Selling A Home In Nevada?
What You Should Know 

Selling a Home in Nevada – Easy Tips

Are you thinking about selling your home in Nevada? Whether you’re in Las Vegas, Henderson, North Las Vegas, or a smaller Nevada community, selling your home can feel overwhelming. We are on your team and will discuss the right price and terms strategies with you.

There are special circumstances, and we are proficient at all of them. Probate Sales, Estate Sales, Foreclosures-Short Sales, Nevada, divorces, construction issues, fixer-uppers, all require extremely experienced agents. If your house needs work, we can help with that, too. We make difficult situations smooth, too.

This outline will walk you through the most effective and easy tips for selling your Nevada home. A good real estate team like us helps you get the best price in the shortest amount of time. All while protecting you and your investment.

📍 Step 1: Understand the Nevada Housing Market

Before listing your property, get a feel for the local market conditions.

• In Las Vegas and Henderson, demand is strong for single-family homes, condos, and luxury properties.
• In rural Nevada towns, buyers may be looking for affordability, land, or investment potential.

👉Tip: Work with us. After 30+ years, we are top agents who know your neighborhood, real estate market trends, and pricing strategies.

🛠 Step 2: Prep Your Home for Sale

First impressions matter! A little preparation goes a long way.

• Deep clean every room.
• Declutter to make spaces feel bigger.
• Repairs – Fix leaky faucets, chipped paint, and small cosmetic issues.
• Curb appeal – Fresh landscaping or a new coat of paint can make your home stand out.

📱 Step 3: Invest in Professional Marketing

The majority of Nevada buyers start their home search online. Marketing is imperative. We provide:

• Professional photos and virtual tours attract more buyers.
• SEO-optimized listings and web pages. This helps your property appear in more searches. We also do extensive marketing locally, nationally, and internationally.
• Staging helps buyers envision themselves in the home. We help you make the best decisions.

💰 Step 4: Price it Right

One of the biggest mistakes sellers make is overpricing.

• Overpriced homes will sit on the market too long
• Correct pricing generates multiple offers
• Comparative Market Analysis (CMA) helps set a competitive asking price. We walk through your home and discuss possible ways to improve marketability

👩🏾‍🤝‍🧑🏼 Step 5: Work With a Skilled Realtor

As top knowledgeable Nevada real estate agents, we:

• Market your property locally, nationally, and internationally to the right buyers
• We discuss everything with you, you make decisions, and then we negotiate the offer terms in your best interest
• Professionally handle paperwork, follow-ups, and disclosures required by Nevada law

📙 Step 6: Understand Nevada’s Disclosure Laws

Nevada requires sellers to provide a Seller’s Real Property Disclosure Form.

• You must disclose known material defects. Write a book!
• Accuracy is the #1 goal on this form. It’s where lawsuits for non-disclosure are lost and won

🔑 Step 7: Makes Showings Easy for Buyers

Flexibility is key!

• Allow showings during evenings and weekends
• Keep your home “show-ready” at all times
• Consider hiring a weekly house cleaner – you need to live in your home, and showing a clean home is key to getting top-dollar offers and success.

💼 Step 8: Negotiate and Close Smoothly

Once offers come in:

• Review not just the price, but also contingencies, timelines, and financing
• Nevada escrows typically take 30–45 days.
• A strong real estate team like Kurt and Terri’s will ensure your closing is stress-free

🌟 Extra Tips for Selling Faster

• Clean Sells! A move-in-ready home sells faster
• Smart and energy-efficient featured homes sell faster (solar panels, smart thermostats, tech access, etc.).
• Proximity to amenities (schools, shopping, dining, entertainment).

💡 Is Now the Right Time to Sell

Nevada’s housing market remains strong, competitive, and still attractive to buyers. Homes for sale in master-planned communities in Las Vegas and Henderson are highly sought-after. If you want to maximize your home’s value, interview us! Now may be the perfect time to sell your home.

📣 Call to Action

Ready to sell your Nevada home with confidence? Connect with Kurt and Terri today to discuss strategies, our plan of action. We assure you’ll have a home-selling process that is smooth, stress-free, and profitable.

Call or Text Kurt and Terri Today!

702-750-7599

Links You May Want To Know:

Nevada Health Exchange

Clark County School District

Las Vegas – Clark County Public Library

Clark County Park Locator Tool

✅ What Are The Most Important Traits Of An Agent To Sell My House?

1. I’m going to say experience. I know if you have a friend new in the business, you want to use them, but they cannot protect you. We have sold over 1000 houses and have lots of life and business experience.
2. They need to be reachable. We answer our phones directly and never pass you off to an assistant. We think you deserve our personal attention. As a small team of 5, we consistently receive quality service awards.
3. You want an agent who cares. I care that you get the best possible deal and that I use my skills and knowledge to protect you. We eliminate as many loopholes as possible in every purchase agreement presented and follow up constantly.
4. You want an agent who bombards your property with buyer possibilities. We do old-school and state-of-the-art marketing and advertise locally, nationally, and internationally.

🧾  Do You Have To Pay Capital Gains When You Sell Your House In Nevada?

Whether or not you pay capital gains when you sell your house in Nevada is a national tax, not a state tax. A simple summary is that each person on title is allowed a capital gains exclusion of $250,000 for a residence they lived in for 2 out of the last 5 years. If you sell at 22 months of ownership, there may be capital gains taxes due.

Capital gains are the cost you paid for the property, minus down payment and closing costs. You can also deduct capital Improvements like landscaping, patios, pools, etc., but not maintenance. Save receipts! If your down payment came from another property, those capital gains are like a backpack, and they follow you. Again, save receipts!

❎  What Not To Do Before Selling A House?

Major cosmetic improvements – don’t replace a kitchen but fix a roof. If you spend $30,000 on your kitchen, or $100,000 on a backyard, you will not recoup the same value. There are exceptions. If your carpet is disgusting and smells, yes, replacing carpet would probably improve value. If you want an opinion, we can pop out and give you our opinion. Clean sells!

📄  What Can I Do With House Sale Proceeds To Avoid Capital Gains?

The number one thing to do is to take your exclusion of $250,000 a person and $500,000 a couple. You are not limited to the number of times you can take one. Also, you can buy an investment property with a 1031 Tax-Deferred Exchange. Proceeds go directly into the 1031 trust account; you have 30 days to identify the investment property, and 6 months to close escrow. We’ve facilitated many exchanges. Talk to us if you are considering one.

🗓️  What Is The Hardest Month To Sell A Home?

In Nevada, December and August are the most difficult. Many homes are sold to relocating home buyers from out of state. People don’t like to leave home before the holidays; they have too much to do. August temps seem to be 110 degrees-Ish. August is not a popular month to visit Las Vegas. We keep the AC on in our electric car while seeing homes and have air-conditioned seats. Our clients are happy; most aren’t. On the other hand, people looking for a home in December and August are motivated.

📑  Nevada Real Estate Disclosure Laws

Nevada has a Real Property Disclosure form that asks questions about the home and community. When you fill it out, keep in mind that these forms are what lawsuits are made of. If there is an illegal room addition, disclose it. If your HVAC is broken, disclose it. Add additional pages for details and always be informative.

📄  SRPD NEVADA

The above referenced Real Property Disclosure is the SRPD Nevada form. The most common mistakes when filling it out are to check NO instead of NA and for community features. You share your walls and do not own them outright unless you’re in a rural area. Whatever you do, be accurate and do not lie on this form. People probably don’t care that there was a fixed roof leak a year earlier, but they care if you lie.

We are here to help! Contact us with questions or appointments.

Kurt and Terri Grosse

Realty One Group

www.HomesForSale.Vegas

702-750-7599

1. Get Advice! You are spending your valuable time interviewing agents, so pump every one of them for information. Getting points of view from professionals can come in handy. As you show a Realtor your home, ask them to make suggestions about what you can do to increase your home’s value or if they have any staging suggestions.

2. Honest or Snake? When a Realtor is honest and helpful with you, they’ll be honest and helpful with you in the future. If a Realtor is in a hurry and acts like a jerk, they’ll be in a hurry and will be a jerk in the future. Is this agent overly aggressive or bashful? Are they afraid to speak up, or are they a giver and try to help you before they’re even hired?

This is a great way to form an opinion of the agent you are interviewing. Who you choose will be talking to you frequently in the coming months, so you should get along.

3. Price- After walking through the house, the next step is to talk about Price. Your “asking price” is not the “value.” Value is whatever price the buyer and seller agree to. Beware! No one can predict what your home will sell for, so don’t choose a Realtor according to the price they suggest! Some Realtors will suggest a higher list price- and that’ll sound great to you. Then they beat you up for a price reduction. We rarely suggest a price. You choose once you’ve seen the information that an appraiser will see.

They’ll get you to sign on the dotted line under false pretenses. I consider these agents to be “snake-like” and “not honest.” The bottom line is YOU choose the price. A Realtor works for you.

If you like one Realtor and the other one seems rather snake-like, choose the Realtor you like. After all, you don’t want a Realtor who lies to you. You can also choose to “test the market” at the higher price if that’s what you want to list it for.

Last month, 26% of home sellers in Las Vegas lowered their prices. When I see that, I assume they were testing the market. I also think that for some of those people, that additional time may not have been worth the money. You’ll have to decide what a “Fair Price” is.

Our pricing theory is to price your home correctly and fairly. The value of your home is not what the neighbor sold for or what you paid for it. If a buyer wants to close in a week and wants the seller out, they’ll pay more. If the seller has kids or someone sick in the home, they’ll take less to get showings over with quickly. “The value” of a home is not black and white. Testing the market may or may not get it sold in your desired time frame. Let’s strategize.

How Does A Real Estate Agent Work?

4. Plan of Action- See a Realtor’s Plan Of Action. Is it in writing? Can you fire them unconditionally if they don’t do what they say? Can you have that in writing? Do they talk about their company or themselves? Talking about the company means they are newer.

Decide if they are different and unique and if they actually “work.” You are paying someone a lot of money to market and sell your home. What makes them different than your neighbor? Are they proactive or reactive agents? Do they list your home and wait for an offer or do they actually market your house and look for a buyer?

EVERY company distributes its listings to various websites, so there are hundreds of website listings your house gets for free. What do they do differently? We market listings through Facebook ads and hundreds of local, national, and international magazines, blogs, and websites, providing maximum exposure. Do they do something special? The Board of Realtors sells its information, so your home ends up on the same number of websites, no matter who you use, unless they market additionally and smarter. Do they claim that “they put your listing on X number of websites?” like that’s special, and they actually spend time doing it?

Do they make a special website page for your home? Will they come to your house or send you offers on the computer? Are professional pictures and a video tour used? Where do they advertise? These things are important to get you the most exposure for your home.

The N.A.R. Ruling About The MLS

The new National Board of Realtors rule that started in August says commissions offered by a seller to a Buyer’s Broker cannot be put in the MLS. We make a web page of your house, titled as your address, and put the commission you are offering on it.

The link goes in the listing agent-to-agent comments. That’s our work-around. What’s theirs? Do they just wait for an offer to come in and see what commission the other agent asks for? By telling them X commission up front, they shouldn’t ask for more in an offer.

How Are Offers Treated?

5. Offers- When an offer comes in on your house, your real estate agent will get it by email. Most agents use online programs like DocuSign to send it over for you to read and sign. Do they call you and walk you through the contract and signing? We believe that you need to know and understand the contract – especially with a “first offer.”

Offers 2+ use the same form, so it becomes less important. Accommodating you is important. We let you choose a communication method – in-person, video chat, or phone calls to go over all offers.

Multiple offers can get confusing because every offer is different. There may be things that are as important to you as the offer price. Meeting in person, on video chat, or screen sharing. It becomes especially important with multiple offers to meet unless you are a computer guru. When interviewing, ask how an agent handles offers, and again, know that you are the boss.

Opening Escrow

6. Once an offer is accepted, the buyer’s agent will deliver the offer and earnest money check to a neutral third-party escrow company to handle paperwork and money. In Nevada, escrow and title are commonly the same company. We do not believe they can be neutral when they are selling a title insurance policy for possibly thousands of dollars.

Our company has opened its own escrow company to keep costs down and to have a separation between title and escrow. Their rates are the lowest, so we like to counter that whoever the buyer chooses to use is fine as long as your costs are equal to or less than ROC Title.

7. Inspections– Due Diligence is usually 10 days. This is when the buyer gets inspections and either accepts the findings, negotiates with the seller for repairs or cancels the transaction. You do not have to be there. Know that the buyer’s agent may or may not sit there for 2-3 hours while the inspection is done. We recommend that you minimize talking with the buyer’s agent, the buyer if they come, or the inspector. We only go if there might be a problem or are in a custom house. We request that the seller attend the inspection with a custom home or when you have unusual features in your home.

8. Homeowner’s Association Documents– Nevada Law says that the SELLER needs to provide the buyer with Homeowner Association Documents. We order them but the seller pays for them. Contract verbiage is that the package is to be ordered within 2 days of acceptance.

After sellers were being gouged, the 2019 Nevada Legislature limited the cost for these documents to $180. The associations have separate companies that handle these papers so now these companies charge a “Convenience Fee” of whatever they want- typically under $100 and a rush fee, and a Christmas Party fee. It’s ridiculous when they just email dosuments that were scanned years ago…. The problem with this is that most companies won’t quote a price without you ordering the documents.

Standard Out-Clauses When Selling A Home

9. Appraisal-  Appraisals are paid for by the buyer. There is an appraisal contingency period specified in the contract. If the appraised value comes in lower than the agreed-upon price, the agreed-upon price becomes negotiable again.

10.  Loan Approval– After the appraisal, inspections, and acceptance of association docs and CCR’s, we wait for the completion of the buyer’s loan documents and signing. We try to limit the “full loan approval” time period to around 14 days so that they can no longer get their earnest money back based on loan approval.

We make our counter-offers complicated in regards to loan approval but basically, we want full-loan approval at the same time as the contingency period ends. We do this because you should get their earnest money if they get fired or gamble away their down-payment. Does your agent give you a calendar with each contingency date noted?

Closing In Nevada

11. Signing of Documents– When selling a home in Nevada, we use escrow companies. They are neutral 3rd party companies who figure out the money, liens, title, and do the signings.

After Escrow figures the money out, we review the documents, and then you sign them. You have 2 choices.

1. We can go to escrow and meet a mobile notary, where you get copies of the documents right there.

2. They will send someone to your house or wherever you choose. Your documents will be mailed with the entire closing package. We try to be there with you in person or on the phone in case something comes up or you have questions.

12. Walk-thru- Before the buyer’s loan is funded and the title records the deed into the buyer’s name, they do a walk-thru. This is to verify that the property is in the same condition as it was when they offered to buy it. Hopefully, you will be ready to complete your move or will be moved when this happens. They should not get keys until the property legally belongs to them.

13. Wiring of Funds- Congratulations! Your funds will be wired to your bank account and will arrive with no hold on the money within 1 business day of closing. If you are doing a concurrent closing on another property, the escrow company can fund your purchase instead of wiring the money.

We are Certified Home Retention Counselors looking to get you the most equity out of your house. If the bank sells it for you, you might get some equity from the proceeds, but don’t count on any. Fees are excessive. We maximize the equity you walk away with. And usually, you can stay a bit longer if desired.

NOD and Foreclosure – If you are reading this, you are probably in default or foreclosure, or want to buy houses from people with an NOD who are in Foreclosure. Receiving a Notice of Default in Nevada means you have 90 days to contact the state for counseling and evaluation. Once those 90 days pass, you have 21 days to move or complete a sale. If you are underwater, we can apply for a Short Sale. However, since housing prices shot up in 2020-2024, most homeowners have equity.

We can list your house for sale at fair market value so you’ll get the most money in your pocket. Banks don’t want vacant houses, so you should be able to stay in your home for a few weeks longer if desired. After we list your house for a fair price, we’ll notify your bank and ask for a time extension. When there’s an acceptable offer on your house, we can also assist you in finding another place to live.

House Flippers and Investors

Do you remember Zillow and Open Door buying houses for fair market value in 2020-2021? They’d immediately resell them for a profit in bidding wars. Ultimately, they did go broke at some point. House Flippers operate differently these days. They offer 25% less than the fair-market value and then deduct for repairs for houses in default and foreclosure.

Most people in default or foreclosure just need a solution. We might be the solution, but know that house flippers definitely aren’t it!

We think your equity is yours, and you shouldn’t give it away. If you ultimately need a fast close, we can get fair investors to make offers to you. Right now, you should still have time to walk away with full pockets. Give us a call today, and let’s talk. 702-750-7599

If  You Are An Investor and would like to be added to our list of “Fair Investors,” please text us. We’d like to hear about your philosophy and purchase requirements. Thanks!