Sell your home · Las Vegas, Henderson & North Las Vegas
Sell your Las Vegas home on your terms.
A pre-market buyer pipeline, pricing built on evidence, and a licensed Nevada advisor who negotiates to closing. And the part nobody else offers: you choose how you pay.
Fact-checked against primary sources · September 26, 2026Transfer tax
$2.55 per $500
Clark County rate, about 0.51%
Seller disclosure
10 days
before conveyance · NRS 113.130
State capital-gains tax
None
Nevada has no personal income tax
Commission
Your choice
set in a written agreement
How it works
Four steps from “thinking about it” to closed.
Most brokerages list a home and wait. We start working your sale before the sign goes up.
- Pre-market pipeline
Before your listing is public we introduce it to active buyers already in our system — including California relocators through our Nevada Makes Sense brand and investors through 1031 Exchange Elite.
- Priced from evidence
Real comparable sales, current competition and an honest read of your home’s condition. No flattery pricing to win the listing.
- Full-spectrum launch
Professional photography, MLS syndication, targeted digital campaigns and buyer matching, coordinated as one launch.
- Negotiation to closing
Offers, counteroffers, inspection requests, appraisal issues and escrow deadlines — handled by a licensed Nevada advisor who answers the phone.
Your choice
You decide how you pay.
Real estate commissions have always been negotiable. We simply make that real: we offer sellers more than one way to work with us, and we walk you through each one — what you get and what it costs — at a free consultation. We do not publish rates, because the right structure depends on your home, your timeline and how much of the work you want to do.
Whatever you choose, it is spelled out in a written listing agreement before we market anything. Since October 1, 2025, Nevada law requires brokerage agreements to be in writing, and every Nevada licensee must also give you the state’s Duties Owed by a Nevada Real Estate Licensee disclosure so you know exactly who represents whom.
Clark County selling costs
What it costs to sell a house in Las Vegas.
Beyond brokerage compensation, these are the costs that show up on a typical Clark County seller’s settlement statement. Our net proceeds calculator is pre-loaded with them.
| Cost | What it is | Who pays |
|---|---|---|
| Real property transfer tax | $2.55 per $500 of value in Clark County — about 0.51% of the price. | By statute buyer and seller are jointly liable; in practice it is negotiated in the contract and often paid by the seller. |
| Mortgage payoff | Your remaining loan balance plus interest to the payoff date. | Seller |
| Title insurance and escrow | Owner’s title policy and the escrow/settlement fee charged by the title company. | Negotiated; allocation is set in the purchase contract. |
| HOA charges | Resale package, transfer and any unpaid assessments if the home is in an association. | Varies by association and contract. |
| Special Improvement District balance | Some neighborhoods carry SID assessments billed separately from property tax. | The remaining balance generally stays with the property and transfers to the buyer unless the contract says otherwise. |
| Prorated property tax | Taxes are split between buyer and seller as of the closing date. | Both, by proration |
| Repairs and credits | Anything you agree to fix or credit after inspection. | Seller, if agreed |
Transfer tax: Clark County Recorder; NRS 375.020, 375.023, 375.030. SIDs: Clark County Treasurer.
Disclosure
Nevada’s seller disclosure rules, in plain English.
- Most Nevada residential sellers must complete the Seller’s Real Property Disclosure form and deliver it at least 10 days before the property is conveyed. A buyer cannot waive it, and a seller cannot require a waiver. NRS 113.130
- If the form reveals a defect, or was never delivered, the buyer may rescind before conveyance with a written, notarized notice served within four working days. NRS 113.150
- After closing, a seller who knew of a defect and did not disclose it can be liable for three times the cost of repair, plus court costs and attorney’s fees. NRS 113.150
- Some transfers are exempt — for example certain foreclosures and transfers between co-owners or close relatives. Ask before you assume.
Disclose early and completely. It is the cheapest protection a seller has. Our brief on reconciling disclosures, permits and condition shows how buyers will check your work.
Taxes
Nevada has no state income tax — federal rules still apply.
Nevada’s constitution prohibits a personal income tax, so an individual selling a Nevada home owes no state capital-gains tax. Federal tax still applies. If the home was your principal residence, the federal home-sale exclusion can shelter up to $250,000 of gain ($500,000 for most married couples filing jointly) when the ownership and use tests are met.
Selling investment property instead? A 1031 exchange may defer the federal tax if you buy qualifying replacement property within the deadlines. Talk to a CPA before you list — timing decisions are hard to undo.
Special situations
Not every sale is a standard sale.
Owe more than it’s worth?
Short saleStart with our Short Sale & Foreclosure Help Center. Nevada’s deadlines are strict, and the options are better than most people are told.
Keep it as a rental instead?
Sell vs. holdBefore you decide, read verify the management plan and check the short-term rental rules for your jurisdiction.
Moving out of state?
RelocationWe coordinate sales for owners who have already moved, and our referral network can hand you off to a trusted agent where you are going.
Keep exploring
Selling in a specific neighborhood?
Straight answers
Frequently asked questions
How much does it cost to sell a house in Las Vegas?
Beyond brokerage compensation, expect the Clark County real property transfer tax of $2.55 per $500 of value (about 0.51%), title and escrow fees, your mortgage payoff, prorated property taxes, and any HOA or repair costs you agree to. Our net proceeds calculator estimates each line.
Who pays the transfer tax in Nevada?
Nevada law makes the buyer and seller jointly liable for the real property transfer tax. Who actually pays is negotiated in the purchase contract; in Clark County it is often the seller.
Do I have to disclose problems with my house in Nevada?
Yes, for most residential sales. Nevada requires the Seller’s Real Property Disclosure form at least 10 days before conveyance, and a buyer who learns of a disclosed defect can rescind within four working days. Hiding a known defect can cost triple the repair bill.
Is there a state capital-gains tax when I sell in Nevada?
No. Nevada does not tax personal income, so there is no state capital-gains tax for individuals. Federal capital-gains rules, including the home-sale exclusion for a principal residence, still apply.
Can I sell without paying a traditional commission?
Commissions are always negotiable. You Decide Realty offers sellers more than one structure and explains each one, with what it includes, at a free consultation. Whatever you choose is written into your listing agreement.
How fast can I sell?
That depends on price, condition and competition in your neighborhood, and the closing date is whatever the contract sets. We will show you current days-on-market for homes like yours at the consultation instead of quoting a generic number.
Free · No obligation
What is your home worth right now?
Tell us a little about the property. A licensed broker will prepare a pricing opinion from current comparable sales and walk you through every way you can sell — including what each one costs.
Prefer to talk now? Call 702-843-0044 and you will reach a licensed Nevada broker, not a call center.
Where this comes from
We do not publish a figure, a date, or a rule we have not traced to a source. Every fact on this page comes from one of these. Opinions are labelled as ours. Last verified September 26, 2026. See something out of date? Tell us and we will fix it.
- NRS 113.130 — Seller's Real Property Disclosure
- NRS 113.150 — buyer's remedies, rescission
- Clark County Recorder — RPTT rate ($2.55 per $500)
- NRS Chapter 375 — real property transfer tax (NRS 375.020, 375.023, 375.030)
- Clark County Treasurer — Understanding Special Improvement Districts
- Nevada Constitution Art. 10 §1(9) — no personal income tax
- IRS Publication 523 — Selling Your Home (home-sale exclusion)
- NRS Chapter 645 (as amended by AB 258, 2025) — brokerage agreements must be in writing
- Nevada Real Estate Division Form 525 — Duties Owed by a Nevada Real Estate Licensee
About this page. You Decide Realty LLC is a licensed Nevada real estate brokerage. This page is general information, not legal, tax, lending or financial advice, and reading it does not create an agency relationship. Rules, programs and figures change — confirm anything you plan to rely on with the governing agency, your lender, a Nevada-licensed attorney or a CPA. Neighborhood descriptions are for general orientation only; confirm a specific property’s jurisdiction, HOA, assessments and school assignment before you buy. We do not steer, and we follow the federal Fair Housing Act in every conversation.