wynn Resorts’ $336 million acquisition of land conclude to Vogue Conceal mall.

A passerby, who did not want to share her name, poses in front of Circus Circus on Sunday, June ...
A passerby, who did no longer desire to fragment her name, poses in entrance of Circus Circus on Sunday, June 7, 2020 in Las Vegas. Phil Ruffin obtained the hotel-casino and adjacent land in 2019 for $825 million. (Ellen Schmidt/Las Vegas Evaluate-Journal)

Company knowledge releases for such transactions incessantly express who is selling, who is procuring, and the sales mark. Furthermore, publicly traded companies such as MGM have described in securities filings how these deals are structured, outlining a pair of slight felony responsibility companies or other entities and the way in which property ownership changed into transferred from one to 1 other.

Nevertheless, deeds filed with Clark County automatically listing a sales mark of $0 or $N/A, and the identical for the transfer tax due, and in most cases account for the property changed into transferred from the proprietor to a subsidiary.

In no longer lower than one case, when Malaysia’s Genting Group purchased the unfinished Echelon resort discipline for $350 million from Boyd Gaming Corp., “None” changed into handwritten in the designated lines for sales mark, transfer tax price and transfer tax due.

In MGM’s sale of Bellagio, the deed reveals the sales mark, the transfer tax price and the transfer tax due all as $N/A. The seller listed on the deed is Bellagio LLC, the patron is BCore Paradise LLC, and the stated reason in the encourage of the tax exemption is, “Transfer from an entity to its wholly-owned subsidiary.”

To conduct the sale, MGM subsidiary Bellagio LLC formed the BCore entity and then transferred the Bellagio’s steady property into it, in line with securities filings.

Ownership in the original BCore entity changed into then transferred to a newly formed subsidiary of Blackstone, giving that firm the Bellagio.

A 3,933-room casino resort, Bellagio boasts standard water fountain reveals, restaurants such as Spago and Le Cirque, and a lavish botanical backyard.

In 2018, the yr ahead of it offered, Bellagio generated bigger than $405 million in running profits — by a long way the most that yr among MGM Resorts’ properties on the Strip, a securities submitting reveals.

For several other profitable transactions, Clark County records maintain no longer account for any deed recorded the least bit.

These consist of pension fund TIAA’s do away with of a 50 p.c stake in Vogue Conceal mall for $1.25 billion; Penn Nationwide Gaming’s do away with of the Tropicana for $360 million; and Residing Casinos’ do away with of the Palms for $312.5 million and its sale of the resort years later for $650 million.

TRANSFER TAX properties XXX 21 BT02 WEBCaesars Entertainment offered the Rio to Recent York investor Eric Birnbaum in 2019 for $516.3 million and leased it encourage. (Bizuayehu Tesfaye/Las Vegas Evaluate-Journal) @bizutesfaye

VIRGINHOTELS MAR31 18 033018pc 012 WEBVirgin Group founder Sir Richard Branson pops a champagne bottle at a press conference pronouncing the do away with of the Unprecedented Rock Hotel, March 30, 2018. (Patrick Connolly Las Vegas Evaluate-Journal @PConnPie)

Efforts to score comments from companies and others fascinated with the 2 dozen deals reported right here had been largely unsuccessful.

Some did no longer reply to requests for statement, and some had been unavailable, in line with representatives.

Residing equipped handiest an off-the-story response. Wynn stated it doesn’t have “any statement to provide” on its 38-acre land acquisition, and Dreamscape Companies, which obtained the Rio for $516.3 million and leased it encourage to Caesars Entertainment, stated it “does no longer have a statement today.”

Virgin Motels Las Vegas’ ownership, which obtained the worn Unprecedented Rock Hotel for around $500 million, declined to statement, as did Invesco True Property, which teamed as much as do away with luxurious mall Retail outlets at Crystals for $1.1 billion; TIAA; and Deutsche Bank, which offered The Cosmopolitan to Blackstone.

Station Casinos acquired the Palms resort in 2016 for $312.5 million and sold it in 2021 for $6 ...
Residing Casinos obtained the Palms resort in 2016 for $312.5 million and offered it in 2021 for $650 million. (Erik Verduzco/Las Vegas Evaluate-Journal) @Erik_Verduzco

OYO Motels & Homes, which obtained the worn Hooters Hotel in 2019, stated in an announcement that whereas it does no longer “account for particulars of our transactions, we desire to guarantee you that OYO is a administration led and board ruled, public ready firm constructed on a convention of accumulate governance and accountability.”

It added: “We are delighted with our marquee board and the feature it performs in guiding us on the run in opposition to enhance and profitability.”

OYO partnered with hotel firm Highgate to do away with the off-Strip property for a reported $135 million. No steady property transfer taxes had been generated from the sale, county records account for.

In the intervening time, efforts to talk with outdoors attorneys who work on excessive-profile casino sales had been unsuccessful.

Rebecca Miltenberger, a shareholder with Brownstein Hyatt Farber Schreck, represented Wynn in its $336 million land acquisition and Caesars in the sale-leaseback of the Rio, her laws firm bio says.

Miltenberger stated she changed into “no longer in a put to statement on this memoir.”

Angela Otto, one other shareholder at Brownstein, closes bigger than $1 billion in steady property and hospitality transactions every yr, in keeping along with her laws firm bio.

Amongst other deals outlined in her bio, she labored with MGM Resorts on a pair of transactions, including its sale-leaseback of Bellagio; its sale-leaseback of Aria and Vdara; and its sale of Circus Circus.

“If there’s a marquee venture going down in Las Vegas, the percentages are excessive that Angela Otto has a substantial feature in it,” her bio says. “Few attorneys in Nevada, or across the country, have more expertise managing the steady property formulation of tall-scale hospitality and gaming transactions.”

Otto, by a Brownstein handbook, declined to statement for this memoir.

Blackstone purchased the Hughes Center office park in Las Vegas in 2013 for $347 million. (Chas ...
Blackstone purchased the Hughes Heart arrangement of labor park in Las Vegas in 2013 for $347 million. (Hotfoot Stevens/Las Vegas Evaluate-Journal) @csstevensphoto

Dollar amounts

It’s unclear how grand tax revenue can even have been generated from the deals tracked for this document, as several concerned the do away with of a hotel-casino’s industry operations as neatly as its steady property.

True property, nevertheless, in general comprises the majority of a hotel’s price.

On common, it accounts for around 70 p.c of a hotel’s sales mark, stated Bernice Dowell, proprietor of Cynsur, an proper property tax firm in Virginia that specializes in the hospitality industry.

Additionally, deals that had been no longer integrated for this document consist of company buyouts fascinating a pair of hotel-casinos in Las Vegas; resort acquisitions that got right here by procuring debt on a property; and spinoffs in which casino chains transferred their steady property holdings into separate companies.

Total, Nevada generated $248.6 million in transfer taxes in the fiscal yr ended June 30, 2021, with $185 million coming from Clark County, in line with the Department of Taxation.

Amongst the funds composed statewide, nearly $134 million went to Nevada’s commonplace fund, $43.5 million went to the Clark County College District and $10.4 million changed into allotted for low-profits housing, inform knowledge reveals.

In the intervening time, there have been several steady property deals on or conclude to the Strip at some point soon of the last several years that resulted in transfer taxes paid.

These consist of developer Steve Witkoff’s $600 million do away with of the unfinished Fontainebleau hotel-casino venture, which generated a transfer-tax invoice of bigger than $3 million, and the Raiders’ $77.5 million do away with of their then-vacant stadium discipline, which produced bigger than $395,000 in transfer taxes, property records account for.

WYNNALONFOLLO DEC15 17bt01 WEBWynn Resorts obtained land conclude to Vogue Conceal mall, across from Wynn Las Vegas and Encore, for $336 million. (Bizuayehu Tesfaye Las Vegas Evaluate-Journal) @bizutesfaye

COSMOPOLITAN 060921 es 014 WEBBlackstone obtained The Cosmopolitan of Las Vegas for $1.73 billion in 2014. (Ellen Schmidt/Las Vegas Evaluate-Journal) @ellenschmidttt

Dowell, the steady property tax adviser, stated transfer taxes will also be “onerous” in some areas of the country, reaching 4 p.c to 6 p.c of the sales mark, when put next with 1 p.c to 2 p.c in other locations.

If a deal falls by, the vendor loses out on a pile of cash, and the patron loses out on a brand original revenue.

Dowell, for one, figures that in a hotel deal, in the event that they would possibly be able to’t support a long way flung from paying transfer taxes, that by myself wouldn’t abolish the sale.

As an alternative, she stated, “They’ll right pay it.”

The Evaluate-Journal is owned by the Adelson household, including Dr. Miriam Adelson, majority shareholder of Las Vegas Sands Corp., and Las Vegas Sands President and Chief Working Officer Patrick Dumont.

Contact Eli Segall at [email protected] or 702-383-0342. Be aware @eli_segall on Twitter.