Nevada seller net sheet calculator

Nevada’s real property transfer tax is 0.39% in most counties, 0.51% in Clark County (Las Vegas) and 0.41% in Washoe County (Reno). The seller customarily pays it.

Nevada’s rules checked September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

County or city

Nevada: Real property transfer tax: 0.39% of the price, usually paid by the seller. Owner’s title is usually paid by the seller, though it varies.

Sale price

$

Mortgage payoff

$

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $196,244

43%keeps

Sale price$455,000
Commissions−$25,025
- Listing agent commission (3%)est.−$13,650
- Buyer’s agent compensation (2.5%)est.−$11,375
Loans and liens−$230,000
- Mortgage payoff−$230,000
Title and closing−$2,293
- Owner’s title insuranceest.−$1,593
- Settlement or escrow feeest.−$600
- Recording and release feesest.−$100
Taxes−$1,438
- Real property transfer tax−$1,775
- Property tax credit (prorated)est.+$337
Net to seller$196,244

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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A Nevada sale, worked out

The calculator opens on $455,000, about the median value of an owner-occupied home in Nevada ($455,500, 2024 Census estimate), with a $230,000 mortgage payoff as an example. Commissions are whatever the seller agrees, so they’re left out here.

Before commissions and the payoff, the seller’s costs come to about $3,731, or 0.82% of the price, for a closing on December 5, 2026. Nevada’s transfer tax on a $400,000 sale is the 17th highest of the 35 states and DC that have one.

Seller’s costs on $455,000, before commissions and the payoff
Owner’s title insuranceest.	−$1,593
Settlement or escrow feeest.	−$600
Recording and release feesest.	−$100
Real property transfer tax	−$1,775
Property tax credit (prorated)est.	+$337
Total	−$3,731

A “+” is a credit to the seller: taxes the seller already paid for days after closing.

The real property transfer tax and title at other prices

Real property transfer tax is 0.39% of the price, usually paid by the seller. The owner’s policy below is an estimate; your title company’s quote will differ. Who pays for it varies, so the calculator counts it for the seller; you can switch it.

Sale price	Whole real property transfer tax	Seller usually pays	Owner’s title policy
$250,000	$975	$975	$875est.
$500,000	$1,950	$1,950	$1,750est.
$750,000	$2,925	$2,925	$2,625est.
$1,000,000	$3,900	$3,900	$3,500est.
$2,000,000	$7,800	$7,800	$7,000est.

Counties or cities in Nevada can add a tax of their own. Add it under Other costs in the calculator.

Selling in Nevada: what to know

Real property transfer tax

Nevada’s real property transfer tax is $1.95 per $500 (0.39%) in most counties, rounded up to the next $500. Clark County charges $2.55 per $500 (0.51%), and Washoe and Churchill counties $2.05 per $500 (0.41%). The seller customarily pays it, though by law buyer and seller are both liable, so it can be negotiated.

Title insurance

The seller commonly pays for the owner’s policy in Clark County. In northern Nevada the practice differs and the policy is often negotiated or split.

Who runs the closing

Escrow and title companies close Nevada sales. An attorney isn’t required.

Property taxes

Nevada’s tax year runs July 1 to June 30. Bills go out in summer and are generally paid in four installments (August, October, January and March) during the year they cover, so they are paid ahead and prorated by fiscal year.

Local differences

Clark County (Las Vegas) 0.51%; Washoe County (Reno) and Churchill County 0.41%; all other counties 0.39%.

Nevada by county

Most of Nevada follows the rules above. These counties add a tax of their own, set a different rate or change who pays, and the calculator applies them when you pick one. Amounts are what the seller usually pays in transfer and deed taxes on $455,000, plus the owner’s title policy where the seller usually buys it.

Everywhere else in Nevada

The state’s rules, as above

$3,368

Clark County

Real property transfer tax 0.51%

$3,914 +$546 vs. elsewhere

Washoe County

Real property transfer tax 0.41%

$3,459 +$91 vs. elsewhere

Selling in Nevada: questions

How much is the transfer tax in Las Vegas?

Clark County charges $2.55 per $500 of value, or 0.51%. On a $400,000 sale that is $2,040.

Who pays transfer tax in Nevada?

The seller customarily pays Nevada’s transfer tax, but by law buyer and seller are jointly liable, so the contract can change it.

Who pays for title insurance in Nevada?

In Clark County the seller commonly pays for the owner’s policy. In northern Nevada it is often negotiated or split.

How much are seller closing costs in Nevada?

Leaving out commissions, which are whatever the seller agrees, and the loan payoff, a Nevada seller’s costs on a $455,000 sale come to about $3,731 with the calculator’s estimates and a December 5, 2026 closing: owner’s title insurance $1,593, settlement or escrow fee $600, recording and release fees $100, real property transfer tax $1,775, property tax credit (prorated) (a $337 credit). Put in your own numbers above for a closer figure.

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