Home equity · NRS 125.150 · Malmquist v. Malmquist

The Apportioner

Malmquist home-equity apportionment - the whole formula.

Splits a home’s equity between the community and separate estates under the modified- Moore time rule - and, unlike a bare acquisition calculator, handles capital improvements (reimbursed at cost, off the top) and the Marsden pre-marital-appreciation carve-out. Every figure is tied to Malmquist v. Malmquist, 106 Nev. 231 (1990); unsettled points are flagged for your judgment. The math runs in your browser and matter data stays in your client file - see matter files.

Matter

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AcquisitionContract purchase priceOriginal loan balance

Down payment - separateDown payment - community

Principal paid - separatePrincipal paid - community

Routine payments - separate (#)Routine payments - community (#)

Market value at division

The unpaid balance is apportioned by the number of ROUTINE monthly payments each estate made (Malmquist time rule); non-routine lump sums go in principal-paid. Exclude interest, taxes, and insurance - they are not capital (Moore, 28 Cal.3d at 372).

Capital improvements (optional)

Improvements - separate $Improvements - community $

Capital-improvement dollars only (exclude maintenance, tax, interest, insurance). Reimbursed at cost without interest, off the top, then the apportionment runs on the remaining value (Malmquist, 106 Nev. at 247-250).

Pre-marital appreciation (Marsden - optional)The home was owned before the marriage and appreciated beforehand - credit the pre-marital appreciation to the separate estate (Marsden carve-out).

In Nevada the Marsden carve-out is permissive dicta (Malmquist, 106 Nev. 231, 241 n.1), appropriate mainly when the bulk of appreciation predates the marriage. Elect it deliberately.

The community and separate interests appear here, with the full apportionment and the authority behind each step.