Cost to Sell a House in Nevada: Closing Costs and Realtor Fees

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  Written by Steve Nicastro

Cost to sell in Nevada | Nevada realtor fees | Seller closing costs | How to save | Nevada closing cost calculator | FAQs

It costs an average of 6.04% to sell a home in Nevada, which includes Nevada realtor fees (5.02% of the sale price) and seller closing costs (1.0%).

Nevada home sellers pay an average of $24,213 to sell a home priced at $409,400 (the average Nevada home sale price), according to our data.  

Here’s a complete breakdown of the costs of selling a house in Nevada, including tips on how to save money on your sale, and a Nevada closing cost calculator to estimate your costs.

Keep in mind that these figures vary widely by market, and you can save big by using an agent-matching service to sell your home. For example, Clever Real Estate has negotiated a reduced listing commission of 1.5% – far lower than the average Nevada rate of 2.48%.

Cost to sell a house in Nevada

*Costs assume a sale price of $409,400. Numbers are rounded off and may not be 100% precise.

It’s less expensive to sell a house in Nevada compared to the national average. It costs homeowners 6.04% when factoring in realtor fees and closing costs.

That’s lower than the national average of 6.53%. However, Nevada has much higher home values compared to other states, so it’s technically more expensive to sell on a total cost basis.

For example, it costs Nevada homeowners an average of $24,213, about $5,000 more than the cost to sell nationwide of $21,202. 

Cost to sell in Nevada vs. neighboring states

Nevada’s average cost to sell as a percentage of a home sale price is 6.04%, on par with Arizona and Utah, and slightly higher than California. 

The cost to sell a home in California is 5.73%. But higher home values in California mean it costs far more to sell on a dollar basis.

What impacts my Nevada home sale costs? 

Your location

Nevada home values vary quite a bit across the state, so your total home sale costs may also vary. 

For example, home prices average $399,500 in Paradise, $455,000 in Las Vegas, and $1.22 million in Stateline, according to recent Redfin data.

How you find a realtor

While Nevada’s average total commission rate is 5.02%, rates may be higher or lower depending on what’s normal for your local market.

However, Nevada realtor fees aren’t fixed and are completely negotiable between sellers and listing agents. You may be able to negotiate a rate lower than what’s typical in your area or hire an agent-matching service to do the negotiating work for you. 

For example, Clever Real Estate makes it easy to save thousands in realtor fees, with no negotiating required on your end. Clever has pre-negotiated a 1.5% listing agent fee with agents in its network, much lower than the average Nevada listing agent commission rate of 2.48%. 

Optional costs

Nevada’s estimated total cost to sell of 6.04% doesn’t include potential costs to prepare your home for sale, including home staging and deep cleaning, which could add thousands more to your costs. 

How well you negotiate with buyers

Nevada closing costs are often split between the buyer and seller. Home sellers typically pay all realtor commissions, transfer fees, recording fees, and prorated property taxes.

Home sellers may also be on the hook for attorney fees, home preparation costs, homeowners association (HOA) fees, a mortgage payoff, and any concessions to the buyer.

Buyers usually cover other expenses, including home inspection costs, the lender appraisal, owner’s title insurance, and buyer closing costs for their mortgage.

Here’s a closer look at your potential home sale costs.

1. Nevada realtor fees (5.02%)

Nevada realtor fees cost sellers an average of 5.02% of the home’s sale price, deducted from the seller’s net proceeds at closing. 

The fee covers both the listing agent and the buyer’s agent. Commission as a total dollar amount depends primarily on your home’s value. 

Here’s what you might expect to pay in total realtor fees in several Nevada cities. 

Nevada realtor fee example

*Median sale prices as of July 2022 according to Realtor and Redfin data. Commission costs assume an average realtor commission of 5.02%. This table does not include other seller closing costs. 

Nevada realtor fees range from $15,000 to as high as $50,000 in several Nevada cities, making it your largest home sale expense.

How to save on Nevada realtor fees

Thankfully, there are several possible ways you can cut down your commission costs. 

Use a discount broker

A discount real estate broker is a company providing sellers with a reduced commission fee. The broker’s listing agents charge less than Nevada’s average rate, such as a 1% listing fee vs. the typical 2.5% to 3%. 

Selling at a higher price point leads to even bigger commission savings using a discount broker vs. finding a realtor through traditional sources, like through a family member or friend. 

For example, Clever offers listing fees of just $3,000 or 1.5%, compared to the average Nevada listing commission rate of 2.48%. That could save you $5,000 or more on your sale, depending on your home’s value. 

Agents that partner with these firms also provide all of the services you’d expect to receive from a traditional realtor. The service is free to try with no obligation, so it’s worth starting out here. 

» LEARN: The Best Discount Brokers for Every Budget

List your home without a realtor

You can avoid paying Nevada listing commissions entirely by selling without an agent. Expect to save 2.48% off of your home sale. 

However, the typical FSBO home sells for close to $60,000 less than agent-listed homes, according to data from the National Association of Realtors, so many sellers actually end up losing money instead of saving. 

Selling without an agent also requires a ton of your own time and effort, so keep this in mind when weighing your options. 

Sell to an iBuyer 

Selling a home traditionally on the public market often takes at least a month or two, from the point of listing your home to actually closing on your sale.  

If that’s not fast enough for you, selling to an iBuyer may be an option. These companies make near-instant cash offers and can buy homes in as fast as a week, and typically offer more money than home flippers or cash buyers. 

» LEARN: The Top 3 iBuyer Companies

Negotiate a lower rate

There are no law setting realtor fees in Nevada, so you can try to negotiate a lower rate with agents if you’d like to. 

However, negotiating commission on your own is often difficult, as not every agent is willing to negotiate. It may not work on lower-valued properties, as the agent wouldn’t earn enough commission to offset the lower rate. 

You also have more wiggle room to reduce the commission rate if you plan to buy a new home with the same agent that’s helping you sell, but there are no guarantees.

2. Seller closing costs in Nevada (1.0%)

Seller closing costs typically add another cost of 1.0% or more to the home’s final sale price, according to our data. 

Based on the average Nevada home value of $409,400, the typical home seller pays $3,661 in closing costs.

Nevada seller closing costs typically include reconveyance or satisfaction fees, document preparation fees, owner’s title insurance, recording fees, and prorated property taxes.

Other seller fees may include attorney fees, Homeowners Association (HOA) fees, property repairs, and mortgage payoff.

Nevada home buyers typically cover the cost of a home inspection, home appraisal, and loan origination fees, among other expenses. 

Title company fees 

Nevada home sellers generally use a title company to handle the closing, as no real estate attorney is required in the state. 

Title service and closing fees typically cost between $500 to $700, according to various local title agencies.

Title insurance

Nevada home sellers pay an average fee of $1,404 in owner’s title insurance, and the cost depends mainly on the home’s final sale price. This is slightly higher than the national average cost of $1,071.

Owner’s title insurance protects home buyers and sellers against any unforeseen legal issues with the home’s title caused by a previous owner, including delinquent property taxes or outstanding liens. 

Transfer taxes

The state of Nevada charges home sellers an average transfer tax rate of 0.39%, equal to $1,597, according to our data. This is lower than the national average cost of $1,467.

Nevada’s transfer tax rate is $1.95 for every $500 of home value sold, according to the State of Nevada Department of Taxation. 

Recording fees

Recording fees register the property’s transfer of ownership. 

Nevada home sellers face average recording fees of $15, well below the national average of $0. However, like other home sale expenses, recording fees vary by county. 

Prorated property taxes

Nevada tax bills are mailed to homeowners once per year. Home sellers are required to pay property taxes on the days they’ve owned their home in the calendar year. Taxes are prorated by the escrow officer at closing and split between the seller and buyer. 

We highly recommend consulting with a realtor, attorney, or title company for more details on prorated taxes.

3. Other potential costs

Attorney fees

Nevada home sellers are not required to hire a real estate attorney to handle the closing. Sellers tend to rely on title companies instead. 

However, it may be a good idea to have an attorney in your corner, especially if you have any questions about the transaction or your responsibilities as a seller.

Real estate attorneys review all of your contracts and legal documents and can protect you from potential issues that may arise during your sale. A good attorney can help you properly fill out a seller’s real property disclosure form, for example. 

» MORE: Do I Need a Lawyer to Sell My House?

Home preparation costs 

Preparing your home for sale could add thousands more to your total upfront costs.

For example, home staging costs an average of $1,722 nationwide, but could cost up to $3,000 or more depending mainly on the size of your home and the number of rooms furnished, according to HomeAdvisor. 

Other potential home prep costs include: 

• Professional deep cleaning ($300 – $500);
• Pre-listing repairs and improvements ($500 – $5,000);
• Landscaping ($100 – $500); 
• Pre-listing home appraisal ($400 – $600). 

Ask your realtor whether or not you need to pay for these optional costs. 

Homeowners association dues

You may owe homeowners association (HOA) dues if your property is located in an HOA community. 

HOAs usually collect dues on a monthly or annual basis. Sellers often need to cover a prorated amount of their annual membership dues at closing. 

In addition, your HOA may charge an HOA transfer fee in order to transfer homeownership records at closing. The seller usually pays this fee. Costs vary between communities but often range from $150 to $500 or more. 

Check with your agent, attorney, or HOA board for more information on what you might owe in HOA fees at closing. 

Nevada buyer’s closing costs

Home buyers may request that you make seller concessions, such as covering part of all of their closing costs, or asking for a credit to pay for other expenses. Here’s what a buyer might ask you to pay for. 

Home warranty

Nevada home buyers may ask sellers to pay for a 1-year home warranty, which offers some protection from high repair costs.

The annual premium for a home warranty in Nevada is $684, according to Review Home Warranties. 

Home inspection fees

Home buyers usually pay for their own home inspections, with a standard inspection costing between $300 to $500, according to NV Home Inspections. Some home buyers may request you to cover this cost, paid as a credit at closing. 

Home buyers may also request you to pay for a termite inspection, which costs anywhere from $75 to $150 in Nevada.

Capital gains tax

The IRS offers home sellers a tax break on capital gains from the sale of a primary residence. 

• Single homeowners can deduct up to $250,000 of gains, while married couples can deduct up to $500,000. 
• You must have occupied the property for at least two of the past five years to qualify. 
• You can also deduct certain repairs and improvements from your home’s cost basis. 

» LEARN: How to avoid capital gains on a home sale

Nevada closing cost calculator 

Our cost to sell calculator provides a rough estimate of what you might walk away with in your home sale, based on the average cost to sell data in Nevada. You can edit the numbers to reflect your expected home sale costs. 

Actual costs vary by market. For more accurate numbers, we recommend finding a local realtor to provide you with a free seller’s net sheet: a personalized document estimating your expected net proceeds. 

FAQs

Related articles

The True Costs of Selling a Home Revealed. What does it really cost to sell a house in the U.S.? See how Nevada compares to other states. Our guide explores all of the common expenses in a home sale, and how you can save thousands.

How to Find a Realtor. Find out how you can connect with a great real estate agent and save money in the process. We help you zero in on the best approach for your situation. 

How to Sell a House Without a Realtor in Nevada. For sale by owner (FSBO) could make sense if you already have a buyer lined up for your property, and you have the time to complete the transaction. Learn more about the pros and cons, and if it’s an option for you.  

Seller Net Sheet Guide. Learn how a net sheet can help you estimate your potential Nevada home sale proceeds, and how to get one from a realtor for free.